Mezzago · 316 m² · Villa

Villa with cellar and garage for auction at Via dell'Acqua 11, Mezzago, 316 m²

Via dell'Acqua 11, Mezzago (Monza e della Brianza)

Photos published with the sale documents. The official notice prevails.

The lot

316 m² villa with cellar and garage in Mezzago: base price €330,750 (€1,047/m²), occupied by the debtor (as stated in the appraisal report).

Type	Villa
Surface area	316 m²
Occupancy status	Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report
Deadline for offers	15/12/2026 at 13:00 · in 40 days
Auction date	17/12/2026 at 16:00
Minimum offer	€248,062
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€2,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Monza)
Sale method	Synchronous online auction: live online bidding at a fixed time
Proceedings	R.G.E. 190/2023 · Court of Monza
Viewings and information	Sale delegate and court-appointed custodian (custode): Giuseppe Arena · 3284127502 · dott.arena.giuseppe@gmail.com

Offers by Tuesday 15/12/2026 at 13:00; auction on Thursday 17/12/2026.

Read the text of the notice

From the notice: Detached villa in Mezzago, Via Dell'Acqua 11, 316 m², 1/1 full ownership. Arranged over 3 levels: S1: cellar, laundry room, pantry, technical rooms and garage; PT (ground floor): living room, kitchen, 3 bedrooms, 2 bathrooms and garden; P1 (first floor): storage room, wardrobe and utility room.

If this auction also ends with no bids (asta deserta), the judge can normally reduce the base price by up to a quarter: at the next attempt it could start at around €248,062, with a minimum offer of €186,047. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the reduction is decided by the judge and in the meantime the lot may be awarded to someone else.

How to take part

Online offer digitally signed and sent via PEC (certified email) on the Public Sales Portal. Minimum offer €248,062.

Book the viewing through the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests go through there (art. 560 c.p.c.). Court-appointed custodian: Giuseppe Arena · 3284127502. You can call the custodian with questions about the property. Read the attached appraisal report.
Prepare PEC, digital signature, document and the bank transfer for the deposit (cauzione) (the percentage is in the notice, often 10%).
Submit the online offer on the Public Sales Portal by Tuesday 15/12/2026 at 13:00.
Auction on Thursday 17/12/2026 at 16:00: if you are awarded the lot, pay the balance within the terms of the notice and then the transfer decree.

The public appraisal report, with photos and the condition of the property, is free and is among the attachments to the notice: read it before making an offer.

Official documents

The documents remain on the servers of the seller: here you will only find the link.

Official listing on the Public Sales Portal (book the viewing)

Source of data: Court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice prevails. Report an error or request removal of this listing.

Costs and conditions to factor in

The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.

Deposit paid by bank transfer before the auction: the percentage is set by the notice (often 10%, sometimes 20%), so check it before paying
Balance of the price within the deadline set by the notice (at most 120 days from the award)
Registration tax or VAT as in a standard sale; plus the share of the sale delegate's fee for the transfer and the costs of registering the transfer decree
No commission to pay to the court or the seller. If you choose our assisted service, the fee is separate and we will tell you in writing before we start
Occupied by the debtor: the court-appointed custodian handles the vacating on the judge's order; allow a few months before you can move in

What you really need

Deposit: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €5,061 if first home (prima casa) (2%, minimum €1,000) or €22,426 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a company is selling, VAT may apply: the notice says so. If you buy as a private individual and the sale is not subject to VAT, you can ask for the tax to be calculated on the cadastral value instead of the price: this is often much less. Ask the sale delegate (delegato alla vendita) or the notary.
With the price-value (cadastral income (rendita catastale) of €1,208.51) the tax would be about €2,892 for a first home / €13,805 for a second home, always including mortgage and cadastral taxes: ask the sale delegate.
Share of the sale delegate's fee for the transfer (DM 227/2015), registration and change of ownership: approximately €1,000-€2,500
Indicative total budget starting from €248,062: approximately €254,124–€272,988
Estimate starting from the minimum offer: monthly instalment of about €851 with a 70% mortgage (€173,644) over 25 years at 3.3%; about €80,480 in savings needed: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the registration tax and fees; estimate with a 10% deposit
These are estimates based on the general rules, not a quote: the exact figure depends on the notice, your tax situation and the bank.

The investment figures

What it is worth on the market

As it is: €426,600 – €521,400

OMI values for villas and detached houses, area “Centro Urbano”, first half of 2026, normal condition, × 316 m².

After a full renovation: €537,200 – €600,400

OMI values for the same area, excellent condition, × 316 m².

What the works cost

Works	€/m²	Total for 316 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€63,200 – €126,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€126,400 – €252,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€221,200 – €410,800

Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.

The potential margin

Scenario	Total cost	Resale	Margin
Resell as it isminimum offer €248,062 + taxes €22,426 + delegated professional €1,000 – €2,500	€271,488 – €272,988	€426,600 – €521,400OMI, normal condition	+€153,612 – +€249,912
Fully renovate and resellminimum offer €248,062 + taxes €22,426 + delegated professional €1,000 – €2,500 + works €221,200 – €410,800	€492,688 – €683,788	€537,200 – €600,400OMI, excellent condition	from −€146,588 to +€107,712

Estimates based on local averages and typical costs, not an appraisal or a quote: the actual condition is stated in the appraisal report.

Excludes VAT on the works, designer, tax credits, sale costs (agency) and taxes on capital gains if you resell within 5 years.

History of the lot

17 December 2026€330,750
This sale

If this sale gets no bidders, the judge can lower the starting price by up to a quarter (art. 591 of the Code of Civil Procedure): the next attempt could start from about €248,063, with a minimum offer from €186,047. This is the maximum reduction, not a forecast.

Where it is

If you rent it out

Starting rents estimated from rental contracts registered in 2025 in Mezzago (28 homes on a 4+4 open-market contract, 6.5 €/m² a month on average). Change the numbers to run your own figures.

Monthly rent (€)Months without a tenant (% of the year)Flat-rate rental tax (%)Total cost: price, taxes, works (€)

Simulated net per year€18,402

Gross income €24,780 a year. Yield on the total cost: gross 6.9%, net 5.1%. The net figure deducts the months without a tenant and the flat-rate tax, before IMU property tax, condominium fees, maintenance and utilities.

Rents: Italian Revenue Agency – OMI, registered contracts. Total cost, vacancy, occupancy and fee are Colpo d’Asta estimates. A simulation, not a promise of return nor tax advice.

The market here

Auctions in Mezzago ↗

Area value: in OMI area B1 “Centro Urbano” (central), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,350 and €1,650 per m² of gross floor area. At the starting price it costs €1,047 per m²: 22% below the minimum of the area. For 316 m² the area range is worth between €426,600 and €521,400. Rents in the area: 4.6–6.1 €/m² a month.Italian Revenue Agency – OMI, values for the first half of 2026. These are average values for the area: they do not reflect actual condition, occupancy or unauthorised works, and at auction the price can rise above the starting price.
Average declared income in Mezzago: €26,067 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

Loan amount (€)Term (years)Assumed interest rate (%)

€1,339 a month

Starting point: a mortgage of 80% of the starting price, 25 years, at the average rate of new mortgages in Italy (3.6%, ECB 2026-09). French amortisation at a fixed rate, fees and insurance excluded. Your bank sets the real rate: this is not a credit offer.

We call you back for free about this property

An agent reads the notice and the appraisal with you and explains the steps to take part. No commitment: any professional services and their costs are agreed beforehand.

The official notice of sale prevails.