Valmontone · 102 m² · Small villa

Small villa at auction in Colle Santo Stefano 50, Valmontone, 102 m²

Colle Santo Stefano 50, Valmontone (Roma)

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

The appraisal report in brief

Planning and land-registry discrepancies
Single lot: the property was built without authorisation and the application for regularisation (sanatoria) has not yet been granted. The appraiser finds differences from the floor plans attached to the application, in particular for the closed veranda and a small added room.
«ma al momento della redazione della ctu la concessione non risulta ancora rilasciata»
Quote from the report (Italian), page 7 ↗
Planning and land-registry discrepancies
Single lot: the appraiser indicates that the amnesty floor plan shows the 10 m² veranda as closed and converted into a storage room, while a 5 m² room added to the living room is not shown.
«sempre nella planimetria allegata alla domanda di condono non è rappresentato il piccolo ambiente adiacente al soggiorno (mq 5,00)»
Quote from the report (Italian), page 3 ↗
Regularisation costs
Single lot: for regularisation the appraiser estimates total costs of €1,959.48, of which €670.00 for demolition and €1,289.48 for amnesty charges (condono).
«da cui spese totali per la regolarizzazione del bene: €1.959,48»
Quote from the report (Italian), page 7 ↗
Restrictions and easements
Single lot: the appraiser indicates the need to build a fence to separate the property from neighbouring properties, with an estimated cost of €3,732.79 already included in the valuation.
«Sarà inoltre necessario realizzare la recinzione per separare il bene dagli immobili confinanti.»
Quote from the report (Italian), page 9 ↗
Unauthorised building works
Single lot: the appraiser indicates that regularisation requires demolishing the wall enclosing the veranda and a small adjoining extension.
«Demolizione del piccolo ampliamento in adiacenza.»
Quote from the report (Italian), page 7 ↗
State of repair
Single lot: the appraiser describes the condition as good, with a recent renovation.
«l'immobile è in buono stato conservativo e l'ultimo accesso ha rilevato una recente ristrutturazione»
Quote from the report (Italian), page 5 ↗
Occupancy and title
Single lot: the occupancy status is not described in the appraisal report, which refers to the inspection record and the custodian's report.
«si veda verbale di sopralluogo e relazione del custode giudiziario»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 11 of 11. Summary of 5 November 2026. Open the report ↗

The lot

Small villa of 102 m² in Valmontone: base price €106,419 (€1,043/m²), occupied by the debtor (as stated in the notice).

Type	Small villa
Surface area	102 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	09/12/2026 at 23:59 · in 34 days
Auction date	10/12/2026 at 10:00
Minimum offer	€79,814
Deposit	10% of the price you offer
Minimum bid increment	€4,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 80/2008 · Court of Velletri
Viewings and information	Sale delegate: Marco Sepe · 068415073
Viewings and information	Court-appointed custodian: Consuelo Lattanzio · 069640243 · avvconsuelolattanzio@gmail.com

Offers by Wednesday 09/12/2026 at 23:59; auction Thursday 10/12/2026.

Read the text of the notice

From the notice: Via Colle Santo Stefano no. 50/C: small villa with exclusive access via a vehicle gate, comprising a large living room with kitchenette, two bedrooms, bathroom, storage room with a small storage space and a large hallway, for a total of approximately 102 m², with an attached exclusive pertinent area of approximately 285 m²; the whole bordering sub-units 504, 508, Via Colle Santo Stefano, among others.

How to take part

Online offer digitally signed and sent by certified email (PEC) via the Public Sales Portal. Minimum offer (offerta minima) €79,814.

Book a viewing through the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must be made through it (art. 560 c.p.c.). Court-appointed custodian (custode): Consuelo Lattanzio · 069640243. You can call the custodian with questions about the property. Read the attached appraisal report (perizia).
Prepare PEC, digital signature, ID document and the bank transfer for the deposit (10% of the price you offer, as the notice requires).
Submit your online offer on the Public Sales Portal by Wednesday 09/12/2026 at 23:59.
Auction on Thursday 10/12/2026 at 10:00: if you win 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 (PVP) (book the viewing)

Data source: court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is the binding reference. 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: 10% of the price offered (as the notice requires), paid by bank transfer before the auction
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: € 7,981 (10% of the minimum offer, as the notice requires) or € 10,642 if you offer the base price
Registration tax (imposta di registro): € 1,696 if first home (prima casa) (2%, minimum €1,000) or € 7,283 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is being sold, VAT may apply: the notice states this. 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 sale price: it is often much less. Ask the sale delegate (delegato alla vendita) or the notary.
Share of the sale delegate's fee for the transfer (DM 227/2015), registration and change of ownership: approximately €1,000-€2,500
Total indicative budget starting from € 79,814: about € 82,510–€ 89,597
Estimate starting from the minimum offer: monthly instalment of about € 274 with a 70% mortgage (€ 55,870) over 25 years at 3.3%; about € 26,640 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
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: €117,300 – €173,400

OMI values for villas and detached houses, area “Colle Sant’Upica-Colle Ventrano-Colle Vallerano”, first half of 2026, normal condition, × 102 m².

What the works cost

Works	€/m²	Total for 102 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€20,400 – €40,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€40,800 – €81,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€71,400 – €132,600

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 €79,814 + taxes €7,283 + delegated professional €1,000 – €2,500	€88,098 – €89,598	€117,300 – €173,400OMI, normal condition	+€27,702 – +€85,302

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.

For this area the Italian Revenue Agency does not publish the value of homes in excellent condition: the margin after the works cannot be estimated.

History of the lot

3 June 2024€189,189
Outcome not published
16 July 2026€141,892
No bids (deserted) · 25% lower than the previous attempt
10 December 2026€106,419
This sale · 25% lower than the previous attempt

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 €79,814, with a minimum offer from €59,861. 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 Valmontone (52 homes on a 4+4 open-market contract, 7.6 €/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€6,871

Gross income €9,252 a year. Yield on the total cost: gross 8%, net 5.9%. 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 Valmontone ↗

Area value: in OMI area D1 “Colle Sant`Upica-Colle Ventrano-Colle Vallerano” (outlying), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,150 and €1,700 per m² of gross floor area. At the starting price it costs €1,043 per m²: 9% below the minimum of the area. For 102 m² the area range is worth between €117,300 and €173,400. Rents in the area: 5–7.5 €/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.
20,092 homes sold in the last 4 quarters (rest of the province, RM), 51% with a mortgage. In Q2 2026: +5% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Valmontone: €21,586 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€431 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.