Zagarolo · 191 m² · Small villa

Small villa at auction in Via Colle Mozzo 25, Zagarolo, 191 m²

Via Colle Mozzo 25, Zagarolo (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

Small villa of 191 m² in Zagarolo: base price €244,771 (€1,282/m²), occupied.

Type	Small villa
Surface area	191 m²
Occupancy status	Occupied: who lives there and on what legal basis is stated in the appraisal report · from the Public Sales Portal
Deadline for offers	17/01/2027 at 23:59 · in 72 days
Auction date	18/01/2027 at 16:00
Minimum offer	€183,579
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€10,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Tivoli)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 44/2025 · Court of Tivoli
Viewings and information	Sale delegate: Marilena Pacchiarotti · 0623482846 · marilena.pacchiarotti@studiopacchiarotti.it
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers due by Sunday 17/01/2027 at 23:59; auction on Monday 18/01/2027.

Read the text of the notice

From the notice: 1/1 share of the ownership right on a residential building located in Zagarolo (RM) - via ColleMozzo 25, floor T-1.

If this sale also ends as an auction with no bids (asta deserta), the judge can as a rule cut the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €183,579, with a minimum offer (offerta minima) of €137,684. 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 via PEC on the Public Sales Portal. Minimum offer €183,579.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Custodian: IVG di Roma SRL · 0689569801. You can call the custodian with questions about the property. The appraisal report (perizia) is not among the Portal's attachments: ask the sale delegate or the custodian for it; it is free of charge.
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 Sunday 17/01/2027 at 23:59.
Auction on Monday 18/01/2027 at 16:00: if you win the lot, pay the balance within the terms of the notice and then the transfer decree.

The appraisal report is not published with the notice: before bidding, ask the sale delegate or the custodian for it (it is free of charge), or find it on the publicity websites listed in the official listing.

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)

Data source: judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice is what counts. Report an error or request the 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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored in

What you really need

Deposit: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax: €3,772 if it is your first home (prima casa) (2%, minimum €1,000) or €16,622 in other cases (9%, minimum €1,000), already including €100 for mortgage and cadastral taxes; if a business is sold, 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 lower. 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
Indicative total budget starting from €183,579: about €188,351–€202,701
Estimate starting from the minimum offer: monthly instalment of about €630 with a 70% mortgage (€128,505) over 25 years at 3.3%; about €59,846 of savings needed: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the tax and the 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: €181,450 – €257,850

OMI values for villas and detached houses, area “E7”, first half of 2026, normal condition, × 191 m².

What the works cost

Works	€/m²	Total for 191 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€38,200 – €76,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€76,400 – €152,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€133,700 – €248,300

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 €183,579 + taxes €16,622 + delegated professional €1,000 – €2,500	€201,201 – €202,701	€181,450 – €257,850OMI, normal condition	from −€21,251 to +€56,649

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

18 January 2027€244,771
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 €183,579, with a minimum offer from €137,684. 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 Zagarolo (56 homes on a 4+4 open-market contract, 5.9 €/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€10,016

Gross income €13,488 a year. Yield on the total cost: gross 5.1%, net 3.8%. 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 Zagarolo ↗

Area value: in OMI area E7 (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €950 and €1,350 per m² of gross floor area. At the starting price it costs €1,282 per m², within the values of the area. For 191 m² the area range is worth between €181,450 and €257,850. Rents in the area: 5–7 €/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 Zagarolo: €22,142 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€991 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.