Velletri · 174 m² · Small villa

Villa for auction at Via Colle Ottone Alto 72, Velletri, 174 m²

Via Colle Ottone Alto 72, Velletri (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot. The property is occupied by the owner and her family. The appraiser does not indicate any title of occupation other than ownership.
«L'immobile risulta occupata dalla proprietaria e dal suo nucleo familiare.»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
Single lot. There is no cadastral correspondence: the basement room (garage, sub 524) has been joined to the dwelling (sub 510) through renovation works that were not authorised. The cadastral floor plan has not been updated.
«Non sussiste corrispondenza catastale.»
Quote from the report (Italian), page 5 ↗
Unauthorised building works
Single lot. The appraiser states that unauthorised renovation works have been carried out on the basement level, with the garage joined to the dwelling. According to the appraiser the works may be regularised by submitting an application to the Comune.
«al piano interrato sono stati eseguiti di lavori di ristrutturazione non autorizzati»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single lot. The appraiser states that the records do not contain the test certificate for the structural works or the certificate of habitability (certificato di agibilità). The property does not appear to be habitable.
«Agli atti della pratica edilizia non è stato trovato il collaudo delle opere strutturali e il certificato di agibilità»
Quote from the report (Italian), page 9 ↗
Restrictions and easements
Single lot. The area is subject to a landscape constraint and a seismic constraint. According to the appraiser the building potential is exhausted, and only maintenance and renovation works on the existing volumes are permitted.
«la potenzialità edificatoria dell'area risulta esaurita in quanto assorbita dai volumi esistenti»
Quote from the report (Italian), page 8 ↗
Systems (plumbing, electrical, heating)
Single lot. The appraiser states that no certificates of conformity were found for the systems. The declarations of conformity for the electrical, heating and water systems are also missing. The heating system was not working and had no maintenance logbook.
«Di detti impianti non sono stai rinvenuti i certificati di conformità.»
Quote from the report (Italian), page 6 ↗
Systems (plumbing, electrical, heating)
Single lot. During the inspection the heating system was found not working and without a maintenance logbook.
«l'impianto termico non era funzionante e sprovvisto del libretto di manutenzione»
Quote from the report (Italian), page 9 ↗
Regularisation costs
Single lot. The appraiser estimates the costs to regularise the works and update the land registry at about €10,000.00, which are deducted from the valuation. The base price (prezzo base) of the auction is €388,566.40.
«ha determinato in via presuntiva e forfettariamente in circa 10.000,00 euro l'importo complessivo dei costi»
Quote from the report (Italian), page 11 ↗
Other
Single lot. A voluntary mortgage on a loan of €130,000.00 and a transcription of a bankruptcy judgment are registered. The appraiser does not say whether these encumbrances will be cancelled.
«Importo: € 130.000,00»
Quote from the report (Italian), page 8 ↗
Other
Single lot. The appraiser states that the energy certificate (APE) will have to be prepared at the time of the transfer decree (decreto di trasferimento), because the energy certificate is missing.
«l'attestato delle prestazioni energetiche (APE) dovrà essere predisposto in sede di decreto di trasferimento»
Quote from the report (Italian), page 9 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 14 of 14. Summary of 5 November 2026. Open the report ↗

The lot

Villa of 174 m² in Velletri: base price €220,000 (€1,264/m²), occupied by the debtor (as the notice states).

Type	Small villa
Surface area	174 m² cadastral (from the notice)
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	01/12/2026 at 23:59 · in 26 days
Auction date	02/12/2026 at 10:00
Minimum offer	€165,000
Deposit	10% of the price you offer
Minimum bid increment	€11,000
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. 2768/2024 · Court of Velletri
Viewings and information	Sale delegate: Luigi Calvaruso · 069632281 · info@studiolegalecalvaruso.it

Offers due by Tuesday 01/12/2026 at 23:59; auction on Wednesday 02/12/2026.

Read the text of the notice

From the notice: Full ownership of the property unit located in Velletri with pedestrian and vehicular access from Via Colle Ottone Alto, 72, consisting of a portion of a multi-family villa comprising a flat spread over three floors connected by an internal staircase.

How to take part

Digitally signed online offer submitted via certified email (PEC) on the Public Sales Portal. Minimum offer €165,000.

Book a viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Prenota visita» button on the official listing: by law, requests must go through it (art. 560 c.p.c.). For questions about the property, the reference is the sale delegate: Luigi Calvaruso · 069632281. 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 the online offer on the Public Sales Portal by Tuesday 01/12/2026 at 23:59.
Auction on Wednesday 02/12/2026 at 10:00: if you are awarded the lot, pay the balance within the terms of the notice and then the transfer decree follows.

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)

Data source: court auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the official notice is authoritative. 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: 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: € 16,500 (10% of the minimum offer, as the notice requires) or € 22,000 if you offer the base price
Registration tax (imposta di registro): € 3,400 if it is a first home (prima casa) (2%, minimum €1,000) or € 14,950 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 will say 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.
With the price-value method (cadastral income €702.33) the tax would be about € 1,722 for a first home / € 8,064 for a second home, still 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 € 165,000: approximately €169,400-€182,450
Estimate based on the minimum offer: monthly instalment of about €566 with a 70% mortgage (€115,500) over 25 years at 3.3%; about €53,900 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 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: €156,600 – €226,200

OMI values for villas and detached houses, area “Espansione”, first half of 2026, normal condition, × 174 m².

What the works cost

Works	€/m²	Total for 174 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€34,800 – €69,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€69,600 – €139,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€121,800 – €226,200

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 €165,000 + taxes €14,950 + delegated professional €1,000 – €2,500	€180,950 – €182,450	€156,600 – €226,200OMI, normal condition	from −€25,850 to +€45,250

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

15 July 2026€292,000
Outcome not published
2 December 2026€220,000
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 €165,000, with a minimum offer from €123,750. 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 Velletri (133 homes on a 4+4 open-market contract, 6.1 €/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€9,535

Gross income €12,840 a year. Yield on the total cost: gross 5.4%, net 4%. 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 Velletri ↗

Area value: in OMI area E1 “Espansione” (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €900 and €1,300 per m² of gross floor area. At the starting price it costs €1,264 per m², within the values of the area. For 174 m² the area range is worth between €156,600 and €226,200. Rents in the area: 3.8–5.5 €/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 Velletri: €22,743 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€891 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.