Monte Compatri · 76 m² · Small villa

Villa at auction in Via delle Carrareccie 52, Monte Compatri, 76 m²

Via delle Carrareccie 52, Monte Compatri (Roma)

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

The appraisal report in brief

Occupancy and title
Lot 2: the property is occupied by Sig.ra Casu Maria Rosaria, as the appraiser writes in the occupancy status section. The appraiser does not state the title of the occupancy.
«L'immobile oggetto di procedura è occupato dalla Sig.ra Casu Maria Rosaria.»
Quote from the report (Italian), page 4 ↗
Unauthorised building works
Lot 2: unit C is described by the appraiser as completely unauthorised and not regularisable; the amnesty application (condono) submitted in 2004 was refused by the Comune.
«tale domanda di condono veniva diniegata da parte dell'ufficio competente del Comune di Monte Compatri.»
Quote from the report (Italian), page 4 ↗
Unauthorised building works
Lot 2: for the portico of unit A there is a demolition order no. 32 of 2002, and the appraiser writes that the structure must be demolished.
«sussiste ingiunzione alla demolizione n.32 del 2002 prot. n°17792.»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
Lot 2: the appraiser writes that the portico section was built with timber piers and a plank roof, and that unit C is completely unauthorised and not regularisable.
«l'unità C completamente abusiva e non sanabile per i motivi sopra esposti.»
Quote from the report (Italian), page 7 ↗
Unauthorised building works
Lot 2: the appraiser states that the regularisation application for unit C cannot benefit from the 120 days after the award, because the grounds for the claim post-date the statutory deadline.
«non ci si può avvalere nei termini dei 120 gg successivi secondo il dettato dell’art.40 comma 6 Legge 47/85.»
Quote from the report (Italian), page 5 ↗
Restrictions and easements
Lot 2: the area is subject to a landscape constraint, and the appraiser writes that the amnesty law does not allow regularisation in the presence of this constraint.
«La zona è stata sottoposta a vincolo con il piano paesistico territoriale.»
Quote from the report (Italian), page 4 ↗
Regularisation costs
Lot 2: the appraiser estimates a reduced use value for unit C (€73,000) and for the portico (€574), and states the total value of the lot as €302,000, already reduced for the unauthorised part.
«TOTALE VALORE DEL LOTTO € 302.000,00 (diconsi euro trecentoduemila)»
Quote from the report (Italian), page 9 ↗
State of repair
Lot 2: the appraiser writes that the property has no guarantee against construction and hidden defects, and applies reductions of 6% for unit C and 4% for the portico.
«il bene è privo di garanzia di vizi costruttivi e occulti»
Quote from the report (Italian), page 8 ↗
Other
Lot 2: the appraiser writes that the unauthorised parts that cannot be regularised may be sold in the foreclosure stage, provided this is expressly stated in the notice of sale.
«tali immobili possono essere ugualmente venduti in fase esecutiva purché ciò sia espressamente dichiarato nell’avviso di vendita.»
Quote from the report (Italian), page 8 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 9 of 9. Summary of 5 November 2026. Open the report ↗

The lot

Small villa of 76 m² in Monte Compatri: base price €52,000 (€684/m²), occupied (as the appraisal report states).

Type	Small villa
Surface area	76 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the appraisal report
Deadline for offers	17/11/2026 at 23:59 · in 12 days
Auction date	18/11/2026 at 10:00
Minimum offer	€39,000
Deposit	10% of the price you offer
Minimum bid increment	€2,600
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. 887/2011 · Lot 2 · Court of Velletri
Viewings and information	Sale delegate: Valentina Mancini · 0697609999 · infocustodie@gmail.com

Offers by Tuesday 17/11/2026 at 23:59; auction Wednesday 18/11/2026.

Read the text of the notice

From the notice: Two-family building located in Monte Compatri (RM), Via delle Carrareccie no. 52, formerly no. 2, consisting of 3 property units. With an attached common courtyard.

If this sale also receives no bids, as a rule the judge may reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €39,000, with a minimum offer (offerta minima) of €29,250. 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 on the Public Sales Portal. Minimum offer €39,000.

Book a viewing through the Public Sales Portal (Portale Vendite Pubbliche), using the «Prenota visita» button on the official listing: by law, requests go through there (art. 560 c.p.c.). For questions about the property, the contact is the sale delegate (delegato alla vendita): Valentina Mancini · 0697609999. 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 17/11/2026 at 23:59.
Auction on Wednesday 18/11/2026 at 10:00: 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 a viewing)

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

What you really need

Deposit: €3,900 (10% of the minimum offer, as the notice requires) or €5,200 if you offer the base price
Registration tax (imposta di registro): €1,100 if first home (2%, minimum €1,000) or €3,610 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 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 rather than the price: often it is 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
Total indicative budget starting from €39,000: about €41,100–€45,110
Estimate starting from the minimum offer: monthly instalment of about €134 with a mortgage at 70% (€27,300) over 25 years at 3.3%; you will need around €13,800 in savings: the 30% not covered by the mortgage (the deposit paid forms part of it and is deducted from the price), the tax and the 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: €91,200 – €136,800

OMI values for villas and detached houses, area “Casale Pallacci-San Silvestro-Vallone-Molara-Colle Mattia”, first half of 2026, normal condition, × 76 m².

What the works cost

Works	€/m²	Total for 76 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€15,200 – €30,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€30,400 – €60,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€53,200 – €98,800

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 €39,000 + taxes €3,610 + delegated professional €1,000 – €2,500	€43,610 – €45,110	€91,200 – €136,800OMI, normal condition	+€46,090 – +€93,190

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 November 2026€52,000
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 €39,000, with a minimum offer from €29,250. 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 Monte Compatri (55 homes on a 4+4 open-market contract, 7.9 €/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€5,365

Gross income €7,224 a year. Yield on the total cost: gross 12.7%, net 9.4%. 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 Monte Compatri ↗

Area value: in OMI area D1 “Casale Pallacci-San Silvestro-Vallone-Molara-Colle Mattia” (outlying), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,200 and €1,800 per m² of gross floor area. At the starting price it costs €684 per m²: 43% below the minimum of the area. For 76 m² the area range is worth between €91,200 and €136,800. 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 Monte Compatri: €23,361 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€210 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.