Mentana · 176 m² · Small villa

Small villa at auction in Via delle Molette 169, Mentana, 176 m²

Via delle Molette 169, Mentana (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

Small villa of 176 m² in Mentana: base price €167,693 (€953/m²).

Type	Small villa
Surface area	176 m²
Occupancy status	not stated in the notice: it is in the appraisal report
Auction round	2°
Deadline for offers	14/12/2026 at 23:59 · in 38 days
Auction date	15/12/2026 at 14:00
Minimum offer	€125,770
Deposit	10% of the price you offer
Minimum bid increment	€11,180
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. 129/2023 · Court of Tivoli
Viewings and information	Receiver: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it
Viewings and information	Sale delegate: Andrea Proietti · andrea.studioproietti@gmail.com

Offers by Monday 14/12/2026 at 23:59; auction Tuesday 15/12/2026; 2nd auction round.

This is not the first sale attempt: the previous attempts ended with no bids and the base price usually falls with each attempt (by how much is stated in the notice).

Read the text of the notice

From the notice: full (1/1) ownership of the property located at Via delle Molette no. 169, Mentana (RM), ground floor and basement, cadastral unit 2, consisting of: ground floor: living room with kitchenette, three bedrooms, one bathroom, hallway; residential basement: two bedrooms, two bathrooms, hallway, storage room, walk-in wardrobe, internal courtyard; non-residential basement: warehouse, storage room and under-stairs space; plus a porch of approximately 18 m²; for a total of approximately 176 m² (commercial surface area).

How to take part

Online offer digitally signed and sent via PEC on the Public Sales Portal. Minimum offer (offerta minima): €125,770.

Book the viewing through the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). For questions about the property, the contact is the receiver: IVG di Roma SRL · 0689569801. The appraisal report (perizia) is not among the Portal's attachments: ask the sale delegate (delegato alla vendita) or the court-appointed custodian (custode); it is free of charge.
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 Monday 14/12/2026 at 23:59.
Auction on Tuesday 15/12/2026 at 14:00: if you win the lot, payment of 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)

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: 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: €12,577 (10% of the minimum offer, as the notice requires) or €16,769 if you bid the base price
Registration tax (imposta di registro): €2,615 if first home (prima casa) (2%, minimum €1,000) or €11,419 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a company 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: 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
Indicative total budget starting from €125,770: approximately €129,385-€139,689
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €431 with a 70% mortgage (€88,039) over 25 years at 3.3%; you need about €41,346 in savings: the 30% not covered by the mortgage (the deposit paid is part of it, it 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: €220,000 – €325,600

OMI values for villas and detached houses, area “Espansione Residenziale - Villa Fiorita”, first half of 2026, normal condition, × 176 m².

What the works cost

Works	€/m²	Total for 176 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€35,200 – €70,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€70,400 – €140,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€123,200 – €228,800

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 €125,770 + taxes €11,419 + delegated professional €1,000 – €2,500	€138,189 – €139,689	€220,000 – €325,600OMI, normal condition	+€80,311 – +€187,411

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 September 2026€223,591
No bids (deserted)
15 December 2026€167,693
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 €125,770, with a minimum offer from €94,327. 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 Mentana (60 homes on a 4+4 open-market contract, 6.9 €/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€10,836

Gross income €14,592 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 Mentana ↗

Area value: in OMI area E1 “Espansione Residenziale - Villa Fiorita” (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,250 and €1,850 per m² of gross floor area. At the starting price it costs €953 per m²: 24% below the minimum of the area. For 176 m² the area range is worth between €220,000 and €325,600. Rents in the area: 5.8–8.5 €/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 Mentana: €22,328 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€679 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.