Villasanta · 197.5 m² · Small villa

Small villa with garage at auction in Via Molino Sesto Giovine, Villasanta (hamlet of Villa Buttafava), 197 m²

Via Molino Sesto Giovine, Villasanta (Monza e della Brianza)

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

The lot

Small villa of 197 m² with garage in Villasanta, Villa Buttafava hamlet: base price €399,000 (€2,020/m²).

Type	Small villa
Surface area	197 m²
Occupancy status	not stated in the notice: it is in the appraisal report
Deadline for offers	21/11/2026 at 13:00 · in 16 days
Auction date	24/11/2026 at 15:00
Minimum offer	€299,500
Deposit	10% of the price you offer
Minimum bid increment	€2,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Monza)
Sale method	Synchronous online auction: live online bidding at a fixed time
Proceedings	R.G.E. 127/2023 · Court of Monza
Viewings and information	Sale delegate and custodian: Diletta Sarolli · 039322191 · diletta.sarolli@studiolegalesl.it

Offers by Saturday 21/11/2026 at 13:00; auction Tuesday 24/11/2026.

Read the text of the notice

From the notice: A) end-of-terrace house (1000/1000) in Villasanta, Via Molino Sesto Giovine no. 11, Villa Buttafava hamlet, commercial surface area of 197.50 m², on four floors in an upmarket building with concierge service: on the ground floor a living room and habitable kitchen, on the first floor two bedrooms, a dressing room and a bathroom, on the attic floor a large room and a laundry room/bathroom, the basement, connected to the garage, houses a large windowed den (taverna) with a bathroom and a storage room. The unit is completed by a planted garden for exclusive use of about 95 m², located on one side. Cadastral address: Via Molino Sesto Giovine 11.

How to take part

Online offer digitally signed and sent by certified email (PEC) via the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima): €299,500.

You can book the 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 there (art. 560 c.p.c.). Custodian: Diletta Sarolli · 039322191. 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).
Send the online offer through the Public Sales Portal by Saturday 21/11/2026 at 13:00.
Auction on Tuesday 24/11/2026 at 15:00: if you are awarded the lot, pay the balance within the terms set out in the notice, followed by 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 the viewing)

Data source: Court 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: 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: €29,950 (10% of the minimum offer, as the notice requires) or €39,900 if you offer the base price
Registration tax (imposta di registro): €6,090 if first home (2%, minimum €1,000) or €27,055 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 instead of the price: this is often much lower. Ask the sale delegate or the notary.
With the price-value (cadastral income €1,549.37), the tax would be around €3,679 for a first home / €17,670 for a second home, always 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 €299,500: about €306,590–€329,055
Estimate starting from the minimum offer: monthly instalment of about €1,027 with a 70% mortgage (€209,650) over 25 years at 3.3%; about €96,940 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: €266,625 – €355,500

OMI values for ville e villini, area “Periferia”, first half of 2026, normal condition, × 198 m².

After a full renovation: €365,375 – €454,250

OMI values for the same area, excellent condition, × 198 m².

What the works cost

Works	€/m²	Total for 198 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€39,500 – €79,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€79,000 – €158,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€138,250 – €256,750

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 €299,500 + taxes €27,055 + delegated professional €1,000 – €2,500	€327,555 – €329,055	€266,625 – €355,500OMI, normal condition	from −€62,430 to +€27,945
Fully renovate and resellminimum offer €299,500 + taxes €27,055 + delegated professional €1,000 – €2,500 + works €138,250 – €256,750	€465,805 – €585,805	€365,375 – €454,250OMI, excellent condition	−€220,430 – −€11,555

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.

History of the lot

4 June 2026€532,000
No bids (deserted)
24 November 2026€399,000
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 €299,250, with a minimum offer from €224,438. 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 Villasanta (120 homes on a 4+4 open-market contract, 9.8 €/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€17,216

Gross income €23,184 a year. Yield on the total cost: gross 5.3%, 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

Area value: in OMI area D1 “Periferia” (periferica), for ville e villini in normale condition, the Italian Revenue Agency gives between €1,350 and €1,800 per m² of lorda floor area. At the starting price it costs €2,020 per m²: 12% above the maximum of the area. For 197.5 m² the area range is worth between €266,625 and €355,500. Rents in the area: 5.4–7.1 €/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.
Average declared income in Villasanta: €33,535 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,615 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.