Forano · 205 m² · Small villa

Small villa at auction in Via San Lucia 16, Forano, 205 m²

Via San Lucia 16, Forano (Rieti)

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

The appraisal report in brief

Occupancy and title
Lot 1: the Court has declared the lease ineffective against the bankruptcy and ordered the defendant to vacate the property, free of persons and things, with compensation of €400.00 per month from 22 January 2016 until actual release.
«rilascio del predetto immobile, libero da persone e cose, in favore del»
Quote from the report (Italian), page 1 ↗
Unauthorised building works
Lot 1: the front portion of the car box, about 11 m², is not legitimised because the access to the box extends about 2.70 m beyond the cadastral plan. The appraiser has not taken this area into account in the valuation.
«risulta avanzato rispetto alla planimetria catastale di circa 2.70 m.»
Quote from the report (Italian), page 3 ↗
Planning and land-registry discrepancies
Lot 1: the land registry extract (visura catastale) shows the address VIA ROMA SNC, while the appraisal describes the property at Via Santa Lucia no. 11 (the number 16 also appears in the text). The appraiser does not explain this difference.
«VIA ROMA SNC piano: S1-S2-T-1;»
Quote from the report (Italian), page 17 ↗
Occupancy and title
Lot 1: the appraiser indicates a value of €160,000.00 in the case of letting, with a 20% reduction, because the bankruptcy won at first instance but the appeal judgment is still pending.
«è ancora pendente il giudizio di Appello»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 17 of 17. Summary of 5 November 2026. Open the report ↗

The lot

Villa unit of 205 m² in Forano: base price €128,000 (€624/m²).

Type	Small villa
Surface area	205 m²
Occupancy status	not stated in the notice: it is in the appraisal report
Deadline for offers	03/12/2026 at 12:00 · in 28 days
Auction date	04/12/2026 at 12:00
Minimum offer	€128,000 (equal to the base price: this notice does not allow reduced offers)
Deposit	10% of the price you offer
Minimum bid increment	€2,000
Type of sale	Competitive sale in insolvency proceedings (Court of Rome), published on the Public Sales Portal
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	Bankruptcy no. 603/2014 · Lot 1 · Court of Rome
Viewings and information	Trustee: Matilde Galmarini · 063720601 · matildegalmarini@ordineavvocatiroma.org
Viewings and information	Sale manager: Gruppo Edicom SPA · 0415369911 · info@doauction.com

Offers by Thursday 03/12/2026 at 12:00; auction on Friday 04/12/2026.

Read the text of the notice

From the notice: Lot 1: 100% of the ownership right over a portion of a villa located in Forano (RI) at Via Santa Lucia no. 16 (formerly Via Roma snc). The property is laid out over four levels (S2, S1, T and 1), consisting of six and a half cadastral rooms with an attached garden for exclusive use, total cadastral surface area 205 m², excluding uncovered areas of 180 m². Sale by competitive bidding, online via the portal.

How to take part

Irrevocable offer in a sealed envelope to the notary named in the tender specifications (disciplinare) by Thursday 03/12/2026 at 12:00: it cannot be made online. Deposit (cauzione) and documents as required by the tender specifications. Minimum offer (offerta minima) €128,000.

This is a competitive sale managed by the bankruptcy trustee: read the tender specifications, which set out where and how the offer must be delivered. To view the property, contact the trustee: Matilde Galmarini · 063720601.
The irrevocable offer goes in a sealed envelope to the notary named in the tender specifications (by hand, by registered post or by courier) by Thursday 03/12/2026 at 12:00.
If you are awarded the lot (aggiudicazione), you pay the balance within the deadlines set out in the disciplinare and sign the notarial deed (rogito) with the notary; mortgages and seizures are then cancelled by decree of the delegated judge.

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 (cauzione): 10% of the offered price, as set out in the sale rules
Balance payable under the disciplinare terms
Notary's fee for the notarial deed, payable by the buyer
Registration tax as in a property sale; if the bankrupt party is a company, the sale may be subject to VAT: check the sale rules
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

What you really need

Deposit: €12,800 (10% of the base price, as the notice requires)
Registration tax (imposta di registro): €2,660 if it is a first home (prima casa) (2%, minimum €1,000) or €11,620 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a company is selling, 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: often much less. Ask the sale delegate or the notary.
Notary's fee for the notarial deed (payable by the buyer), transcription and change of ownership: approximately €1,000-€2,500, more for higher amounts
Indicative total budget starting from €128,000: about €131,660-€142,120
Estimate based on the base price: monthly instalment of about €439 with a mortgage at 70% (€89,600) over 25 years at 3.3%; about €42,060 of savings needed: the 30% not covered by the mortgage (the deposit paid is part of this 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.

History of the lot

11 June 2026€200,000
No bids (deserted)
30 September 2026€160,000
Outcome not published · 20% lower than the previous attempt
4 December 2026€128,000
This sale · 20% 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 €96,000, with a minimum offer from €72,000. This is the maximum reduction, not a forecast.

Where it is

Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.

If you rent it out

Starting rents estimated from rental contracts registered in 2025 in Forano (42 homes on a 4+4 open-market contract, 5.4 €/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€9,865

Gross income €13,284 a year. Yield on the total cost: gross 9.5%, net 7.1%. 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 Forano ↗

1,442 homes sold in the last 4 quarters (rest of the province, RI), 22% with a mortgage. In Q2 2026: −13% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Forano: €20,337 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€518 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.