Albano Laziale · 161.6 m² · Small villa

Small villa with garage box at auction in Via di Muro Bianco 31/A, Albano Laziale, 161 m²

Via di Muro Bianco 31/a, Albano Laziale (Roma)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Planning and land-registry discrepancies
Lot 1: the appraiser writes that the flat presents discrepancies on the basement floor, because the garage is separated from the staircase by a partition with a door, and in the study area there is a low dividing wall.
«Rispetto al progetto approvato, l’appartamento presenta alcune difformità al piano seminterrato.»
Quote from the report (Italian), page 4 ↗
Unauthorised building works
Lot 1: the basement spaces, designated as storage room, utility room and cellar, are used as a study, bedroom and bathroom, in breach of the original title.
«allo stato attuale, invece, gli spazi risultano utilizzati come studio, camera e bagno, in difformità rispetto al titolo edilizio originario.»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
Lot 1: the partition walls may be legitimised through a CILA regularisation and a cadastral update; the change of use is not considered in the valuation.
«Nella presente valutazione immobiliare non viene considerata la variazione delle destinazioni d’uso dei locali»
Quote from the report (Italian), page 5 ↗
Regularisation costs
Lot 1: the appraiser estimates the costs of legitimising the current state of the premises at €5,740.80, rounded up to €6,000, and deducts them from the value.
«Riassumendo si ha che il valore delle spese da sostenere è pari a: € 5.740,80 arrotondato ad € 6.000,00»
Quote from the report (Italian), page 12 ↗
Unauthorised building works
Lot 2: the regularisation for garage 11 from 1986 is 'in the process of completion' and concerns the partition walls and the use of the garage.
«Pratica in fase di completamento.»
Quote from the report (Italian), page 6 ↗
Regularisation costs
Lot 2: the appraiser estimates the costs to complete the regularisation at about 15%, equal to €5,700, and the valuation of the asset is based only on the potential rent.
«possono essere quantificati forfettariamente a circa il 15% e pertanto pari ad € 5.700,00»
Quote from the report (Italian), page 14 ↗
Planning and land-registry discrepancies
Lot 2: the regularisation of building works (sanatoria edilizia) for the property is being completed with the Comune di Ardea, aimed at regularising its urban planning status.
«Per l’immobile in oggetto è in corso di completamento la pratica di sanatoria edilizia presso il Comune di Ardea»
Quote from the report (Italian), page 14 ↗
Restrictions and easements
Lot 3: the land is subject to the P.A.I. constraint (Piano di Assetto Idrogeologico), and plot 462 also falls within the RS zone (Rispetto stradale).
«Inoltre, entrambi i terreni insistono in area soggetta a vincolo ai sensi del P.A.I. (Piano di Assetto Idrogeologico).»
Quote from the report (Italian), page 15 ↗
Restrictions and easements
Lot 4: the land is subject to several constraints, including landscape, archaeological, suburban park and hydrogeological constraints.
«ricade nel vincolo paesaggistico giusto D.M. del 29/08/59»
Quote from the report (Italian), page 17 ↗
Planning and land-registry discrepancies
Lot 4: zone C3 has not yet been approved by the Lazio Region, and the appraiser writes that it is currently not possible to build on the land.
«Tale variante al PRG, tuttavia, non risulta approvata definitivamente dalla Regione Lazio.»
Quote from the report (Italian), page 18 ↗
State of repair
Lot 4: the land is abandoned, without cultivation, with wild vegetation and access via an unpaved vehicular track in poor maintenance condition.
«Il terreno si presenta in stato di abbandono, privo di coltivazioni in atto»
Quote from the report (Italian), page 17 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 21 of 21. Summary of 5 November 2026. Open the report ↗

The lot

Small villa of 161 m² with garage in Albano Laziale: base price €350,000 (€2,166/m²), occupied (as the notice states).

Type	Small villa
Surface area	162 m² (from the appraisal report)
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the notice
Deadline for offers	16/11/2026 at 12:00 · in 11 days
Auction date	17/11/2026 at 10:00
Minimum offer	€350,000 (equal to the base price: this notice does not allow reduced offers)
Deposit	10% of the price you offer
Minimum bid increment	€5,000
Type of sale	Competitive sale in insolvency proceedings (Court of Velletri), published on the Public Sales Portal
Sale method	Mixed: you can make higher bids online or in person before the sale delegate
Proceedings	Judicial liquidation no. 60/2025 · Lot 1 · Court of Velletri
Viewings and information	Receiver: Paolo Pocaforza
Viewings and information	Court-appointed custodian: IVG di Roma SRL · 0683751500 · visite.fallimenti@ivgroma.it

Offers due by Monday 16/11/2026 at 12:00; auction on Tuesday 17/11/2026.

Read the text of the notice

From the notice: Lot 1: Full ownership of a small villa located in the Municipality of Albano Laziale (RM), at Via di Muro Bianco 31-31 A. 80, and of a garage located on the semi-basement floor of the villa.

How to take part

Irrevocable offer as set out in the terms and conditions, online on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP) or on the website of the sale operator. Minimum offer (offerta minima) €350,000.

This is a competitive sale run by the procedure's trustee: read the sale rules, which set out where and how the offer is to be submitted. To visit the property, contact the court-appointed custodian (custode): IVG di Roma SRL · 0683751500.
The irrevocable offer must be submitted as the notice requires, online on the Public Sales Portal or on the website of the sale operator by Monday 16/11/2026 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 a viewing)

Source of data: 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 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 normal sale; if the company in the proceedings is selling business assets, the sale may be subject to VAT (IVA): check the disciplinare
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: € 35,000 (10% of the base price, as the notice requires)
Registration tax (imposta di registro): € 7,100 if first home (prima casa) (2%, minimum €1,000) or € 31,600 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business 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: this is often much lower. 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 € 350,000: approximately € 358,100-€ 384,100
Estimate starting from the base price: monthly instalment of about €1,200 with a 70% mortgage (€245,000) over 25 years at 3.3%; about €113,100 in savings needed: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the registration 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: €290,880 – €420,160

OMI values for villas and detached houses, area “Semi-central area”, first half of 2026, normal condition, × 162 m².

What the works cost

Works	€/m²	Total for 162 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€32,320 – €64,640
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€64,640 – €129,280
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€113,120 – €210,080

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 €350,000 + taxes €31,600 + delegated professional €1,000 – €2,500	€382,600 – €384,100	€290,880 – €420,160OMI, normal condition	from −€93,220 to +€37,560

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

17 November 2026€350,000
This sale
17 December 2026€50,000
Outcome not published · 86% 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 €262,500, with a minimum offer from €196,875. 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 Albano Laziale (126 homes on a 4+4 open-market contract, 7.7 €/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€11,086

Gross income €14,928 a year. Yield on the total cost: gross 3.9%, net 2.9%. 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 Albano Laziale ↗

Area value: in OMI area C1 “Semi-central area”, for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,800 and €2,600 per m² of gross floor area. At the starting price it costs €2,166 per m², within the values of the area. For 161.6 m² the area range is worth between €290,880 and €420,160. Rents in the area: 6.8–10 €/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 Albano Laziale: €25,666 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,417 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.