Cuggiono · 169 m² · Small villa

Villa with garage at auction in Via Sandro Pertini 13, Cuggiono, 169 m²

Via Sandro Pertini 13, Cuggiono (Milano)

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

The lot

Villa of 169 m² with a 26 m² garage in Cuggiono: base price €217,000 (€1,284/m²), occupied (the notice says so).

Type	Small villa
Surface area	169 m² + garage 26 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the notice
Deadline for offers	21/12/2026 at 13:00 · in 46 days
Auction date	22/12/2026 at 14:00
Minimum offer	€162,750
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€4,000
Type of sale	Court sale published on the Public Sales Portal (Court of Milan)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 1117/2025 · Court of Milan
Viewings and information	Sale delegate and court-appointed custodian (custode): Luca Perata · 0272010539 · l.perata@studiolegalecomaschi.it

Offers by Monday 21/12/2026 at 13:00; auction on Tuesday 22/12/2026.

Read the text of the notice

From the notice: villa, on 3 levels (T-1-S1) connected by an internal staircase, with a commercial area of about 169 m², plus garden and a large associated garage of about 26 m² commercial on the basement floor.

If this sale also ends with no bids, the judge can generally reduce the base price by up to a quarter: at the next attempt it could start from about €162,750, with a minimum offer from €122,062. 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 others.

How to take part

Online offer digitally signed via PEC on the Public Sales Portal. Minimum offer (offerta minima) €162,750.

Book a viewing via the Public Sales Portal, using the «Book viewing» button on the official listing: by law requests go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Luca Perata · 0272010539. You can call the custodian with questions about the property. Read the attached appraisal report (perizia).
Prepare PEC, digital signature, document and the bank transfer for the deposit (cauzione) (the percentage is in the notice, often 10%).
Submit the online offer via the Public Sales Portal by Monday 21/12/2026 at 13:00.
Auction on Tuesday 22/12/2026 at 14:00: 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: court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the official 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 paid by bank transfer before the auction: the percentage is set by the notice (often 10%, sometimes 20%), so check it before paying
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: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €3,355 if first home (prima casa) (2%, minimum €1,000) or €14,748 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if you are selling a business, VAT may apply: the notice will say so. If you are buying 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.
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 €162,750: approx. €167,105-€179,998
Estimate starting from the minimum offer: monthly instalment of about €558 with a 70% mortgage (€113,925) over 25 years at 3.3%; about €53,180 in 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 the fees; estimate with a 10% deposit
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: €177,450 – €219,700

OMI values for villas and detached houses, area “Centro Urbano”, first half of 2026, normal condition, × 169 m².

After a full renovation: €236,600 – €312,650

OMI values for the same area, excellent condition, × 169 m².

What the works cost

Works	€/m²	Total for 169 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€33,800 – €67,600
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€67,600 – €135,200
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€118,300 – €219,700

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 €162,750 + taxes €14,748 + delegated professional €1,000 – €2,500	€178,498 – €179,998	€177,450 – €219,700OMI, normal condition	from −€2,548 to +€41,202
Fully renovate and resellminimum offer €162,750 + taxes €14,748 + delegated professional €1,000 – €2,500 + works €118,300 – €219,700	€296,798 – €399,698	€236,600 – €312,650OMI, excellent condition	from −€163,098 to +€15,852

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

22 December 2026€217,000
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 €162,750, with a minimum offer from €122,063. 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 Cuggiono (72 homes on a 4+4 open-market contract, 6.4 €/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€9,615

Gross income €12,948 a year. Yield on the total cost: gross 5.5%, net 4.1%. 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 Cuggiono ↗

Area value: in OMI area B1 “Centro Urbano” (central), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,050 and €1,300 per m² of gross floor area. At the starting price it costs €1,284 per m², within the values of the area. For 169 m² the area range is worth between €177,450 and €219,700. Rents in the area: 4.3–6 €/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.
43,571 homes sold in the last 4 quarters (rest of the province, MI), 61% with a mortgage. In Q2 2026: −1% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Cuggiono: €28,513 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€878 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.