Rome · 317 m² · Small villa

Small villa with garage and cellar at auction in Via delle Case Rosse 43, Rome, 317 m²

Via delle Case Rosse 43, Roma

The photos are in the official noticeOpen the notice ↗

The lot

Small villa of 317 m² with garage and cellar in Rome: base price €345,000 (€1,088/m²).

Type	Small villa
Surface area	317 m²
Occupancy status	not stated in the notice: it is in the appraisal report
Auction round	1°
Deadline for offers	02/02/2027 at 23:59 · in 89 days
Auction date	03/02/2027 at 15:00
Minimum offer	€258,750
Deposit	10% of the price you offer
Minimum bid increment	€5,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Rome)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 612/2024 · Court of Rome
Viewings and information	Sale delegate: Romina Roma
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers due by Tuesday 02/02/2027 at 23:59; auction on Wednesday 03/02/2027.

Read the text of the notice

From the notice: Full ownership share of a standalone house with exclusive-use garden, Via delle Case Rosse no. 43, floors S1-T-1, developed over three levels connected by internal stairs: on the ground floor private garden for exclusive use, portico, living room, two bedrooms, hallway, storage room, kitchen, bathroom, balcony and stairs to the first floor and basement; on the first floor small lounge, kitchen, two bedrooms, hallway, bathroom, balcony and terrace; on the basement floor garage, cellar, WC and central heating room.

If this auction also receives no bids (asta deserta), the judge can normally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €258,750, with a minimum offer of €194,062. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the judge decides the reduction and in the meantime the lot may be awarded to others.

How to take part

Online bid digitally signed and sent by certified email (PEC) to the Public Sales Portal. Minimum offer €258,750.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Custodian: IVG di Roma SRL · 0689569801. You can call the custodian with questions about the property. The appraisal report (perizia) is not among the Portal's attachments: ask the sale delegate or the custodian for it; 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 bid on the Public Sales Portal by Tuesday 02/02/2027 at 23:59.
Auction on Wednesday 03/02/2027 at 15:00: if you win the lot, pay the balance within the time limits set by the notice and then the transfer decree (decreto di trasferimento).

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)

Data source: court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is what counts. 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: €25,875 (10% of the minimum offer, as the notice requires) or €34,500 if you bid the base price
Registration tax (imposta di registro): €5,275 if first home (prima casa) (2%, minimum €1,000) or €23,388 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 (valore catastale) rather than the price: often it is much lower. 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
Total indicative budget starting from €258,750: approx. €265,025–€284,638
Estimate starting from the minimum offer: monthly instalment of about €887 with a 70% mortgage (€181,125) over 25 years at 3.3%; about €83,900 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 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: €507,200 – €729,100

OMI values for ville e villini, area “Settecamini Case Rosse (Via delle Case Rosse)”, first half of 2026, normal condition, × 317 m².

What the works cost

Works	€/m²	Total for 317 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€63,400 – €126,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€126,800 – €253,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€221,900 – €412,100

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 €258,750 + taxes €23,388 + delegated professional €1,000 – €2,500	€283,138 – €284,638	€507,200 – €729,100OMI, normal condition	+€222,562 – +€445,962

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

3 February 2027€345,000
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 €258,750, with a minimum offer from €194,063. 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 Rome (10,818 homes on a 4+4 open-market contract, 13.5 €/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€38,184

Gross income €51,420 a year. Yield on the total cost: gross 13.7%, net 10.2%. 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 E23 “Settecamini Case Rosse (Via delle Case Rosse)” (suburbana), for ville e villini in normale condition, the Italian Revenue Agency gives between €1,600 and €2,300 per m² of lorda floor area. At the starting price it costs €1,088 per m²: 32% below the minimum of the area. For 317 m² the area range is worth between €507,200 and €729,100. Rents in the area: 6.5–8.8 €/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.
35,743 homes sold in the last 4 quarters (provincial capital, RM), 60% with a mortgage. In Q2 2026: 0% on a year earlier.Italian Revenue Agency – OMI, data up to Q2 2026.
Average declared income in Rome: €32,501 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,397 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.