Velletri · 225 m² · Small villa

Villa with cellar and garage for auction in Via Malatesta 80, Velletri, 225 sqm

Via Malatesta 80, Velletri (Roma)

The photos are in the official noticeOpen the notice ↗

The appraisal report in brief

Occupancy and title
Single lot: the property is occupied by the owner-debtor and his family unit.
«L'immobile risulta attualmente occupato dal proprietario debitore e dal proprio nucleo familiare.»
Quote from the report (Italian), page 7 ↗
Planning and land-registry discrepancies
Single lot: the appraiser writes that there is no cadastral correspondence. The discrepancies concern the basement floor, where the cellar is divided into two rooms with an independent external access and the entrance staircase changes. The discrepancies must be regularised if compatible with the regulations, and then the cadastral update is carried out.
«Non sussiste corrispondenza catastale.»
Quote from the report (Italian), page 5 ↗
Unauthorised building works
Single lot: among the works not compliant with the building permit there is a small extension on the ground floor, less than 4% of the authorised surface area. The appraiser indicates that the discrepancies can be regularised with a late SCIA or a regularisation (sanatoria).
«Un piccolo ampliamento al piano terra, inferiore al 4% della superficie autorizzata»
Quote from the report (Italian), page 8 ↗
Unauthorised building works
Single lot: the appraiser writes that the property is not recorded as fit for occupation (agibile).
«L'immobile non risulta agibile.»
Quote from the report (Italian), page 8 ↗
Regularisation costs
Single lot: the appraiser estimates a lump sum of €3,000.00 for technical fees and sanctions to regularise the discrepancies.
«costo spese tecniche e sanzioni per la regolarizzazione delle difformità riscontrate»
Quote from the report (Italian), page 10 ↗
Regularisation costs
Single lot: the appraiser estimates a lump sum of €10,000.00 for upgrading the systems and regularising the discrepancies. The base price takes into account urban-planning regularisation costs of €13,000.00.
«costi per l’adeguamento degli impianti e per la regolarizzazione delle difformità riscontrate»
Quote from the report (Italian), page 10 ↗
Restrictions and easements
Single lot: the appraiser writes that there are constraints and condominium (building owners' association) charges linked to the common parts and to the artesian well. The debtor does not state the amounts or the related charges.
«il proprietario debitore non specifica i relativi importi e oneri.»
Quote from the report (Italian), page 9 ↗
Other
Single lot: the land on which the properties stand and which gives access to the public road is not attached (pignorato). According to the land registry extracts (visura catastale) it is registered to SOCIETA' EUCA SRL. The appraiser applies a 10% reduction for this access.
«non oggetto del presente pignoramento, che alla data della richiesta, risulta intestato alla SOCIETA' EUCA SRL.»
Quote from the report (Italian), page 11 ↗
State of repair
Single lot: the basement floor is in rough condition, i.e. it is not finished.
«Il piano seminterrato è al grezzo.»
Quote from the report (Italian), page 6 ↗
Systems (plumbing, electrical, heating)
Single lot: the appraiser writes that there is no declaration of conformity for the electrical system.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 8 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 14 of 14. Summary of 5 November 2026. Open the report ↗

The lot

225 sqm villa with cellar and garage in Velletri: base price €260,000 (€1,156/m²), occupied by the debtor (the notice says so).

Type	Small villa
Surface area	225 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	17/11/2026 at 23:59 · in 12 days
Auction date	18/11/2026 at 15:30
Minimum offer	€195,000
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 Velletri)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 84/2024 · Court of Velletri
Viewings and information	Sale delegate: Caterina Miccadei
Viewings and information	Court-appointed custodian: Istituto Vendite Giudiziarie di Roma · pvp@visiteivgroma.it

Offers by Tuesday 17/11/2026 at 23:59; auction Wednesday 18/11/2026.

Read the text of the notice

From the notice: Portion of a semi-detached villa, located in Velletri (RM) - Via Malatesta, 80, spread across the ground/raised floor, first floor and basement. The ground/raised floor and the first floor are for residential use, while the basement is for use as a cellar.

How to take part

Online bid digitally signed and submitted via certified email (PEC) on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima) €195,000.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must be made there (art. 560 c.p.c.). Court-appointed custodian: Istituto Vendite Giudiziarie di Roma · pvp@visiteivgroma.it. You can write to 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).
Submit the online offer on the Public Sales Portal by Tuesday 17/11/2026 at 23:59.
Auction on Wednesday 18/11/2026 at 15:30: 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 the viewing)

Source of data: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice prevails. 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
Occupied by the debtor: the court-appointed custodian handles the vacating on the judge's order; allow a few months before you can move in

What you really need

Deposit (cauzione): €19,500 (10% of the minimum offer, as the notice requires) or €26,000 if you offer the base price
Registration tax (imposta di registro): €4,000 if it is your first home (prima casa) (2%, minimum €1,000) or €17,650 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 it is much less. 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 €195,000: approximately €200,000-€215,150
Estimate starting from the minimum offer: monthly instalment of about €669 with a 70% mortgage (€136,500) over 25 years at 3.3%; about €63,500 of 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: €202,500 – €303,750

OMI values for villas and detached houses, area “Zona Espansione Agricola”, first half of 2026, normal condition, × 225 m².

What the works cost

Works	€/m²	Total for 225 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€45,000 – €90,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€90,000 – €180,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€157,500 – €292,500

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 €195,000 + taxes €17,650 + delegated professional €1,000 – €2,500	€213,650 – €215,150	€202,500 – €303,750OMI, normal condition	from −€12,650 to +€90,100

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

8 June 2026€125,250
Outcome not published
24 September 2026€94,000
Outcome not published · 25% lower than the previous attempt
18 November 2026€260,000
This sale
24 November 2026€70,500
Outcome not published · 73% 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 €195,000, with a minimum offer from €146,250. 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 Velletri (133 homes on a 4+4 open-market contract, 6.1 €/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€12,333

Gross income €16,608 a year. Yield on the total cost: gross 5.9%, net 4.4%. 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

Auctions in Velletri ↗

Area value: in OMI area E3 “Zona Espansione Agricola” (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €900 and €1,350 per m² of gross floor area. At the starting price it costs €1,156 per m², within the values of the area. For 225 m² the area range is worth between €202,500 and €303,750. Rents in the area: 3.5–5 €/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 Velletri: €22,743 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,052 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.