Guidonia Montecelio · 327.7 m² · Small villa

Small villa with cellar and garage at auction in Via Stella Polare 7/B, Guidonia Montecelio (locality Colleverde – Vena d'Oro), 327 m²

Via Stella Polare 7/B, Guidonia Montecelio (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

Small villa of 327 m² with cellar and garage of 50 m² in Guidonia Montecelio, locality Colleverde – Vena d'Oro: base price €365,678 (€1,116/m²), vacant (the notice says so).

Type	Small villa
Surface area	327 m²
Occupancy status	Vacant · from the notice
Deadline for offers	14/12/2026 at 23:59 · in 39 days
Auction date	15/12/2026 at 12:00
Minimum offer	€274,258
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 Tivoli)
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	R.G.E. 1/2024 · Court of Tivoli
Viewings and information	Sale delegate: Federico Betti · 3403465858 · avvocatobetti.consulenze@gmail.com
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers by Monday 14/12/2026 at 23:59; auction on Tuesday 15/12/2026.

Read the text of the notice

From the notice: Part of a semi-detached villa located in Guidonia Montecelio (RM), locality Colleverde – Vena D'Oro – Via Della Stella Polare no. 7/B, consisting of: basement floor, a living room with kitchenette and fireplace, a storage room, a bathroom and a cellar; ground floor, a large lounge, a kitchen, a bedroom, a bathroom, a porch; attic floor, three large bedrooms, two of which have a balcony, and a bathroom, for a total nominal surface area of 327.65 m².

How to take part

Online offer digitally signed via PEC on the Public Sales Portal. Minimum offer (offerta minima) €274,258.

Book the viewing via the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): IVG di Roma SRL · 0689569801. You can call 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 Monday 14/12/2026 at 23:59.
Auction on Tuesday 15/12/2026 at 12:00: 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 the viewing)

Data source: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the 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: 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

What you really need

Deposit (cauzione): €27,426 (10% of the minimum offer, as the notice requires) or €36,568 if you offer the base price
Registration tax (imposta di registro): €5,585 if first home (2%, minimum €1,000) or €24,783 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 natural person 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 €274,258: about €280,843–€301,541
Estimate starting from the minimum offer: monthly instalment of about €941 with a 70% mortgage (€191,981) over 25 years at 3.3%; about €88,862 of savings needed: the 30% not covered by the mortgage (the deposit paid is part of this 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: €573,388 – €851,890

OMI values for ville e villini, area “Marco Simone-Torlupara-Setteville-Albuccione”, first half of 2026, normal condition, × 328 m².

What the works cost

Works	€/m²	Total for 328 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€65,530 – €131,060
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€131,060 – €262,120
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€229,355 – €425,945

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 €274,258 + taxes €24,783 + delegated professional €1,000 – €2,500	€300,041 – €301,541	€573,388 – €851,890OMI, normal condition	+€271,846 – +€551,849

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

28 May 2026€487,570
Outcome not published
10 June 2026€34,650
Outcome not published · 93% lower than the previous attempt
15 December 2026€365,678
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 €274,258, with a minimum offer from €205,694. 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 Guidonia Montecelio (201 homes on a 4+4 open-market contract, 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€20,291

Gross income €27,324 a year. Yield on the total cost: gross 6.9%, net 5.1%. 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

Area value: in OMI area E6 “Marco Simone-Torlupara-Setteville-Albuccione” (suburbana), for ville e villini in normale condition, the Italian Revenue Agency gives between €1,750 and €2,600 per m² of lorda floor area. At the starting price it costs €1,116 per m²: 36% below the minimum of the area. For 327.7 m² the area range is worth between €573,388 and €851,890. Rents in the area: 7.5–11 €/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 Guidonia Montecelio: €24,075 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,480 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.