Cerveteri · 182 m² · Small villa

Small villa with cellar and attic at auction in Via della Muracciola 4, Cerveteri, 182 m²

Via della Muracciola 4, Cerveteri (Roma)

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

The appraisal report in brief

Unauthorised building works
The appraiser finds building differences from the latest DIA: an external kitchen in the portico, a garage converted into a living-dining room with a water system, a bar corner, and an up-and-over door converted into a window.
«Realizzazione di cucina esterna;»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
The appraiser writes that the ground floor, intended as a residential dwelling, has a bedroom in place of the living room and the kitchenette removed.
«cambio di destinazione d’uso da soggiorno a camera da letto»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
The appraiser reports that access to the attic is through a ramp from the main staircase, whereas it should have been through an external spiral staircase from the ground floor.
«risulta accessibile da una rampa della scala principale»
Quote from the report (Italian), page 6 ↗
Planning and land-registry discrepancies
The appraiser did not receive from the Municipality the building permits submitted via CILA, nor the Fine Lavori (end-of-works statement) for the DIA, protocol no. 31846 of 11-08-2009.
«non sono stati forniti nè i titoli edilizi presentati tramite CILA né il Fine Lavori»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
The Municipality listed two building permits with the same protocol number 31486 of 11-08-2009, and the appraiser received only one.
«vi è esistenza di due titoli edilizi – DIA e CILA - con medesimo protocollo»
Quote from the report (Italian), page 6 ↗
Regularisation costs
The appraiser estimates the cost of restoring the state of the premises, including charges and technical fees, at €5,500.00, deducted from the market value.
«Costo ripristino stato dei luoghi»
Quote from the report (Italian), page 8 ↗
Planning and land-registry discrepancies
The appraiser indicates that the use of the rooms does not match the building permit and the cadastral floor plan, and that the municipal documentation is partly missing.
«Documentazione parzialmente mancante»
Quote from the report (Italian), page 2 ↗
Restrictions and easements
The appraiser reports that the property falls within Table A of the PTPR, agricultural landscape of significant value, and within the PAI seismic risk zone, subzone B3.
«Tavola A – Paesaggio agrario di rilevante valore – art. 24 NTA»
Quote from the report (Italian), page 5 ↗
Other
A 6 kW photovoltaic system is installed on the roof covering, for which a CILA dated 2010 is recorded, but whose supporting documents have not been provided.
«Sul manto di copertura è presente impianto fotovoltaico da 6 kw.»
Quote from the report (Italian), page 4 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 9 of 9. Summary of 5 November 2026. Open the report ↗

The lot

Villa of 182 m² with cellar and attic in Cerveteri: base price € 262,500 (€1,442/m²).

Type	Small villa
Surface area	182 m² cadastral (from the notice)
Occupancy status	not stated in the notice: it is in the appraisal report
Deadline for offers	12/11/2026 at 13:00 · in 7 days
Auction date	13/11/2026 at 12:00
Minimum offer	€ 262,500 (equal to the base price: this notice does not admit reduced offers)
Deposit	10% of the price you offer
Minimum bid increment	€10,000
Type of sale	Competitive sale in insolvency proceedings (Court of Civitavecchia), published on the Public Sales Portal
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	Judicial liquidation no. 15/2025 · Court of Civitavecchia
Viewings and information	Receiver: Daniele Luciani · info@studiolucianidaniele.it
Viewings and information	Sale manager: Gruppo Edicom SPA · 0415369911 · commissionario.edicom@pec.it

Offers by Thursday 12/11/2026 at 13:00; auction on Friday 13/11/2026.

Read the text of the notice

From the notice: Lot 1: Full ownership of a residential property consisting of a detached single-family villa with outbuildings, located in the Municipality of Cerveteri (RM), via della Muracciola no. 4, with exclusive courtyard attached. The property is arranged over several levels, as follows: ➢ basement: ancillary rooms (cellar and rooms currently used as living area); ➢ ground floor: main living unit consisting of living room, bedrooms and bathrooms; ➢ first floor (attic): ancillary room attua.

How to take part

Irrevocable offer in a sealed envelope to the notary named in the disciplinare by Thursday 12/11/2026 at 13:00: not online. Deposit (cauzione) and documents as the disciplinare requires. Minimum offer (offerta minima) €262,500.

This is a competitive sale managed by the trustee of the procedure (curatore): read the disciplinare, which sets out where and how the offer must be submitted. To view the property, contact the trustee: Daniele Luciani · info@studiolucianidaniele.it.
The irrevocable offer goes in a sealed envelope to the notary named in the disciplinare (by hand, by registered post or courier) by Thursday 12/11/2026 at 13:00.
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 the viewing)

Data source: judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is the authoritative version. 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: €26,250 (10% of the base price, as the notice requires)
Registration tax (imposta di registro): €5,350 if it is a first home (prima casa) (2%, minimum €1,000) or €23,725 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is being sold, 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 less. Ask the sale delegate (delegato alla vendita) 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 €262,500: about €268,850–€288,725
Estimate starting from the base price: monthly instalment of about €900 with a 70% mortgage (€183,750) over 25 years at 3.3%; you need about €85,100 in savings: 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
These are estimates based on the general rules, not a quote: the exact figure depends on the notice, your tax situation and the bank.

History of the lot

15 July 2026€350,000
No bids (deserted)
13 November 2026€262,500
This sale · 25% 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 €196,875, with a minimum offer from €147,656. This is the maximum reduction, not a forecast.

Where it is

Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.

If you rent it out

Starting rents estimated from rental contracts registered in 2025 in Cerveteri (73 homes on a 4+4 open-market contract, 7.6 €/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€12,369

Gross income €16,656 a year. Yield on the total cost: gross 5.8%, net 4.3%. 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 Cerveteri ↗

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 Cerveteri: €23,846 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,063 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.