Velletri · 172.8 m² · Small villa

Small villa with land at auction in Via Redina Pennacchi 72, Velletri, 172 m²

Via Redina Pennacchi 72, Velletri (Roma)

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

The appraisal report in brief

Unauthorised building works
Single Lot. The building was built in breach of the 1966 licence, and in 1983 and 1993 further unauthorised extension works were carried out, regularised with regularisation permits (permessi in sanatoria) no. 193/2004 and no. 204/2004.
«Il fabbricato veniva sin da subito realizzato in difformità dal predetto titolo edilizio.»
Quote from the report (Italian), page 18 ↗
Planning and land-registry discrepancies
Single Lot. The appraiser could not find the building file at the Municipality and obtained a copy from the enforcement debtor. For the land, the cadastral crop (reed bed) does not match the actual crop (olive grove), and the appraiser made a crop variation.
«E'emersa purtroppo la non ritrovabilità della pratica edilizia.»
Quote from the report (Italian), page 10 ↗
Occupancy and title
Single Lot. The villa and the land are occupied by the enforcement debtor and family. The appraiser does not know whether the 9 previous instalments of the debt owed to the seller were paid, because the enforcement debtor did not cooperate.
«non si hanno conoscenze sull'avvenuto pagamento delle 9 rate precedenti»
Quote from the report (Italian), page 12 ↗
Occupancy and title
Single Lot. In 1993 the sale provided for a reservation of title clause (patto di riservato dominio) registered in favour of the seller; the appraiser writes that the annotation is still not cancelled.
«Tale annotamento risulta negli atti successivi all'interno del ventennio non ancora cancellato.»
Quote from the report (Italian), page 10 ↗
Restrictions and easements
Single Lot. Water comes from an artesian well on an area shared with other buildings, managed by the Consorzio Idrico Rioli Sud, which the buyer must join.
«Dal punto di vista pratico si registra un vincolo riguerdante l'approvvigionamento idrico del fabbricato»
Quote from the report (Italian), page 19 ↗
Restrictions and easements
Single Lot. The land has no direct access from a road or an inter-farm track: it can only be reached through the courtyard of the building.
«il terreno risulta privo di accesso diretto sia da pubblica via che da strada interpoderale»
Quote from the report (Italian), page 19 ↗
State of repair
Single Lot. The appraiser reports a disused swimming pool with no maintenance and slight rising damp on the basement level.
«Al piano seminterrato si è rilevata la presenza di una leggera umidità di risalita.»
Quote from the report (Italian), page 11 ↗
Regularisation costs
Single Lot. The appraiser was unable to verify the condominium millesimal shares because there is no administrator; it did not quantify regularisation costs. The lot includes a buildable plot with an index of 0.04 m²/m², but the appraiser did not value it as buildable.
«Non si evidenziano formalità, vincoli od oneri gravanti sul bene che resteranno a carico dell'acquirente»
Quote from the report (Italian), page 15 ↗
Other
Single Lot. A mortgage and a seizure remain registered on the asset, which the appraiser indicates are to be cancelled; no encumbrances remain that will be borne by the buyer.
«Per quanto riguarda le formalità che saranno cancellate e quindi non opponibili all'acquirente troviamo l'ipoteca sull'abitazione ed il pignoramento esecutivo.»
Quote from the report (Italian), page 15 ↗
Systems (plumbing, electrical, heating)
Single Lot. The appraiser did not find the energy performance certificate (APE): he prepared it himself.
«Non esiste il certificato energetico dell'immobile / APE.»
Quote from the report (Italian), page 18 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 23 of 26: the rest of the report was not read. Summary of 5 November 2026. Open the report ↗

The lot

Small villa of 172 m² with 930 m² of land in Velletri: base price €105,000 (€608/m²), occupied by the debtor (as stated in the appraisal report).

Type	Small villa
Surface area	172 m² + land 930 m²
Occupancy status	Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report
Deadline for offers	11/01/2027 at 23:59 · in 67 days
Auction date	12/01/2027 at 10:30
Minimum offer	€78,750
Deposit	10% of the price you offer
Minimum bid increment	€5,300
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. 411/2016 · Court of Velletri
Viewings and information	Sale delegate and custodian: Valentina Carafa · 0696142539 · valentinacarafa@libero.it

Offers due by Monday 11/01/2027 at 23:59; auction Tuesday 12/01/2027.

Read the text of the notice

From the notice: Detached house for residential use spread over two levels, namely a basement floor and a ground floor, with an external area used as a building courtyard and land of essentially agricultural use adjacent to the building courtyard.

How to take part

Online bid digitally signed and sent by certified email (PEC) to the Public Sales Portal. Minimum offer (offerta minima) €78,750.

You can book the viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Prenota visita» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Custodian: Valentina Carafa · 0696142539. 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 11/01/2027 at 23:59.
Auction on Tuesday 12/01/2027 at 10:30: 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: 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: 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: €7,875 (10% of the minimum offer, as the notice requires) or €10,500 if you bid the base price
Registration tax (imposta di registro): €1,675 if first home (prima casa) (2%, minimum €1,000) or €7,188 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.
With the price-value (cadastral income €553.90), the tax would be about €1,380 for a first home / €6,381 for a second home, always including mortgage and cadastral taxes: ask the sale delegate.
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 €78,750: approx. €81,425–€88,438
Estimate starting from the minimum offer: monthly instalment of about €270 with a 70% mortgage (€55,125) over 25 years at 3.3%; about €26,300 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: €164,122 – €241,864

OMI values for villas and detached houses, area “Zona Extra Urbana”, first half of 2026, normal condition, × 173 m².

What the works cost

Works	€/m²	Total for 173 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€34,552 – €69,104
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€69,104 – €138,208
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€120,932 – €224,588

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 €78,750 + taxes €7,188 + delegated professional €1,000 – €2,500	€86,938 – €88,438	€164,122 – €241,864OMI, normal condition	+€75,684 – +€154,926

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

17 April 2026€185,250
No bids (deserted)
24 September 2026€140,000
No bids (deserted) · 24% lower than the previous attempt
12 January 2027€105,000
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 €78,750, with a minimum offer from €59,063. 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 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€9,464

Gross income €12,744 a year. Yield on the total cost: gross 11.1%, net 8.3%. 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 Velletri ↗

Area value: in OMI area E2 “Zona Extra Urbana” (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €950 and €1,400 per m² of gross floor area. At the starting price it costs €608 per m²: 36% below the minimum of the area. For 172.8 m² the area range is worth between €164,122 and €241,864. Rents in the area: 3.8–5.5 €/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 (%)

€425 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.