Olevano Romano · 123 m² · Small villa

Small villa with land at auction in Via Roma, Località Torricelli, Olevano Romano, 123 m²

Via Roma Località Torricelli, Olevano Romano (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

Small villa of 123 m² with 128 m² of land in Olevano Romano, Località Torricelli: base price €160,000 (€1,301/m²), occupied.

Type	Small villa
Surface area	123 m² + 128 m² of land + 123 m²
Occupancy status	Occupied: who lives there and on what legal basis is stated in the appraisal report · from the Public Sales Portal
Deadline for offers	17/01/2027 at 23:59 · in 73 days
Auction date	18/01/2027 at 16:00
Minimum offer	€120,000
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€6,000
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. 127/2025 · Court of Tivoli
Viewings and information	Sale delegate: Lucrezia Rosati · 3393366430 · l.rosati@studiolegaleorlandi.net
Viewings and information	Custodian: IVG di Roma SRL · 0689569801 · pvp@visiteivgroma.it

Offers due by Sunday 17/01/2027 at 23:59; auction on Monday 18/01/2027.

Read the text of the notice

From the notice: 1/1 share of full ownership of a small house (Cat. A3), and two plots of land located in Olevano Romano (RM) - Località Torricelli, cadastrally Loc. CondottoSnc S1-T.

If this sale also has no bids (asta deserta), the judge can as a rule reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €120,000, with a minimum offer (offerta minima) of €90,000. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the reduction is decided by the judge and in the meantime the lot may be awarded to others.

How to take part

Online offer digitally signed and sent by PEC via the Public Sales Portal. Minimum offer (offerta minima) €120,000.

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, document and the bank transfer for the deposit (cauzione) (the percentage is in the notice, often 10%).
Submit the online offer on the Public Sales Portal by Sunday 17/01/2027 at 23:59.
Auction on Monday 18/01/2027 at 16:00: if you win the lot, pay the balance within the terms of the notice and then the transfer decree.

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)

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 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 paid by bank transfer before the auction: the percentage is set by the notice (often 10%, sometimes 20%), so check it before paying
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: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €2,500 if first home (prima casa) (2%, minimum €1,000) or €10,900 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is selling, VAT may apply: the notice says so. If you are buying 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 rather than the price: this is often 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
Indicative total budget starting from €120,000: about €123,500-€133,400
Estimate starting from the minimum offer: monthly instalment of about €412 with a 70% mortgage (€84,000) over 25 years at 3.3%; about €39,500 in savings are needed: the 30% not covered by the mortgage (the deposit paid forms part of it and is deducted from the price), the registration tax and the fees; estimate with a 10% deposit
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: €110,700 – €159,900

OMI values for villas and detached houses, area “Centro Abitato”, first half of 2026, normal condition, × 123 m².

What the works cost

Works	€/m²	Total for 123 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€24,600 – €49,200
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€49,200 – €98,400
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€86,100 – €159,900

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 €120,000 + taxes €10,900 + delegated professional €1,000 – €2,500	€131,900 – €133,400	€110,700 – €159,900OMI, normal condition	from −€22,700 to +€28,000

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

18 January 2027€160,000
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 €120,000, with a minimum offer from €90,000. 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 Olevano Romano (59 homes on a 4+4 open-market contract, 4.5 €/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€4,892

Gross income €6,588 a year. Yield on the total cost: gross 3.8%, net 2.8%. 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 Olevano Romano ↗

Area value: in OMI area B1 “Centro Abitato” (central), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €900 and €1,300 per m² of gross floor area. At the starting price it costs €1,301 per m²: 0% above the maximum of the area. For 123 m² the area range is worth between €110,700 and €159,900. 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 Olevano Romano: €21,779 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€648 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.