Ardea · 78.8 m² · Apartment

Apartment at auction in Via Capri 7, Ardea, 78 m²

Via Capri 7, Ardea (Roma)

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

The appraisal report in brief

Occupancy and title
Single Lot: the property is inhabited by the current occupant with their family. The appraisal report (perizia) does not indicate the occupancy title or any lease contracts.
«che vi abita insieme al proprio nucleo familiare e che ha consentito l'accesso senza creare ostacoli di sorta»
Quote from the report (Italian), page 4 ↗
Occupancy and title
Single Lot: the appraisal report states that the occupancy status of the property is not on file.
«Non risulta agli atti lo stato di occupazione dell'immobile.»
Quote from the report (Italian), page 8 ↗
Planning and land-registry discrepancies
Single Lot: the appraiser writes that there is no floor plan correspondence between the cadastral floor plan and the actual state, due to internal and external alterations (partition walls and porch extension). Regularisation with Pregeo and DocFa has not yet been carried out.
«Non sussiste corrispondenza catastale.»
Quote from the report (Italian), page 7 ↗
Unauthorised building works
Single Lot: the appraiser writes that the Comune has not yet provided the building permit file, so it is not possible to report on urban planning compliance. In the appraiser's view, some works were carried out unlawfully.
«Considerata la situazione urbanistica del bene che presenta opere da considerarsi realizzate abusivamente»
Quote from the report (Italian), page 12 ↗
Planning and land-registry discrepancies
Single Lot: the appraiser writes that it is not possible to express a judgement on the urban planning regularity of the building and the unit.
«al momento non è possibile rispondere al quesito e formulare un giudizio sulla regolarità urbanistica dell'edificio»
Quote from the report (Italian), page 10 ↗
Regularisation costs
Single Lot: the appraiser applies a reduction of €15,000 for urban planning regularisation costs, which brings the final value to €111,064 and the base price to €111,000.
«Oneri di regolarizzazione urbanistica 15000,00 € Valore finale di stima: € 111.064,00»
Quote from the report (Italian), page 12 ↗
Restrictions and easements
Single Lot: the land is burdened by a private civic use in favour of the citizens of Ardea, whose liquidation and freeing (affrancazione) was resolved but never completed.
«Il terreno sul quale e' stato edificato l'immobile in oggetto è gravato da uso civico privato»
Quote from the report (Italian), page 8 ↗
Occupancy and title
Single Lot: one of the judgment debtors has died; the appraiser writes that a succession declaration and a cadastral transfer are required, and that the share would pass to the spouse and the son.
«dovrà essere effettuata la prescritta denuncia di successione»
Quote from the report (Italian), page 5 ↗
Systems (plumbing, electrical, heating)
Single Lot: the appraiser writes that the energy certificate (APE) and the conformity declarations for the electrical, heating and water systems are missing.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 10 ↗
State of repair
Single Lot: the appraiser reports traces of dampness in the bedrooms and unfinished work in the bathroom, so maintenance work is required.
«Si evidenziano però alcune tracce di umidità nelle camere d a letto»
Quote from the report (Italian), page 8 ↗
Other
Single Lot: the appraiser writes that the Comune of Ardea has not provided information on the outcome of the search for the building file, nor on the existence of amnesty applications.
«il Comune di Ardea non ha fornito alcuna informazione sull'esito della ricerca»
Quote from the report (Italian), page 10 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 15 of 15. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 78 m² in Ardea: base price €83,250 (€1,057/m²), occupied by the debtor (the notice says so).

Type	Apartment
Surface area	78 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	09/12/2026 at 23:59 · in 34 days
Auction date	10/12/2026 at 09:30
Minimum offer	€62,438
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. 191/2018 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Manuela Comandini · 3477903864 · avv.manuelacomandini@gmail.com

Offers by Wednesday 09/12/2026 at 23:59; auction Thursday 10/12/2026.

Read the text of the notice

From the notice: Dwelling made up of a living/dining room with kitchenette, hallway, bedroom, small bedroom and bathroom, 78.79 m².

How to take part

Online offer digitally signed and sent by certified email (PEC) via the Public Sales Portal (Portale Vendite Pubbliche). Minimum offer (offerta minima): €62,438.

Book the viewing via the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Manuela Comandini · 3477903864. 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 your online offer on the Public Sales Portal by Wednesday 09/12/2026 at 23:59.
Auction Thursday 10/12/2026 at 09:30: if you win 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: Court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is the authoritative source. 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: 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: €6,244 (10% of the minimum offer, as the notice requires) or €8,325 if you offer the base price
Registration tax (imposta di registro): €1,349 if it is a first home (prima casa; 2%, minimum €1,000) or €5,719 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes. If a company 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 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 €62,438: about €64,786-€70,656
Estimate based on the minimum offer: monthly instalment of about €214 with a mortgage covering 70% (€43,706) over 25 years at 3.3%; you need about €21,080 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.

The investment figures

What it is worth on the market

As it is: €98,488 – €141,822

OMI values for standard homes, area “Nuova Florida (Via Livorno)”, first half of 2026, normal condition, × 79 m².

What the works cost

Works	€/m²	Total for 79 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€15,758 – €31,516
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€31,516 – €63,032
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€55,153 – €102,427

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 €62,438 + taxes €5,719 + delegated professional €1,000 – €2,500	€69,157 – €70,657	€98,488 – €141,822OMI, normal condition	+€27,831 – +€72,665

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

16 July 2026€111,000
No bids (deserted)
10 December 2026€83,250
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 €62,438, with a minimum offer from €46,828. 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 Ardea (159 homes on a 4+4 open-market contract, 6.5 €/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€4,563

Gross income €6,144 a year. Yield on the total cost: gross 6.8%, net 5%. 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 Ardea ↗

Area value: in OMI area E4 “Nuova Florida (Via Livorno)” (suburban), for standard homes in normal condition, the Italian Revenue Agency gives between €1,250 and €1,800 per m² of gross floor area. At the starting price it costs €1,057 per m²: 15% below the minimum of the area. For 78.8 m² the area range is worth between €98,488 and €141,822. Rents in the area: 5–7.5 €/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 Ardea: €21,915 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€337 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.