Via Due Pini 1, Anzio (Roma)
The photos are in the official noticeOpen the notice ↗Single Lot: the property is occupied by third parties under a lease that the appraisal defines as binding on the buyer. The tenant is Mr Omissis, who lives in the property with his family.
«L'immobile risulta occupato da terzi con contratto di locazione opponibile.»
Single Lot: the lease registered on 12/11/2021 (expiry 30/10/2025, monthly rent €350.00) has not been transferred after the change of ownership. According to the tenant, he has not paid rent to the current owner for some time.
«A seguito del passaggio di proprietà dalla citata società all'attuale esecutata, il contratto di locazione non è stato volturato.»
Single Lot: urban-planning irregularities were found for internal alterations (partitions removed or moved) and external frames removed or moved, without a building permit. The appraiser indicates as a remedy a SCIA in regularisation (sanatoria).
«Tali difformità consistono nella effettuazione di modifiche nella configurazione degli ambienti interni mediante l'abbattimento/spostamento di alcune tramezzature.»
Single Lot: the cadastral floor plan does not match the actual state. The appraiser has prepared the necessary cadastral changes.
«sono state rilevate difformità nella configurazione in pianta dell'unità immobiliare»
Single Lot: the property as a whole is not in good state of maintenance. Floors are damaged and loose with traces of damp on the ground floor, leaks and damp on the first floor with detached plaster on the balconies, and an abandoned garden.
«L'immobile nel suo insieme non si presenta in buono stato di manutenzione»
Single Lot: the appraiser could not contact the condominium (condominio) administrator and therefore could not check any arrears. Nor did he obtain the millesimal tables or the condominium regulations.
«non è stato più possibile interloquire con lo stesso»
Single Lot: the appraiser writes that unpaid condominium (condominio) charges for the last two years will be payable by the buyer. They have not been quantified because the administrator did not reply.
«a carico dell'assegnatario saranno posti gli eventuali oneri condominiali non pagati»
Single Lot: the declarations of conformity for the electrical, heating and water systems are missing, and the APE is missing too. The appraiser writes that the APE will be essential at the time of the award (aggiudicazione).
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Single Lot: the appraised value of €118,650.00 is reduced to €109,650.00 (base auction price, prezzo base d'asta). The reduction is €4,000.00 for urban-planning regularisation costs and €5,000.00 for the state of maintenance.
«Il prezzo determinato a stima dei beni è stato però ridotto per compensare la situazione urbanistica non rispondente alla realtà»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 16 of 16. Summary of 5 November 2026. Open the report ↗
Apartment of 105 m² in Anzio: base price € 87,760 (€836/m²), occupied (as stated in the notice).
| Type | Apartment |
|---|---|
| Surface area | 105 m² |
| Occupancy status | Occupied: who lives there and on what basis is set out in the appraisal report · from the notice |
| Deadline for offers | 17/12/2026 at 23:59 · in 42 days |
| Auction date | 18/12/2026 at 10:30 |
| Minimum offer | €65,820 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €4,390 |
| 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. 64/2024 · Court of Velletri |
| Viewings and information | Sale delegate and custodian: Sabrina Caltabiano · sabrina.caltabiano@gmail.com |
Offers by Thursday 17/12/2026 at 23:59; auction on Friday 18/12/2026.
From the notice: Detached apartment comprising a living/dining room with kitchenette and one bathroom on the ground floor, a hallway, one further bathroom, and three bedrooms on the first floor. The property is also characterised by an external storage room on the semi-basement floor, a portico on the ground floor and two balconies on the first floor.
Online offer digitally signed and sent by certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima) €65,820.
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.
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 website of the sale: the notice is authoritative. Report an error or request the removal of this listing.
The items below are the general rules for this type of sale: the exact figures are in the notice linked at the bottom.
As it is: €126,000 – €183,750
OMI values for standard homes, area “Anzio Colonia- Via di Villa Claudia-Lavinio”, first half of 2026, normal condition, × 105 m².
| Works | €/m² | Total for 105 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €21,000 – €42,000 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €42,000 – €84,000 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €73,500 – €136,500 |
Sources: idealista.it, money.it, cosedicasa.com, varesenews.it. VAT on the works, designer fees and tax incentives excluded.
| Scenario | Total cost | Resale | Margin |
|---|---|---|---|
| Resell as it isminimum offer €65,820 + taxes €6,024 + delegated professional €1,000 – €2,500 | €72,844 – €74,344 | €126,000 – €183,750OMI, normal condition | +€51,656 – +€110,906 |
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.
No bids (deserted)
This sale · 20% 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 €65,820, with a minimum offer from €49,365. This is the maximum reduction, not a forecast.
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Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.
Starting rents estimated from rental contracts registered in 2025 in Anzio (103 homes on a 4+4 open-market contract, 6.1 €/m² a month on average). Change the numbers to run your own figures.
Gross income €7,692 a year. Yield on the total cost: gross 8%, net 6%. 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.
€355 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.
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.
Anzio · Via delle Azalee 39A
Parking space · 12 m²
Previous starting price: €1,536 Cut by 40% (auction of 16 October 2026)
€77/m²
Mortgage ≈ €4 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Anzio · Via delle Azalee 39A
Parking space · 12 m²
Previous starting price: €1,536 Cut by 40% (auction of 16 October 2026)
€77/m²
Mortgage ≈ €4 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Anzio · Via delle Azalee 39A
Parking space · 12 m²
Previous starting price: €1,536 Cut by 40% (auction of 16 October 2026)
€77/m²
Mortgage ≈ €4 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Anzio · Via delle Azalee 39/41
Parking space · 11 m²
Previous starting price: €3,379 Cut by 40% (auction of 16 October 2026)
€184/m²
Mortgage ≈ €8 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
