Via Spiridione Semenzato 287, Fondi (Latina)
Photos published with the sale documents. The official notice prevails.
The appraiser writes that the building is unauthorised in nature (abuso edilizio), built in December 1973. An application for regularisation (sanatoria) filed by the previous owner on 27/02/1986 is on record, and the appraiser writes that all amounts due have been paid.
«Il fabbricato, di natura abusiva, è stato costruito nel dicembre 1973»
The appraiser writes that the regularisation (sanatoria) is subject to the favourable opinion of the authorities that protect the constraint. He also writes that you can sell while the amnesty application (condono) is still undetermined, attaching the registered application and the receipts for the oblazione payment, pending the opinion.
«Ai sensi dell'art. 32 della legge n. 47/1985, il rilascio della sanatoria è subordinato al parere favorevole delle Amministrazioni preposte alla tutela del vincolo.»
The appraiser writes that the area falls within the agricultural zones of the Fondi town plan (piano regolatore) and is subject to a hydrogeological constraint (vincolo idrogeologico). He also writes that the area is part of the SIC and ZPS protected sites of Lazio.
«L'area ricade nelle zone agricole del piano regolatore generale di Fondi soggetta a vincolo idrogeologico.»
The appraiser writes that the overall condition of the small villa is very poor, with deterioration of the infill walls due to water infiltration. He also writes that the interior requires substantial building renovation.
«Pessimo lo stato complessivo del villino, in particolare le tamponature prospettiche»
The appraiser writes that the second bathroom shown on the cadastral floor plan is currently decommissioned and used as a storage room, so it does not match the actual state of the premises.
«Il secondo bagno indicato sulla planimetria catastale attualmente è dismesso ed usato come ripostiglio.»
The appraiser writes that the purchase includes all rights, obligations, prohibitions and active and passive easements of the deed of origin (atto di provenienza), and also acceptance of the condominium regulations of the Villaggio Columbus.
«L'acquisizione dell'immobile è comprensiva sia di tutti i diritti, obblighi, divieti, servitù attive e passive»
The appraiser applies a 25% reduction coefficient for the very poor conditions, amounting to €17,955.00, and arrives at a commercial value of €53,865.00. In the calculation the base is stated as €76,608.00, while the commercial value written is €71,820.00.
«Coefficiente riduttivo (condizioni pessime) (€ 76.608,00 x 25%)»
The heading of every page of the appraisal report indicates a property in Rome, via Mario Cingolani 22, while the text describes a small villa in Fondi, via Spiridione Semenzato 287. The cadastral surface area is 68 m², while the commercial surface area is 58 m².
«RELAZIONE DI CONSULENZA TECNICA DI STIMA – IMMOBILE IN ROMA – VIA»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 7 of 7. Summary of 5 November 2026. Open the report ↗
Apartment of 79 m² in Fondi: base price €43,800 (€549/m²), vacant (the notice says so).
| Type | Apartment |
|---|---|
| Surface area | 80 m² (from the appraisal report) |
| Occupancy status | Vacant · from the notice |
| Deadline for offers | 19/11/2026 at 12:00 · in 14 days |
| Auction date | 20/11/2026 at 12:00 |
| Minimum offer | €43,800 (equal to the base price: this notice does not accept reduced offers) |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €1,000 |
| Type of sale | Competitive sale in insolvency proceedings (Court of Rome), 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 | Compulsory liquidation no. 634/2021 · Lot 2 · Court of Rome |
| Viewings and information | Trustee (curatore): Salvatore Vittozzi · f634.2021roma@pecfallimenti.it |
| Sale manager: Gruppo Edicom SPA · 0415369911 · info@doauction.com |
Offers by Thursday 19/11/2026 at 12:00; auction Friday 20/11/2026.
From the notice: Lot 2: property located in Fondi (LT), Via Spiridione Semenzato no. 287, within the “Villaggio Columbus”, consisting of a ground-floor single-family apartment with an attached exclusive courtyard. Competitive online sale on the portal - Gruppo Edicom.
Irrevocable offer in a sealed envelope to the notary indicated in the terms of sale by Thursday 19/11/2026 at 12:00: it cannot be submitted online. Deposit (cauzione) and documents as the terms require. Minimum offer (offerta minima): €43,800.
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)
Source of the data: court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is what counts. 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: €59,052 – €87,780
OMI values for standard homes, area “Zona Agricola del Comune”, first half of 2026, normal condition, × 80 m².
| Works | €/m² | Total for 80 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €15,960 – €31,920 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €31,920 – €63,840 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €55,860 – €103,740 |
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 €43,800 + taxes €4,042 + delegated professional €1,000 – €2,500 | €48,842 – €50,342 | €59,052 – €87,780OMI, normal condition | +€8,710 – +€38,938 |
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.
Outcome not published
This sale · 4% 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 €32,850, with a minimum offer from €24,638. 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 Fondi (122 homes on a 4+4 open-market contract, 5.2 €/m² a month on average). Change the numbers to run your own figures.
Gross income €4,992 a year. Yield on the total cost: gross 10.4%, net 7.7%. 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.
€177 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.