Ardea · 141 m² · Apartment

Flat at auction in Viale Nuova California 8, Ardea, 141 m²

Viale Nuova California 8, 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 occupied by the debtor and his family under a lease contract dated 01/10/2023, registered in Pomezia, which the appraiser says is attached.
«L'immobile al momento del sopralluogo risulta occupato dal signor ***omississ*** e dalla sua famiglia con contratto di locazione del 01/10/2023»
Quote from the report (Italian), page 5 ↗
Planning and land-registry discrepancies
Single Lot: the appraiser states that the property conforms to the cadastral floor plan, except for a small window in a bathroom, also present in the apartments below.
«ad eccezione di una piccola finestra in un bagno, presente anche negli appartamenti sottostanti»
Quote from the report (Italian), page 5 ↗
Unauthorised building works
Single Lot: the file for Building Licence no. 845 of 1968 is temporarily unavailable, as certified by the Municipality of Ardea.
«il fascicolo dell’immobile risulta temporaneamente irreperibile, come certificato dal Comune di Ardea»
Quote from the report (Italian), page 5 ↗
Restrictions and easements
Single Lot: among the attachments to the appraisal report there is a determination of liquidation of the civic use, but the text does not explain its content.
«determina di liquidazione dell’uso civico»
Quote from the report (Italian), page 6 ↗
Unpaid condominium fees
Single Lot: the appraiser applies a depreciation of €16,840.20 for condominium charges, without explaining the amount in the text.
«oneri condominiali 16.840,20 €»
Quote from the report (Italian), page 6 ↗
State of repair
Single Lot: the state of maintenance is mediocre; the balcony railing is in very poor condition, with many parts covered in rust or completely corroded.
«ad eccezione della ringhiera del balcone che si trova in pessimo stato di manutenzione e conservazione»
Quote from the report (Italian), page 4 ↗
Systems (plumbing, electrical, heating)
Single Lot: domestic hot water is produced by an electric boiler, while the heating is connected to the condominium system.
«L'impianto di acqua calda sanitaria è alimentato da boiler elettrico»
Quote from the report (Italian), page 4 ↗
Regularisation costs
Single Lot: the appraiser does not indicate regularisation costs; it only applies a 10% deduction for the absence of warranty against defects of the property sold.
«assenza di garanzia per vizi del bene venduto»
Quote from the report (Italian), page 6 ↗
Other
Single Lot: the property is sold as full ownership (1/1) with a base auction price of €135,439.80.
«Prezzo base d'asta: € 135.439,80»
Quote from the report (Italian), page 7 ↗
Other
Single Lot: the appraiser states that the assets are not easily divisible in kind.
«I beni non sono comodamente divisibili in natura.»
Quote from the report (Italian), page 4 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 8 of 8. Summary of 5 November 2026. Open the report ↗

The lot

Apartment of 141 m² in Ardea: base price €105,000 (€745/m²), leased (existing lease: check expiry and enforceability against the buyer in the appraisal report).

Type	Apartment
Surface area	141 m² cadastral (from the notice)
Occupancy status	Let (existing lease: check expiry; enforceability in the appraisal report) · from the notice
Deadline for offers	15/12/2026 at 23:59 · in 40 days
Auction date	16/12/2026 at 11:30
Minimum offer	€78,750
Deposit	10% of the price you offer
Minimum bid increment	€5,250
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. 262/2024 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Michela del Monaco · 0696498956 · avvmicheladelmonaco@gmail.com

Offers by Tuesday 15/12/2026 at 23:59; auction on Wednesday 16/12/2026.

Read the text of the notice

From the notice: residential apartment on the third floor of a building of four storeys above ground.

If this sale also ends with no bids (asta deserta), the judge can normally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €78,750, with a minimum offer (offerta minima) of €59,062. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the judge decides the reduction and in the meantime the lot may be awarded to others.

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.

Book the viewing through the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests must go through it (art. 560 c.p.c.). Court-appointed custodian (custode): Michela del Monaco · 0696498956. You can call the custodian with questions about the property. Read the attached appraisal report.
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 Tuesday 15/12/2026 at 23:59.
Auction on Wednesday 16/12/2026 at 11:30: if you win the lot, pay the balance within the deadlines set by the notice and then the transfer decree (decreto di trasferimento).

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 a viewing)

Source of data: judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice is the authoritative document. 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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored 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.
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: €148,050 – €218,550

OMI values for standard homes, area “Tor San Lorenzo - Nuova California”, first half of 2026, normal condition, × 141 m².

What the works cost

Works	€/m²	Total for 141 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€28,200 – €56,400
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€56,400 – €112,800
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€98,700 – €183,300

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	€148,050 – €218,550OMI, normal condition	+€59,612 – +€131,612

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 December 2026€105,000
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 €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 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€8,163

Gross income €10,992 a year. Yield on the total cost: gross 9.6%, net 7.1%. 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 E7 “Tor San Lorenzo - Nuova California” (suburban), for standard homes in normal condition, the Italian Revenue Agency gives between €1,050 and €1,550 per m² of gross floor area. At the starting price it costs €745 per m²: 29% below the minimum of the area. For 141 m² the area range is worth between €148,050 and €218,550. Rents in the area: 4.3–6.3 €/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 (%)

€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.