Via Carlandi 1, Manziana (Roma)
Photos published with the sale documents. The official notice prevails.
The appraiser writes that on the date of the inspection the property was occupied by the debtor and co-owner, who moved back in November 2025 after the other debtor had been living there. It does not indicate a lease agreement.
«Alla data del sopralluogo del 08.04.2026 l’immobile risultava allo stato occupato»
The appraiser indicates unpaid condominium charges of €471.70 and ordinary charges of about €55.00 every two months.
«per un totale di €. 471,70 (Allegato “L”)»
The appraiser writes that the unpaid condominium charges have not been deducted from the final appraised value of €129,000.00.
«con allegato a parte e non decurtate dall’importo finale»
The appraiser states that the property is urban-planning compliant, with the building permits listed and a certificate of habitability dated 2004.
«Per gli immobili oggetto di pignoramento non si riscontrano irregolarità o difformità e risultano conformi urbanisticamente.»
The appraiser notes that the floor plan shows the kitchen as a bedroom, an error that he believes is a graphic representation mistake.
«tranne per una incongruenza nella planimetria dell’appartamento che riguarda il vano cucina»
The appraiser notes that the current land registry extracts show Via delle Fornaci instead of the correct address of Via Onorato Carlandi n. 1, a piece of data that has not been updated in the cadastre.
«le visure catastali attuali riportano all’indirizzo “Via delle Fornaci” anziché l’esatta»
In answer 8 the cellar is shown as sub 40, which in answer 2 is the parking space, and the cadastral income of the flat is €604.25 instead of €506.13.
«per la cantina sub 40 cat. C/2 Classe 7° consistenza 5mq.»
The appraiser describes the independent heating system as active and writes that the electrical and plumbing systems are compliant.
«impianto elettrico ed idraulico regolari»
The appraiser writes that the front door is in its original condition, barely adequate, while the unit inside is in excellent state of maintenance.
«portoncino d’entrata stato originario appena sufficiente»
The appraiser rules out selling in multiple lots: the cellar and parking space are appurtenances of the flat, and dividing them could reduce its value.
«I beni pignorati non sono divisibili in più lotti, in quanto anche se l’appartamento»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 18 of 18. Summary of 5 November 2026. Open the report ↗
Apartment of 121 m² with parking space and cellar in Manziana, Le Fornaci district: base price €122,500 (€1,009/m²), occupied by the debtor (the appraisal report says so).
| Type | Apartment |
|---|---|
| Surface area | 121 m² |
| Occupancy status | Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report |
| Deadline for offers | 12/11/2026 at 13:00 · in 6 days |
| Auction date | 13/11/2026 at 11:00 |
| Minimum offer | €91,875 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €3,675 |
| Type of sale | Court sale published on the Public Sales Portal (Court of Civitavecchia) |
| Sale method | Online asynchronous auction: offers and bids online over a number of days, without being present |
| Proceedings | R.G.E. 207/2025 · Lot 1 · Court of Civitavecchia |
| Viewings and information | Sale delegate and court-appointed custodian: Federica Conti · 0766370700 · avvfedericaconti@gmail.com |
Offers by Thursday 12/11/2026 at 13:00; auction on Friday 13/11/2026.
From the notice: Property unit located in Manziana, Via Carlandi n. 1 - Loc. Le Fornaci, on the ground floor - Staircase B of the building, consisting of a large entrance, living room, kitchen, two bedrooms, two bathrooms, storage room and hallway. The property also includes a covered parking space and a cellar.
If this sale also receives no bids, as a rule the judge can reduce the base price by up to a quarter: at the next attempt it could start from around €91,875, with a minimum offer (offerta minima) of €68,906. 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.
Online offer digitally signed and sent via PEC to the Public Sales Portal. Minimum offer €91,875.
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 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: €109,215 – €157,755
OMI values for standard homes, area “Outlying area”, first half of 2026, normal condition, × 121 m².
| Works | €/m² | Total for 121 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €24,270 – €48,540 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €48,540 – €97,080 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €84,945 – €157,755 |
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 €91,875 + taxes €8,369 + delegated professional €1,000 – €2,500 | €101,244 – €102,744 | €109,215 – €157,755OMI, normal condition | +€6,471 – +€56,511 |
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.
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 €91,875, with a minimum offer from €68,906. 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 Manziana (53 homes on a 4+4 open-market contract, 5.5 €/m² a month on average). Change the numbers to run your own figures.
Gross income €7,932 a year. Yield on the total cost: gross 5.9%, net 4.4%. 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.
€496 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.
Nettuno · Via Castelforte 13
Apartment · 108.5 m²
€1,844/m²
Mortgage ≈ €810 a month (Indicative payment: a mortgage of 80% of the starting price over 25 years at the ECB average rate. Not a credit offer.)
Fiumicino · Via dell'Arrone 441
Apartment · 105.5 m²
€1,289/m²
Mortgage ≈ €551 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.)
