Labico · 383.4 m² · Small villa

Villa for auction in Colle Spina-Via Strada Terza 13, Labico, 383 m²

Località Colle Spina-Via Strada Terza 13, Labico (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot: at the time of the inspection the property was found to be occupied by Sig. Omissis and family. The appraiser does not state the legal basis for this occupation.
«L'immobile,alla data del sopralluogo, risultava occupato dal Sig.»
Quote from the report (Italian), page 8 ↗
Unauthorised building works
Single lot: the appraiser states that the property was built without a building permit. There is a regularisation permit (concessione in sanatoria) from 1998 and a permit from 1999, but not all of the described irregularities appear to have been legitimised.
«L'immobile è stato realizzato senza titolo edilizio»
Quote from the report (Italian), page 10 ↗
Unauthorised building works
Single lot: the appraiser states that the property is not fit for habitation and that the certificate of habitability is missing.
«L'immobile non risulta agibile.»
Quote from the report (Italian), page 10 ↗
Planning and land-registry discrepancies
Single lot: the appraiser notes that the position of the secondary building differs (it has been shifted) from the plans approved by the Comune. He also notes that the portico planned to link the two buildings was not built.
«la posizione del fabbricato secondario è traslata rispetto ai progetti approvati dal Comune»
Quote from the report (Italian), page 11 ↗
Planning and land-registry discrepancies
Single lot: the appraiser writes that the actual state did not correspond to the cadastral floor plans held in the database. For this reason, they have submitted the necessary changes to the land registry.
«lo stato di fatto NON CORRISPONDEVA alle planimetrie catastali»
Quote from the report (Italian), page 6 ↗
Other
Single lot: the appraiser notes that the building identified as sub 505 (formerly sub 2) has an eternit roof, that is, asbestos.
«COPERTURA IN ETERNIT SUL FABBRICATO DISTINTO CON IL SUB 505»
Quote from the report (Italian), page 15 ↗
Regularisation costs
Single lot: the appraiser lists charges, oblation fees, penalties and regularisation works for the two buildings. He proposes a 50% reduction on the appraised value, which brings the base price (prezzo base) of the auction to €268,387.00.
«la scrivente ritiene opportuno considerare un deprezzamento del 50%»
Quote from the report (Italian), page 15 ↗
State of repair
Single lot: the appraiser writes that the main property needs general maintenance, with some work still to be completed. The secondary property and the garden are in a state of complete abandonment.
«necessita di un intervento di manutenzione generale con qualche lavoro da completare.»
Quote from the report (Italian), page 8 ↗
Systems (plumbing, electrical, heating)
Single lot: the appraiser writes that certificates of conformity for the electrical, heating and water systems are missing, as is the energy performance certificate (APE).
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 11 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 18 of 18. Summary of 5 November 2026. Open the report ↗

The lot

383 m² villa in Labico: base price €60,000 (€156/m²), occupied by the debtor (as the notice states).

Type	Small villa
Surface area	383 m² (from the appraisal report)
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Auction round	7°
Deadline for offers	14/12/2026 at 13:00 · in 39 days
Auction date	15/12/2026 at 15:00
Minimum offer	€45,000
Deposit	10% of the price you offer
Minimum bid increment	€3,000
Type of sale	Court-ordered sale published on the Public Sales Portal (Court of Velletri)
Sale method	No online tender: sealed offers to the sale delegate or to the notary named in the notice
Proceedings	R.G.E. 925/2014 · Court of Velletri
Viewings and information	Sale delegate: Manuel Macchioni · 3292950195 · manuel.macchioni@gmail.com
Viewings and information	Court-appointed custodian: Societa Cooperativa Covegiu Arl · 069631025 · ivgvelletri@libero.it

Offers by Monday 14/12/2026 at 13:00; auction Tuesday 15/12/2026; 7th auction round.

This is not the first sale attempt: the previous attempts ended with no bids and the base price usually falls with each attempt (by how much is stated in the notice).

Read the text of the notice

From the notice: Detached villa with another small separate dwelling, not connected internally, with garden belonging to it.

How to take part

Sealed-bid offer to be deposited at the office of the sale delegate (delegato alla vendita) named in the notice, by Monday 14/12/2026 at 13:00: it cannot be made online. The envelope must contain the signed offer and a banker's draft for the deposit (cauzione). Minimum offer (offerta minima): €45,000.

Book the viewing through the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Prenota visita» button on the official listing: by law, requests must go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Societa Cooperativa Covegiu Arl · 069631025. You can call the custodian with questions about the property. Read the attached appraisal report (perizia).
Prepare the cashier's cheque for the deposit (10% of the offered price, as the notice requires), made out as the notice indicates.
Submit the sealed envelope containing the signed offer to the office of the sale delegate by Monday 14/12/2026 at 13:00.
Attend the opening of the envelopes on Tuesday 15/12/2026 at 15:00: if there are several offers, a bidding round is held among those present; if you win the lot, pay the balance within the deadlines set out in the notice, followed by 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)

Source of 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 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 offered price (the notice requires it), with a cashier's cheque placed in the envelope
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: €4,500 (10% of the minimum offer, as the notice requires) or €6,000 if you offer the base price
Registration tax (imposta di registro): €1,100 if first home (prima casa) (2%, minimum €1,000) or €4,150 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business 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 rather than 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 €45,000: about €47,100–€51,650
Estimate starting from the minimum offer: monthly instalment of about €154 with a 70% mortgage (€31,500) over 25 years at 3.3%; about €15,600 of savings needed: 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: €440,922 – €651,797

OMI values for villas and detached houses, area “Colle Spina”, first half of 2026, normal condition, × 383 m².

What the works cost

Works	€/m²	Total for 383 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€76,682 – €153,364
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€153,364 – €306,728
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€268,387 – €498,433

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 €45,000 + taxes €4,150 + delegated professional €1,000 – €2,500	€50,150 – €51,650	€440,922 – €651,797OMI, normal condition	+€389,272 – +€601,647

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

30 September 2022€116,000
Outcome not published
30 May 2023€88,000
Outcome not published · 24% lower than the previous attempt
23 May 2024€72,000
Outcome not published · 18% lower than the previous attempt
15 December 2026€60,000
This sale · 17% 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 €45,000, with a minimum offer from €33,750. 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 Labico (34 homes on a 4+4 open-market contract, 5.5 €/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€18,794

Gross income €25,308 a year. Yield on the total cost: gross 38.6%, net 28.7%. 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.

The market here

Auctions in Labico ↗

Area value: in OMI area D2 “Colle Spina” (outlying), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,150 and €1,700 per m² of gross floor area. 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 Labico: €22,200 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€243 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.