Via Apollo 4, Anzio (Roma)
The photos are in the official noticeOpen the notice ↗Single lot: the property is occupied by the debtor, without the appraisal report indicating any different title of occupancy.
«L'immobile risulta occupato dal soggetto esecutato.»
Single lot: the storage room/utility room in the yard and the veranda on the roof level are unauthorised structures that the appraiser indicates as not regularisable.
«Il magazzino insistente sulla corte tra il fabbricato e la recinzione e la veranda al piano copertura sono manufatti abusivi non sanabili.»
Single lot: the differences between the permit drawings and the actual state of the premises are essential variations considered unlawful and not regularisable; the appraiser writes that they must be removed and demolished, subject to the possibility of a financial penalty at the discretion of the competent body.
«sono da ritenere illegittime e non sono sanabili»
Single lot: the latest cadastral floor plan does not match the actual state of the premises; the ground-floor WC is missing, which the appraiser considers regularisable through a C.I.L.A. with a regularisation (sanatoria) penalty of €1,000.
«L’ultima planimetria catastale in atti, presentata in data 27.09.2007, NON corrisponde allo stato dei luoghi.»
Single lot: the appraiser applies a 5% deduction for urban planning regularisation costs, and specifies that all costs, expenses and penalties for regularisation are the responsibility of the successful bidder.
«Sono a carico dell’aggiudicatario, tutti gli oneri, spese, sanzioni, diritti che gli organi competenti rendessero necessari»
Single lot: no system is certified; declarations of conformity for the electrical, heating and water systems are missing, and the APE is missing.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Single lot: the appraiser writes that the building was constructed without a permit in 1980 and was later regularised with a regularisation (sanatoria) permit; the regularisation is cited as a historical reference.
«lo stesso risulta essere stato realizzato in assenza di titoli nel 1980»
Single lot: the appraiser describes the conservation condition as fair; the building envelope does not comply with energy-saving regulations.
«L'appartamento si trova in discrete condizioni conservative.»
Single lot: access to the property was difficult due to the debtor's lack of cooperation, with several unsuccessful attempts before the access of 6 October 2025.
«L’accesso al bene è stato complicato dalla non collaborazione dell’esecutato»
Single lot: a voluntary mortgage of €280,000 in favour of Banca di Roma and a debt collection mortgage from 2017 burden the property; the attachment is recorded in favour of Itaca SPV.
«ipoteca volontaria derivante da mutuo fondiario»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 18 of 18. Summary of 5 November 2026. Open the report ↗
Small villa of 204 m² in Anzio: base price €233,000 (€1,137/m²), occupied by the debtor (the notice says so).
| Type | Small villa |
|---|---|
| Surface area | 204 m² |
| Occupancy status | Occupied by the debtor (vacated after the transfer decree) · from the notice |
| Deadline for offers | 02/02/2027 at 12:00 · in 89 days |
| Auction date | 05/02/2027 at 10:00 |
| Minimum offer | €174,750 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €12,000 |
| 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. 413/2023 · Court of Velletri |
| Viewings and information | Sale delegate and custodian: Francesco Corsi · 0694315905 · avv.corsi@gmail.com |
Offers due by Tuesday 02/02/2027 at 12:00; auction on Friday 05/02/2027.
From the notice: Apartment in a multi-family small villa, on the ground and first floors, comprising entrance hall, living room, kitchen, three rooms, two bathrooms and an additional toilet, plus porch, veranda, loggia and garden.
If this sale also ends with no bids (asta deserta), the judge can normally cut the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €174,750, with a minimum offer (offerta minima) of €131,062. 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.
Online offer digitally signed and sent by certified email (PEC) via the Public Sales Portal. Minimum offer (offerta minima) €174,750.
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 a viewing)
Data source: court auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice is the authoritative document. Report an error or request 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: €215,082 – €307,260
OMI values for villas and detached houses, area “Espansione (Via Amilcare Cipriani)”, first half of 2026, normal condition, × 205 m².
| Works | €/m² | Total for 205 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €40,968 – €81,936 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €81,936 – €163,872 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €143,388 – €266,292 |
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 €174,750 + taxes €15,828 + delegated professional €1,000 – €2,500 | €191,578 – €193,078 | €215,082 – €307,260OMI, normal condition | +€22,004 – +€115,682 |
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 €174,750, with a minimum offer from €131,063. 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 €15,012 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.
€943 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.)
