Artena · 125 m² · Small villa

Detached house at auction in Via Colle San Nicola 12, Artena, 125 m²

Via Colle San Nicola 12, Artena (Roma)

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

The appraisal report in brief

Occupancy and title
Single lot. The property is lived in by the debtor and his family (wife and children). The appraiser does not indicate any other contract or title of occupation.
«L'immobile risulta abitato dall'esecutato e dalla propria famiglia.»
Quote from the report (Italian), page 11 ↗
Unauthorised building works
Single lot, Asset 1 (small villa). The appraiser identifies two discrepancies from the planning permission: a wooden staircase to the attic that is not in the permission, and an attic window larger than the one authorised.
«ad eccezione di una scala di legno per accedere al sottotetto, non presente nel titolo»
Quote from the report (Italian), page 16 ↗
Planning and land-registry discrepancies
Single lot, Asset 1. The property does not appear compliant with Law 47/1985, and the building was not constructed before 01/09/1967.
«L'immobile non risulta regolare per la legge n° 47/1985.»
Quote from the report (Italian), page 16 ↗
Unauthorised building works
Single lot, Asset 2 (land). The appraiser states that the land is divided into two parts by a metal fence and is used independently as a garden; the subdivision does not appear on the cadastral map.
«Non c'è corrispondenza catastale tra lo stato dei luoghi e l'estratto di mappa depositato al catasto»
Quote from the report (Italian), page 10 ↗
Regularisation costs
Single lot. The appraiser applies to the estimated price reductions of €770.00 for the new cadastral floor plan and 1% for the restoration of the window, floor slab, staircase, storage room, fence, canopy and swimming pool. The final estimated value is €187,855.50.
«presentazione nuova planimetria catastale»
Quote from the report (Italian), page 18 ↗
Systems (plumbing, electrical, heating)
Single lot. The appraiser states that there are no declarations of conformity for the electrical, heating and water systems, nor the energy performance certificate (APE).
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 16 ↗
Restrictions and easements
Single lot. The appraiser points out a deed of affranchisement (affrancazione) dated 28.01.2010 for the assets; he finds no easements burdening the seized property.
«da visura catastale risulta che in data 28.01.2010, con atto a rogito Notaio Marziali Sandro»
Quote from the report (Italian), page 11 ↗
Other
Single lot. The property is burdened by a voluntary mortgage for land credit of €300,000 registered in 2013 and a transcribed seizure record from 2025. Both are listed as encumbrances to be borne by the buyer.
«Formalità a carico dell'acquirente»
Quote from the report (Italian), page 14 ↗
Other
Single lot. Plot 185, described in the procedure as agricultural land, is actually the private part of the road and is not included in the valuation.
«la particella 185 che, pur essendo indicata come terreno agricolo, in realtà è la parte privata della strada via San Nicola»
Quote from the report (Italian), page 5 ↗
State of repair
Single lot. The appraiser describes the state of maintenance of the villino as excellent and the garden as in good condition.
«si presenta in ottime condizioni di manutenzione»
Quote from the report (Italian), page 12 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 22 of 22. Summary of 5 November 2026. Open the report ↗

The lot

Detached house of 125 m² in Artena: base price €188,000 (€1,504/m²), occupied by the debtor (the notice says so).

Type	Small villa
Surface area	125 m²
Occupancy status	Occupied by the debtor (vacated after the transfer decree) · from the notice
Deadline for offers	15/12/2026 at 23:59 · in 40 days
Auction date	16/12/2026 at 09:30
Minimum offer	€141,000
Deposit	10% of the price you offer
Minimum bid increment	€9,000
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. 216/2025 · Court of Velletri (Tribunale di Velletri)
Viewings and information	Sale delegate and custodian: Aldo Rossetti · 0696149550 · aldo@aldorossetti.it

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

Read the text of the notice

From the notice: full ownership of the property (villa and land) located in Ardea (RM), Via Colle San Nicola no. 12.

If this sale also gets no bids, the judge can generally cut the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €141,000, with a minimum offer (offerta minima) of €105,750. 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 someone else.

How to take part

Online offer digitally signed and sent via certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima) €141,000.

Book your 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 it (art. 560 of the Code of Civil Procedure). Custodian: Aldo Rossetti · 0696149550. You can call the court-appointed custodian (custode) with questions about the property. Read the attached appraisal report (perizia).
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 09:30: if you are the successful bidder for the lot, payment of the balance within the terms of the notice, followed by 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 the viewing)

Data source: Judicial auction (official notice). Colpo d’Asta is a private service, not the official website of the sale: the notice is the authoritative source. 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
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: €14,100 (10% of the minimum offer, as the notice requires) or €18,800 if you offer the base price
Registration tax (imposta di registro): €2,920 if first home (prima casa) (2%, minimum €1,000) or €12,790 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if the seller is a business, 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 instead of the price: often 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
Indicative total budget starting from €141,000: approximately €144,920-€156,290
Estimate starting from the minimum offer: monthly instalment of about €484 with a mortgage at 70% (€98,700) over 25 years at 3.3%; you need about €46,220 in savings: 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: €125,000 – €187,500

OMI values for villas and detached houses, area “Tagliente-Macere-Colubro-San Nicola-Maiorana-Casal di Mondo”, first half of 2026, normal condition, × 125 m².

What the works cost

Works	€/m²	Total for 125 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€25,000 – €50,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€50,000 – €100,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€87,500 – €162,500

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 €141,000 + taxes €12,790 + delegated professional €1,000 – €2,500	€154,790 – €156,290	€125,000 – €187,500OMI, normal condition	from −€31,290 to +€32,710

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€188,000
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 €141,000, with a minimum offer from €105,750. 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 Artena (40 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€6,131

Gross income €8,256 a year. Yield on the total cost: gross 4%, net 3%. 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 Artena ↗

Area value: in OMI area E1 “Tagliente-Macere-Colubro-San Nicola-Maiorana-Casal di Mondo” (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,000 and €1,500 per m² of gross floor area. At the starting price it costs €1,504 per m²: 0% above the maximum of the area. For 125 m² the area range is worth between €125,000 and €187,500. 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 Artena: €21,856 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€761 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.