Ardea · 72.4 m² · Small villa

Villa at auction in Via dell'Orsa Maggiore 28, Ardea, 72 m²

Via dell'Orsa Maggiore 28, Ardea (Roma)

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

The lot

72 m² villa in Ardea: base price €90,000 (€1,244/m²), occupied by the debtor (as stated in the appraisal).

Type	Small villa
Surface area	72 m²
Occupancy status	Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report
Auction round	3°
Deadline for offers	14/01/2027 at 23:59 · in 70 days
Auction date	15/01/2027 at 10:30
Minimum offer	€67,500
Deposit	10% of the price you offer
Minimum bid increment	€4,500
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. 16/2025 · Court of Velletri
Viewings and information	Sale delegate: Luigi Polidoro · 3666288743 · studiolegale@avvocatopolidoro.it

Offers due by Thursday 14/01/2027 at 23:59; auction Friday 15/01/2027; 3rd 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: Full ownership of an apartment in Ardea (RM), Via dell'Orsa Maggiore no. 28, first floor, comprising living room, kitchen, hallway, bathroom, storage room, bedroom and balcony / terrace. Total commercial surface area 72.35 m². Regularisable urban planning and building discrepancies are present.

How to take part

Online bid digitally signed via certified email (PEC) on the Public Sales Portal. Minimum offer €67,500.

Book the viewing via the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button in the official listing: by law, requests must go through it (art. 560 c.p.c.). For questions about the property, contact the sale delegate: Luigi Polidoro · 3666288743. 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 via the Public Sales Portal by Thursday 14/01/2027 at 23:59.
Auction Friday 15/01/2027 at 10:30: if you are awarded the lot, pay the balance within the time limits set out in the notice and then the transfer decree (decreto di trasferimento) will follow.

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 what counts. 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: €6,750 (10% of the minimum offer, as the notice requires) or €9,000 if you offer the base price
Registration tax (imposta di registro): €1,450 if it is a first home (prima casa) (2%, minimum €1,000) or €6,175 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a company is being sold, VAT may apply: the notice will say so. If you buy as an 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 €67,500: approximately €69,950-€76,175
Estimate starting from the minimum offer: monthly payment of about €232 with a 70% mortgage (€47,250) over 25 years at 3.3%; about €22,700 in savings is 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.

History of the lot

10 July 2026€141,500
No bids (deserted)
9 October 2026€120,000
No bids (deserted) · 15% lower than the previous attempt
15 January 2027€90,000
This sale · 25% 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 €67,500, with a minimum offer from €50,625. This is the maximum reduction, not a forecast.

Where it is

Position taken from the address in the notice: it may be approximate. © OpenStreetMap contributors, open the map.

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€4,188

Gross income €5,640 a year. Yield on the total cost: gross 5.7%, net 4.3%. 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

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 (%)

€364 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.