Via Dello Scorpione 18, Ardea (Roma)
Photos published with the sale documents. The official notice prevails.
Single lot: the property is currently occupied by the judgment debtors. The appraiser does not indicate any title other than the ownership of the judgment debtors.
«L'immobile è attualmente occupato dagli esecutati.»
Sole lot: there is no cadastral compliance. The underground floor (sub 8) is registered as a parking space with a ramp from the garden, but in reality it is part of the home and the ramp does not exist.
«Non sussiste conformità catastale.»
Sole lot: to obtain cadastral compliance, the appraiser indicates costs payable by the successful bidder of at least €3,500.00.
«Per ottenere la conformità catastale occorrono pratiche ed opere che sono a cura e spese dell'aggiudicatario e il cui importo si stima in almeno E.3.500,00.»
Sole lot: the appraiser reports an extension of the first floor resulting from the closing of the west-side balcony, partly regularisable, with a portion of about 4 m² to be removed.
«Tale difformità è in parte sanabile ai sensi del decreto legge 69/2024; la porzione di circa mq.4 è da rimuovere per rientrare nei limiti di tolleranza.»
Single lot: the 1974 building licence and the 1976 variant cannot be found at the Municipality, so it is not possible to verify compliance with the actual state of the premises.
«Non essendo reperibile la Licenza di costruzione rilasciata dal Comune di Ardea (RM) in data 4 settembre 1974»
Single lot: the building compliance applications are the responsibility of the successful bidder, and the appraiser quantifies them at no less than €8,500.00.
«l'importo corrispondente si quantifica in almeno E.8.500,00.»
Single lot: the plumbing, electrical and heating systems are not compliant and, according to the appraiser, must be upgraded at the successful bidder's expense for at least €7,000.00. The related compliance declarations are missing.
«Gli impianti idraulico, elettrico e di riscaldamento, non essendo a norma, necessitano di adeguamento»
Single lot: the villa is in very poor condition, with rainwater infiltration and damp; the appraiser states that major maintenance works are needed.
«Necessitano lavori di manutenzione importanti per riparare detti danni.»
Sole lot: the land on which the property is built is subject to a civic use right (uso civico), and the three terraced villas have reciprocal easements for a well and sewerage.
«Il terreno su cui è costruito l'immobile è gravato da uso civico.»
Sole lot: the costs for the Colle Romito consortium are at least €400.00 a year, and the bidder must check the updated debt owed to the consortium.
«Le spese derivanti dalla partecipazione al consorzio Colle Romito sono di almeno E.400,00 all'anno.»
Sole lot: the appraiser warns that the bidder must request an updated access to the building records before bidding, because the building documentation may not be available.
«Il partecipante all'asta è tenuto, prima di presentare l'offerta di prezzo, a fare istanza aggiornata di accesso agli atti»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 13 of 13. Summary of 5 November 2026. Open the report ↗
Small villa of 93 m² in Ardea: base price €79,000 (€849/m²), occupied by the debtor (as stated in the appraisal report).
| Type | Small villa |
|---|---|
| Surface area | 93 m² |
| Occupancy status | Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report |
| Deadline for offers | 10/11/2026 at 23:59 · in 5 days |
| Auction date | 11/11/2026 at 10:30 |
| Minimum offer | €59,250 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €4,000 |
| 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. 354/2024 · Court of Velletri |
| Viewings and information | Sale delegate: Valentina Carafa |
| Court-appointed custodian: Istituto Vendite Giudiziarie di Roma · pvp@visiteivgroma.it |
Offers by Tuesday 10/11/2026 at 23:59; auction on Wednesday 11/11/2026.
From the notice: Single lot. Full ownership of a three-storey villa located in the Municipality of Ardea, within the consortium called Colle Romito, at Via dello Scorpione no. 18/20.
Online offer digitally signed via PEC on the Public Sales Portal. Minimum offer €59,250.
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 authoritative. 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: €106,950 – €158,100
OMI values for villas and detached houses, area “Colle Romito (Viale Corona Australe)”, first half of 2026, normal condition, × 93 m².
| Works | €/m² | Total for 93 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €18,600 – €37,200 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €37,200 – €74,400 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €65,100 – €120,900 |
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 €59,250 + taxes €5,432 + delegated professional €1,000 – €2,500 | €65,682 – €67,182 | €106,950 – €158,100OMI, normal condition | +€39,768 – +€92,418 |
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.
No bids (deserted)
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 €59,250, with a minimum offer from €44,438. 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 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.
Gross income €7,248 a year. Yield on the total cost: gross 8.4%, net 6.2%. 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.
€320 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.)
