Via Eugenio Casagrande di Villaviera 29, Fiumicino (Roma)
Photos published with the sale documents. The official notice prevails.
Lot 2: the flat on the first floor is challenged for the construction of a staircase connecting to the ground floor, which does not conform to the permit issued. According to the appraiser it cannot be regularised and the state of the premises must be restored as per the regularisation permit.
«Realizzazione scala di collegamento con il piano terra.»
Lot 2: the appraiser indicates €1,500.00 for the planning procedure and €5,000.00 for restoration, including demolition and removal of the resulting materials.
«Costi per il ripristino Euro 5.000,00»
Lot 2: the flat does not match the drawing attached to the building permit for regularisation (sanatoria) no. 303/S/2015, although it is correctly identified in the cadastral floor plans.
«ma non corrispondono all’elaborato grafico allegato alla Concessione edilizia in sanatoria»
Lot 2 (and Lot 1): the appraiser writes that no request for a habitability certificate (agibilità) appears in the planning records.
«NON RISULTA AGLI ATTI URBANISTICI ALCUNA RICHIESTA»
A voluntary mortgage in favour of BPER, a judicial mortgage in favour of BCC di Roma, an attachment and a judicial application for revocation weigh on the property; the appraiser reports the amounts and formalities without indicating whether they will be cancelled.
«gravante sull'intera piena proprietà di quanto in oggetto.»
Lot 2: the property is occupied by the debtor and her family members. The appraiser writes that there are no lease contracts because the property is held by the debtor.
«non ci sono contratti di locazione, l’immobile e detenuto dall’esecutato»
Lot 2: the area is subject to a landscape restriction under Table B of the PTPR. The appraiser does not indicate any other artistic, historical or inalienability restrictions on the property.
«Nella Tavola “B” del PTPR la zona è soggetta a vincolo paesaggistico.»
Lot 2: the market value is reduced by 10% (€16,150.00) for lack of warranty against defects of the property sold, with a final value stated at €145,350.00.
«Detrazione per assenza di garanzia del bene per vizi del bene venduto, decurtazione del 10%»
Lot 2: the appraiser writes that the property does not need ordinary maintenance, but reports building irregularities on the first floor.
«L’immobile non ha bisogno di manutenzione ordinaria.»
Lot 2: the appraiser writes that no condominium has been formed, so it does not indicate any condominium charges to pay.
«Spese condominiali: Non è costituito condominio»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 19 of 19. Summary of 5 November 2026. Open the report ↗
75 m² small villa in Fiumicino, Isola Sacra district: base price €145,000 (€1,933/m²).
| Type | Small villa |
|---|---|
| Surface area | 75 m² (from the appraisal report) |
| Occupancy status | not stated in the notice: it is in the appraisal report |
| Deadline for offers | 15/12/2026 at 13:00 · in 40 days |
| Auction date | 16/12/2026 at 15:30 |
| Minimum offer | €108,750 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €4,350 |
| Type of sale | Court sale published on the Public Sales Portal (Court of Civitavecchia) |
| Sale method | Online asynchronous auction: offers and bids online over a number of days, without being present |
| Proceedings | R.G.E. 195/2025 · Lot 2 · Court of Civitavecchia |
| Viewings and information | Sale delegate and court-appointed custodian: Annamaria Celano · annamaria.celano@libero.it |
Offers by Tuesday 15/12/2026 at 13:00; auction on Wednesday 16/12/2026.
Warning: the notice flags unauthorised building works (abuso edilizio) or an irregular use («…a connecting staircase to the ground floor has been built, which cannot be regularised and must be restored as per the building permit in…»). Regularising or demolishing costs money: check the appraisal report before working out the price per square metre.
From the notice: Apartment in part of a small villa on the first floor, comprising: hallway, one bathroom and two bedrooms. The apartment does not conform to the permit issued, as described in the Court-appointed Technical Report (Consulenza Tecnica d'Ufficio) drawn up by Geometra Alessandro Galimberti on 26/05/2026, which is fully referred to here, because a connecting staircase to the ground floor has been built, which cannot be regularised and must be restored as per the regularisation building permit no. 303/S/2015 of 14.10.2015, at a cost.
If this sale also gets no bids, the judge can generally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from around €108,750, with a minimum offer (offerta minima) of €81,562. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the reduction is decided by the judge and in the meantime the lot may be awarded to others.
Online offer digitally signed via certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima) €108,750.
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 the viewing)
Data source: 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 the 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: €161,250 – €240,000
OMI values for villas and detached houses, area “Isola Sacra-Darsena (Via del Faro)”, first half of 2026, normal condition, × 75 m².
| Works | €/m² | Total for 75 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €15,000 – €30,000 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €30,000 – €60,000 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €52,500 – €97,500 |
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 €108,750 + taxes €9,888 + delegated professional €1,000 – €2,500 | €119,638 – €121,138 | €161,250 – €240,000OMI, normal condition | +€40,112 – +€120,362 |
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 €108,750, with a minimum offer from €81,563. 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 Fiumicino (304 homes on a 4+4 open-market contract, 10.9 €/m² a month on average). Change the numbers to run your own figures.
Gross income €9,768 a year. Yield on the total cost: gross 6.2%, net 4.6%. 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.
€587 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.)
