Civitavecchia · 347 m² · Small villa

Small villa at auction in Via Giacomo Leopardi 2/A, Civitavecchia, 347 m²

Via Giacomo Leopardi 2/A, Civitavecchia (Roma)

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

The lot

Small villa of 347 m² in Civitavecchia: base price €300,000 (€865/m²), occupied (as the notice states).

Type	Small villa
Surface area	347 m²
Occupancy status	Occupied: who lives there and on what basis is set out in the appraisal report · from the notice
Auction round	2°
Deadline for offers	10/12/2026 at 13:00 · in 35 days
Auction date	11/12/2026 at 16:00
Minimum offer	€225,000
Deposit	10% of the price you offer
Minimum bid increment	€9,000
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. 211/2024 · Court of Civitavecchia
Viewings and information	Sale delegate: Simona Iodice · 076623690 · avv.simona.iodice@gmail.com

Offers by Thursday 10/12/2026 at 13:00; auction Friday 11/12/2026; 2nd round of the auction.

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: Dwelling in small villas located in the Municipality of Civitavecchia (RM) at Via Giacomo Leopardi 2/A, floor T-1. Census zone. Size 10 rooms; total 347 m² excluding uncovered areas of 270 m². Ground floor: two bedrooms and two WCs; first floor: living room, kitchen, three bedrooms, two bathrooms and three balconies. The total usable surface is 170 m², storage room of 25 m², a porch of 96 m² and a garden of 330 m².

How to take part

Online offer digitally signed and sent via PEC on the Public Sales Portal. Minimum offer (offerta minima) €225,000.

Book the viewing from the Public Sales Portal, using the «Book viewing» button on the official listing: by law, requests go through there (art. 560 c.p.c.). For questions about the property, the reference is the sale delegate: Simona Iodice · 076623690. 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 Thursday 10/12/2026 at 13:00.
Auction Friday 11/12/2026 at 16:00: if you are awarded the lot, pay the balance within the deadlines in the notice and then the transfer decree.

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 sale website: the notice is what counts. Report an error or request 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
Anyone occupying without title will be removed by the court-appointed custodian, and the timing should be factored in

What you really need

Deposit: €22,500 (10% of the minimum offer, as the notice requires) or €30,000 if you offer the base price
Registration tax (imposta di registro): €4,600 if first home (prima casa) at 2% (minimum €1,000), or €20,350 in other cases at 9% (minimum €1,000), already including €100 of mortgage and cadastral taxes. If a company is selling, VAT may apply: the notice says 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 instead of the price: often much lower. Ask the sale delegate or the notary.
With the price-value (cadastral income €1,420.26) the tax would be about €3,381 for a first home / €16,206 for a second home, always including mortgage and cadastral taxes: ask the sale delegate.
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 €225,000: about €230,600-€247,850
Estimate based on the minimum offer (offerta minima): monthly instalment of about €772 with a 70% mortgage (€157,500) over 25 years at 3.3%; you need about €73,100 in savings: the 30% not covered by the mortgage (the deposit paid (cauzione) is part of it and is deducted from the price), the tax and 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: €503,150 – €728,700

OMI values for ville e villini, area “Zona Periferica (Viale Pietro Nenni)”, first half of 2026, normal condition, × 347 m².

What the works cost

Works	€/m²	Total for 347 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€69,400 – €138,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€138,800 – €277,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€242,900 – €451,100

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 €225,000 + taxes €20,350 + delegated professional €1,000 – €2,500	€246,350 – €247,850	€503,150 – €728,700OMI, normal condition	+€255,300 – +€482,350

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

11 September 2026€400,000
No bids (deserted)
11 December 2026€300,000
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 €225,000, with a minimum offer from €168,750. 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 Civitavecchia (96 homes on a 4+4 open-market contract, 7 €/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€21,619

Gross income €29,112 a year. Yield on the total cost: gross 8.9%, net 6.6%. 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.

The market here

Area value: in OMI area D1 “Zona Periferica (Viale Pietro Nenni)” (periferica), for ville e villini in normale condition, the Italian Revenue Agency gives between €1,450 and €2,100 per m² of lorda floor area. At the starting price it costs €865 per m²: 40% below the minimum of the area. For 347 m² the area range is worth between €503,150 and €728,700. Rents in the area: 5.8–8.5 €/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 Civitavecchia: €25,330 a year.Italian Ministry of Economy and Finance, tax year 2024.

The monthly payment, as a guide

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

€1,214 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.