Ardea · 152 m² · Small villa

Small villa at auction in Viale Nuova California 71, Ardea, 152 m²

Viale Nuova California 71, Ardea (Roma)

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

The lot

Small villa of 152 m² in Ardea: base price €110,000 (€724/m²), let (existing lease: check expiry and enforceability against the buyer in the appraisal report).

Type	Small villa
Surface area	152 m²
Occupancy status	Leased (lease in place: check expiry; enforceability in the appraisal) · from the appraisal report
Deadline for offers	27/11/2026 at 23:59 · in 22 days
Auction date	30/11/2026 at 15:30
Minimum offer	€82,500
Deposit	10% of the price you offer
Minimum bid increment	€6,000
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. 295/2023 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Alessandro Novelli · 069323456 · a.novelli@studionovellisupino.it

Offers by Friday 27/11/2026 at 23:59; auction on Monday 30/11/2026.

Read the text of the notice

From the notice: Full ownership of a small villa in a two-family unit, comprising basement, ground and first floors with attached exclusive garden courtyard.

How to take part

Online offer digitally signed via PEC on the Public Sales Portal. Minimum offer (offerta minima) €82,500.

Book the viewing via the Public Sales Portal, using the «Prenota visita» button on the official listing: by law, requests must go through it (art. 560 c.p.c.). Court-appointed custodian (custode): Alessandro Novelli · 069323456. You can call the custodian with questions about the property. 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).
Send your online offer to the Public Sales Portal by Friday 27/11/2026 at 23:59.
Auction on Monday 30/11/2026 at 15:30: 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)

Source of data: Judicial auction (official notice). Colpo d’Asta is a private service, not the official sale website: the notice prevails. 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: €8,250 (10% of the minimum offer, as the notice requires) or €11,000 if you offer the base price
Registration tax (imposta di registro): €1,750 if first home (prima casa) (2%, minimum €1,000) or €7,525 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is selling, VAT may apply: the notice says so. If you are buying 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 rather than the price: this is 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 €82,500: about €85,250-€92,525
Estimate starting from the minimum offer: monthly instalment of about €283 with a 70% mortgage (€57,750) over 25 years at 3.3%; about €27,500 in savings are needed: the 30% not covered by the mortgage (the deposit paid forms part of it and is deducted from the price), the registration 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: €197,600 – €296,400

OMI values for ville e villini, area “Tor San Lorenzo - Nuova California”, first half of 2026, normal condition, × 152 m².

What the works cost

Works	€/m²	Total for 152 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€30,400 – €60,800
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€60,800 – €121,600
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€106,400 – €197,600

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 €82,500 + taxes €7,525 + delegated professional €1,000 – €2,500	€91,025 – €92,525	€197,600 – €296,400OMI, normal condition	+€105,075 – +€205,375

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

28 May 2026€145,000
No bids (deserted)
30 November 2026€110,000
This sale · 24% 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 €82,500, with a minimum offer from €61,875. 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 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€8,804

Gross income €11,856 a year. Yield on the total cost: gross 9.9%, net 7.3%. 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

Area value: in OMI area E7 “Tor San Lorenzo - Nuova California” (suburbana), for ville e villini in normale condition, the Italian Revenue Agency gives between €1,300 and €1,950 per m² of lorda floor area. At the starting price it costs €724 per m²: 44% below the minimum of the area. For 152 m² the area range is worth between €197,600 and €296,400. Rents in the area: 5.3–7.8 €/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 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 (%)

€445 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.