Ardea · 170 m² · Small villa

Small villa at auction in Viale Nuova California 95, Ardea, 170 m²

Viale Nuova California 95, Ardea (Roma)

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

The appraisal report in brief

Unauthorised building works
Single lot: the appraiser writes that the property was extended without the required permits, and that for this reason an amnesty application (condono) was submitted, with amnesty title no. 3679/20-86 dated 05/08/2020.
«a seguito di ampliamento in assenza delle prescritte autorizzazioni veniva inoltrata Domanda di Condono Edilizio»
Quote from the report (Italian), page 9 ↗
Other
Single lot: the appraiser states that the property does not appear to be certified as fit for occupancy (agibile).
«L'immobile non risulta agibile.»
Quote from the report (Italian), page 9 ↗
Occupancy and title
Single lot: the transcription of the acceptance of the inheritance was only made on 04/04/2025, after the checks in the notarial report. The appraiser says the procedure appears regular, except for this 1/2 share acquired through succession.
«ma trascritta solamente in data 04/04/2025 al R.G. n 18912 e Reg Part. 13645»
Quote from the report (Italian), page 4 ↗
State of repair
Single lot: the appraiser describes the property as uninhabited and in a state of complete abandonment, with some renovation work still in progress.
«l'immobile è in completo stato di abbandono»
Quote from the report (Italian), page 6 ↗
Systems (plumbing, electrical, heating)
Single lot: the declarations of conformity for the electrical, heating and water systems are missing. The appraiser also writes that the heating has no boiler and that the electrical system is only apparently compliant.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Quote from the report (Italian), page 9 ↗
Planning and land-registry discrepancies
Single lot: the parking space assigned to the property exists and is demarcated, but it is not registered in the cadastre or on the land register. It results from a simple agreement between the owners of the condominium area.
«ma esso non è accatastato nè censito poiché è il frutto di un semplice accordo tra i proprietari»
Quote from the report (Italian), page 6 ↗
Occupancy and title
Single lot: the appraiser writes that the property is vacant, found without people or belongings following access with the assistance of the police.
«L'immobile risulta libero»
Quote from the report (Italian), page 7 ↗
Restrictions and easements
Single lot: the appraiser writes that by determination of 26/01/2010 the civic use rights (usi civici) that burdened the land of the property were settled.
«sono stati liquidati gli usi civici che gravavano sul terreno ove sorge l'immobile»
Quote from the report (Italian), page 6 ↗

Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 15 of 15. Summary of 5 November 2026. Open the report ↗

The lot

Small villa of 170 m² in Ardea: base price €180,000 (€1,059/m²), vacant (the notice says so).

Type	Small villa
Surface area	170 m²
Occupancy status	Vacant · from the notice
Deadline for offers	11/11/2026 at 23:59 · in 6 days
Auction date	12/11/2026 at 10:00
Minimum offer	€135,000
Deposit	10% of the price you offer
Minimum bid increment	€9,000
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. 408/2024 · Court of Velletri
Viewings and information	Sale delegate and court-appointed custodian: Simona Schiavi · 069635703 · avv.simonaschiavi@gmail.com

Offers by Wednesday 11/11/2026 at 23:59; auction Thursday 12/11/2026.

Read the text of the notice

From the notice: Small villa made up of ground floor and first floor, divided, two living rooms, kitchen, bedroom, W.C., storage room, porch and garden courtyard; internal staircase to access the first floor thus divided; two bedrooms, W.C. and 2 balconies.

How to take part

Online offer digitally signed and sent via certified email (PEC) on the Public Sales Portal. Minimum offer (offerta minima): €135,000.

Book the viewing on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP), using the «Book viewing» button in the official listing: by law, requests go through there (art. 560 c.p.c.). Court-appointed custodian (custode): Simona Schiavi · 069635703. You can call the custodian with questions about the property. 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 Wednesday 11/11/2026 at 23:59.
Auction on Thursday 12/11/2026 at 10:00: if you are awarded the lot, pay the balance within the notice's deadlines and then 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 a viewing)

Data source: court 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 ask for 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

What you really need

Deposit: €13,500 (10% of the minimum offer, as the notice requires) or €18,000 if you bid the base price
Registration tax (imposta di registro): €2,800 if first home (prima casa, 2%, minimum €1,000) or €12,250 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if a business is being sold, VAT may apply: the notice says so. If you buy 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 instead of 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 €135,000: about €138,800-€149,750
Estimate starting from the minimum offer (offerta minima): monthly instalment of about €463 with a 70% mortgage (€94,500) over 25 years at 3.3%; about €44,300 of savings 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.

The investment figures

What it is worth on the market

As it is: €221,000 – €331,500

OMI values for villas and detached houses, area “Tor San Lorenzo - Nuova California”, first half of 2026, normal condition, × 170 m².

What the works cost

Works	€/m²	Total for 170 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€34,000 – €68,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€68,000 – €136,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€119,000 – €221,000

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 €135,000 + taxes €12,250 + delegated professional €1,000 – €2,500	€148,250 – €149,750	€221,000 – €331,500OMI, normal condition	+€71,250 – +€183,250

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

18 June 2026€240,000
No bids (deserted)
12 November 2026€180,000
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 €135,000, with a minimum offer from €101,250. 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€9,847

Gross income €13,260 a year. Yield on the total cost: gross 6.8%, net 5%. 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

Auctions in Ardea ↗

Area value: in OMI area E7 “Tor San Lorenzo - Nuova California” (suburban), for villas and detached houses in normal condition, the Italian Revenue Agency gives between €1,300 and €1,950 per m² of gross floor area. At the starting price it costs €1,059 per m²: 19% below the minimum of the area. For 170 m² the area range is worth between €221,000 and €331,500. 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 (%)

€729 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.