Via Romana Vecchia 64, Ciampino (Roma)
Photos published with the sale documents. The official notice prevails.
Single Lot: at the inspection the property was found occupied by the foreclosed owner. The appraisal report does not indicate any other occupancy right.
«l’unità immobiliare risulta occupata dalla proprietaria»
Single Lot: the appraiser writes that there is no cadastral match between the state of the premises and the cadastre. The irregularities must be regularised or demolished before the cadastral update.
«Non sussiste corrispondenza catastale.»
Single Lot: according to the appraiser, the unauthorised renovation and extension works have created a unit different from the one approved and recorded in the cadastre, with the use of the basement changed to residential.
«hanno originato una unità immobiliare del tutto diversa da quella assentita»
Single Lot: the appraiser writes that the unauthorised internal works may be regularised by application to the Municipality (Comune). For the extension of the ground floor, the change of use of the basement and the floor slab, in his view they cannot be regularised because they do not comply with the PRG.
«non rispettando le norme di PRG non potranno essere sanate.»
Single Lot: the appraiser estimates as a lump sum around €30,000.00 the costs to demolish or regularise the unauthorised works and restore the approved state, including technical fees. The same amount has been deducted from the estimated value.
«forfettariamente in circa € 30.000,00 i costi da sostenere per demolire e/o sanare le opere abusive»
Single Lot: the area is subject to a seismic constraint under D.G.R. Lazio no. 387/2009 and no. 835/2009. According to the appraiser, the building potential is exhausted and only maintenance and renovation of the existing volumes are allowed.
«risulta soggetta al vincolo sismico ai sensi delle D.G.R. Lazio»
Single Lot: a voluntary mortgage from a land loan dated 31/12/2010 is registered, and an attachment (pignoramento) transcribed on 03/10/2024. The mortgage is stated for an amount of €957,078.00.
«Importo: € 957.078,00»
Single Lot: the appraiser writes that the property is not habitable. No certificate of habitability (certificato di agibilità) was found in the Municipality's records.
«L'immobile non risulta agibile.»
Single Lot: there is no declaration of conformity for the electrical system. The appraiser indicates the same lack for the heating and water systems.
«Non esiste la dichiarazione di conformità dell'impianto elettrico.»
Single Lot: at the inspection the boiler had no maintenance booklet. The appraiser writes that the APE must be prepared at the time of the transfer decree (decreto di trasferimento).
«la caldaia era sprovvista del libretto di manutenzione»
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 321 m² with garage and cellar in Ciampino: base price €490,000 (€1,526/m²), occupied by the debtor (as stated in the appraisal report).
| Type | Small villa |
|---|---|
| Surface area | 321 m² |
| Occupancy status | Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report |
| Deadline for offers | 21/01/2027 at 23:59 · in 77 days |
| Auction date | 22/01/2027 at 11:00 |
| Minimum offer | €357,500 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €24,500 |
| 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. 392/2024 · Court of Velletri |
| Viewings and information | Sale delegate and court-appointed custodian: Michela del Monaco · avvmicheladelmonaco@gmail.com |
Offers by Thursday 21/01/2027 at 23:59; auction on Friday 22/01/2027.
From the notice: small villa consisting of three storeys above ground, with the surrounding area laid out as a garden, comprising: - basement level: garage, c.t. and various rooms, currently used as living space but; - ground floor: living-dining room, kitchen, room, two bathrooms and porch; - first floor: hallway, three rooms, three bathrooms and two balconies at the same level; The property is located in the built-up area of Ciampino, in a suburban district of the city characterised by intensive residential developments.
Online offer digitally signed and sent via certified email (PEC) on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima) €357,500.
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: judicial 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 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: €674,205 – €995,255
OMI values for villas and detached houses, area “Periferia”, first half of 2026, normal condition, × 321 m².
| Works | €/m² | Total for 321 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €64,210 – €128,420 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €128,420 – €256,840 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €224,735 – €417,365 |
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 €357,500 + taxes €32,275 + delegated professional €1,000 – €2,500 | €390,775 – €392,275 | €674,205 – €995,255OMI, normal condition | +€281,930 – +€604,480 |
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 €367,500, with a minimum offer from €275,625. 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 Ciampino (87 homes on a 4+4 open-market contract, 9.4 €/m² a month on average). Change the numbers to run your own figures.
Gross income €36,156 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.
€1,984 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.)
