Via dei Castagni 61, Lariano (Roma)
Photos published with the sale documents. The official notice prevails.
Single lot: the property is currently occupied by the debtor, identified in the appraisal report (perizia) as Sig. **** Omissis ****. The appraisal report does not indicate any right of occupation other than the debtor's status.
«Attualmente l'immobile è occupato dal debitore Sig. **** Omissis **** nato in»
Single lot: the appraiser writes that plot 905 was transformed with the construction of the property and that the terrace was not considered as coppice woodland; the area is treated as a garden belonging to the property.
«la part.905 risulta trasformata a seguito della costruzione dell'immobile,pertanto si ritiene di considerare l'area come giardino di pertinenza dell'immobile»
Single lot: the appraiser writes that there is a 1987 regularisation application for unauthorised building works, and that the buyer must regularise the property within 120 days of notification of the decree.
«si rileva una domanda di sanatoria per gli abusi edilizi di cui alla Legge 28 febbraio 1985 n.47»
Single lot: the appraiser states that the property does not appear to be certified as fit for occupancy (agibile).
«L'immobile non risulta agibile.»
Single lot: the land is in a seismic zone and within the perimeter of a landscape-environmental constraint; the appraiser lists the permitted works (ordinary and extraordinary maintenance, restoration, renovation, demolition and reconstruction).
«Il suddetto lotto risulta ubicato nel perimetro stabilito dal Vincolo paesaggistico-ambientale»
Single lot: the appraiser writes that the property is run down and requires extraordinary maintenance, with water seepage from the roof and obsolete systems that are not fully working.
«si evidenziano infiltrazioni dal tetto, acqua e/umidità, l'impianto elettrico ed idrosanitario nonchè termico si presentano obsoleti e non del tutto funzionanti»
Single lot: the declarations of compliance for the electrical, heating and water systems are missing; the appraiser writes that they do not meet regulations and estimates about €17,000 to restore them.
«si ritiene di dover affrontare approssimativamente un costo totale di € 17,000 circa per ripristinare gli impianti»
Single lot: the appraiser deducts €20,000 from the value for planning regularisation costs and 20% for state of use and maintenance, arriving at a final value of €122,728.00.
«Oneri di regolarizzazione urbanistica 20000,00 € Stato d'uso e di manutenzione 20,00 %»
Single lot: the property is subject to a voluntary mortgage of €211,500.00 and a statutory mortgage; the appraiser indicates that the cancellations charged to the procedure cost about €2,408.00 in total.
«che, in relazione alla formalità da cancellare, complessivamente, attualmente risultano in essere: €. 2.408,00.»
Single lot: the appraiser indicates that the area falls within a cadastral zone, with cancellation of the 2018 statutory mortgage to be carried out with the transfer decree; the statutory mortgage registered on 12/09/2018 is listed among the formalities to be cancelled.
«Ipoteca Legale Trascritto a Tribunale Velletri il 12/09/2018»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 16 of 16. Summary of 5 November 2026. Open the report ↗
Small villa of 151 m² with cellar in Lariano: base price €72,000 (€477/m²), occupied by the debtor (as the appraisal report states).
| Type | Small villa |
|---|---|
| Surface area | 151 m² cadastral area (from the notice) |
| Occupancy status | Occupied by the debtor (will be vacated after the transfer decree) · per the appraisal report |
| Deadline for offers | 16/12/2026 at 13:00 · in 41 days |
| Auction date | 17/12/2026 at 10:00 |
| Minimum offer | €54,000 |
| Deposit | 10% of the price you offer |
| Minimum bid increment | €4,000 |
| Type of sale | Court-ordered sale published on the Public Sales Portal (Court of Velletri) |
| Sale method | No online tender: sealed offers to the sale delegate or to the notary named in the notice |
| Proceedings | R.G.E. 459/2018 · Court of Velletri |
| Viewings and information | Sale delegate: Luigi Calvaruso · 069632281 · info@studiolegalecalvaruso.it |
Offers due by Wednesday 16/12/2026 at 13:00; auction on Thursday 17/12/2026.
From the notice: full ownership of the property unit located in the Municipality of Lariano (RM), Via Dei Castagni, 61. Detached house with garden and cellar on the raised ground floor above the public road in front (Via dei Castagni). Access is via a gate on Via dei Castagni, 61. Land area: 2 are and 77 ca.
Sealed-envelope offer to be deposited at the office of the sale delegate indicated in the notice, by Wednesday 16/12/2026 at 13:00: it cannot be made online. The envelope must contain the signed offer and a cashier's cheque for the deposit (cauzione). Minimum offer (offerta minima): €54,000.
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: Asta giudiziaria (official notice). Colpo d’Asta is a private service, not the official sale website: the notice prevails. 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: €166,100 – €241,600
OMI values for villas and detached houses, area “Outlying area”, first half of 2026, normal condition, × 151 m².
| Works | €/m² | Total for 151 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €30,200 – €60,400 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €60,400 – €120,800 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €105,700 – €196,300 |
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 €54,000 + taxes €4,960 + delegated professional €1,000 – €2,500 | €59,960 – €61,460 | €166,100 – €241,600OMI, normal condition | +€104,640 – +€181,640 |
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.
Outcome not published
Outcome not published · 22% lower than the previous attempt
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 €54,000, with a minimum offer from €40,500. 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 Lariano (29 homes on a 4+4 open-market contract, 5.8 €/m² a month on average). Change the numbers to run your own figures.
Gross income €10,416 a year. Yield on the total cost: gross 13.3%, net 9.8%. 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.
€291 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.)
