Ardea · 50 m² · Small villa

Villa with cellar and garage at auction in Via Dora Baltea 69, Ardea, 50 m²

Via Dora Baltea 69, Ardea (Roma)

The photos are in the official noticeOpen the notice ↗

The lot

Villa of 50 m² with cellar and garage in Ardea: base price €184,000 (€3,680/m²), vacant.

Type	Small villa
Surface area	50 m² (from the appraisal report)
Occupancy status	Vacant · from the Public Sales Portal
Deadline for offers	19/11/2026 at 09:00 · in 14 days
Auction date	20/11/2026 at 09:00
Minimum offer	€184,000 (equal to the base price: this notice does not allow reduced offers)
Deposit	at least 10% of the price you offer: the exact percentage is in the notice
Minimum bid increment	€5,000
Type of sale	Competitive sale in insolvency proceedings (Court of Velletri), published on the Public Sales Portal
Sale method	Online asynchronous auction: offers and bids online over a number of days, without being present
Proceedings	Controlled liquidation n. 4/2026 · Court of Velletri
Viewings and information	Sale delegate: Pietro Marcantoni · 069626646 · attivitagiudiziali@marcantoni.it

Offers by Thursday 19/11/2026 at 09:00; auction on Friday 20/11/2026.

Read the text of the notice

From the notice: portion of a four-family villa consisting of an apartment, portico, garden, cellar and garage.

How to take part

Irrevocable offer as set out in the terms of sale, online on the Public Sales Portal or on the website of the sale operator. Minimum offer (offerta minima) €184,000.

This is a competitive sale run by the trustee of the procedure: read the specifications, which set out where and how the offer must be delivered.
The irrevocable offer must be submitted as set out in the terms of sale, online on the Public Sales Portal or on the website of the sale operator by Thursday 19/11/2026 at 09:00.
If you are awarded the lot (aggiudicazione), you pay the balance within the deadlines set out in the disciplinare and sign the notarial deed (rogito) with the notary; mortgages and seizures are then cancelled by decree of the delegated judge.

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 website of the sale: 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: the percentage and the payment method are set out in the disciplinare; check them before you bid
Balance payable under the disciplinare terms
Notary's fee for the notarial deed, payable by the buyer
Registration tax as in a normal sale; if the company in the proceedings is selling business assets, the sale may be subject to VAT (IVA): check the disciplinare
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: the notice sets the percentage (often 10%, sometimes 20%): check it before making the bank transfer
Registration tax (imposta di registro): €3,780 if it is your first home (prima casa) (2%, minimum €1,000) or €16,660 in other cases (9%, minimum €1,000), already including €100 of mortgage and cadastral taxes; if the seller is a company, 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 or the notary.
Notary's fee for the notarial deed (payable by the buyer), transcription and change of ownership: approximately €1,000-€2,500, more for higher amounts
Indicative total budget starting from €184,000: about €188,780-€203,160
Estimate starting from the base price: instalment of about €631 a month with a mortgage at 70% (€128,800) over 25 years at 3.3%; you need about €59,980 in savings: the 30% not covered by the mortgage (the deposit paid is part of it and is deducted from the price), the registration tax and fees; estimate with a 10% deposit
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: €65,000 – €97,500

OMI values for villas and detached houses, area “Tor San Lorenzo - Nuova California”, first half of 2026, normal condition, × 50 m².

What the works cost

Works	€/m²	Total for 50 m²
LightPainting, minor repairs, sanitary ware and doors	€200 – €400	€10,000 – €20,000
MediumBathroom, kitchen, flooring and upgrading of the systems	€400 – €800	€20,000 – €40,000
FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls	€700 – €1,300	€35,000 – €65,000

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 €184,000 + taxes €16,660 + delegated professional €1,000 – €2,500	€201,660 – €203,160	€65,000 – €97,500OMI, normal condition	−€138,160 – −€104,160

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

9 September 2026€230,000
No bids (deserted)
20 November 2026€184,000
This sale · 20% 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 €138,000, with a minimum offer from €103,500. 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€2,896

Gross income €3,900 a year. Yield on the total cost: gross 1.9%, net 1.4%. 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 €3,680 per m²: 89% above the maximum of the area. For 50 m² the area range is worth between €65,000 and €97,500. 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 (%)

€745 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.