Via Rocce Anzini, Fiumicino (Roma)
Photos published with the sale documents. The official notice prevails.
Single lot: the appraiser describes unauthorised building works on basement floor S1 (cellar with bathroom, with increased height and volume), and for these writes that regularisation (sanatoria) cannot be requested because the area is a protected area.
«Per detta difformità non è possibile richiedere la sanatoria poiché in zona vincolata non è possibile con una sanatoria postuma regolarizzare un abuso»
Single lot: on the ground floor the portico has been closed and the parking space absorbed into the flat; the appraiser writes that regularisation cannot be requested for the same reason, namely the protected-area restriction.
«Il piano Piloty dove era ubicato il posto macchina è stato chiuso ed inglobato nell'appartamento realizzando due camere e un bagno»
Single lot: the appraiser quantifies the works to reverse the unauthorised building works on floor S1 at €18,900.00 and those on the ground floor at €35,100.00.
«Valore delle opere di ripristino : demolizione del bagno , chiusura delle zone in ampliamento ; valore a corpo mq. 42»
Single lot: in the valuation, the deduction for restoring the unauthorised works is €57,000.00 and for technical procedures €5,000.00, with a final value for the property of €252,300.00 rounded to €250,000.00.
«DETRAZIONE PER MESSA IN RIPRISTINO DEGLI ABUSI €. 57.000,00»
Single lot: the appraiser writes that the cadastral floor plans comply with the approved design but not with the actual state, and that they cannot be updated because the unauthorised works cannot be regularised.
«le planimetrie catastali risultano conformi al progetto approvato ma difformi allo stato di fatto, non è possibile aggiornare le planimetrie»
Single lot: the courtyard and garden do not appear in the land registry extract because they are recorded as BCNC; attaching them to the villa would require a cadastral variation.
«sarebbe necessario fare una variazione catastale per annettere il giardino alla villetta e toglierlo da BCNC»
Single lot: a small wooden structure not covered by the permits is present in the garden, to be removed at a cost of €500.00.
«Nel giardino va rimosso il piccolo vano tecnico in legno costi per la rimozione €. 500,00»
Single lot: according to the appraiser, the area is subject to the PTPR landscape constraint and to an airport restriction.
«Dal punto di vista vincolistico territoriale l’area è soggetta al PTPR belle panoramiche»
Single lot: the property is occupied by the judgment debtor and by a son with his spouse and two grandchildren, and no lease contracts or registered private agreements appear.
«DALLA PARTE ESECUTATA E DA UN FIGLIO CON CONIUGE E DUE NIPOTI»
Single lot: for the lease contracts the appraiser writes ABSENT, and for the assignment of the family home NO, so no enforceable title appears.
«Descrizione: ASSENTE»
Single lot: the voluntary mortgage of 2004 in favour of Banca di Roma encumbers the property, and the seizure (pignoramento) of 2024 is in favour of Altea SPV.
«Ipoteca volontaria RG. N°73349 RP n°18375 del 01/12/2004 a favore Banca di Roma»
Automatic summary of the appraisal report (perizia): the report itself prevails. Pages read: 18 of 18. Summary of 5 November 2026. Open the report ↗
89 m² villa with a 12 m² parking space in Fiumicino: base price €187,500 (€2,107/m²), occupied.
| Type | Small villa |
|---|---|
| Surface area | 89 m² + parking space of 12 m² |
| Occupancy status | Occupied: who lives there and on what legal basis is stated in the appraisal report · from the Public Sales Portal |
| Deadline for offers | 11/12/2026 at 13:00 · in 36 days |
| Auction date | 14/12/2026 at 16:00 |
| Minimum offer | €140,625 |
| Deposit | 20% of the price you offer |
| Minimum bid increment | €7,000 |
| Type of sale | Court sale published on the Public Sales Portal (Court of Civitavecchia) |
| Sale method | Online asynchronous auction: offers and bids online over a number of days, without being present |
| Proceedings | R.G.E. 43/2024 · Court of Civitavecchia |
| Viewings and information | Sale delegate and court-appointed custodian: Clelia Amore · 3358057736 · clelia.amore@virgilio.it |
Offers due by Friday 11/12/2026 at 13:00; auction on Monday 14/12/2026.
From the notice: 1) Apartment in terraced house with attached courtyard, in the municipality of Fiumicino (Rm), Via Rocce Anzini no. SNC, Interior 2, Floor S1-T – 1.
If this sale also turns out to be an auction with no bids (asta deserta), the judge can normally reduce the base price (prezzo base) by up to a quarter: at the next attempt it could start from about €140,625, with a minimum offer (offerta minima) of €105,469. This is the maximum allowed by law (art. 591 c.p.c.), not a forecast: the reduction is decided by the judge and in the meantime the lot may be awarded to others.
Online offer digitally signed and sent by certified email (PEC) on the Public Sales Portal (Portale delle Vendite Pubbliche, PVP). Minimum offer (offerta minima) €140,625.
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 sale website: the notice is authoritative. Report an error or request 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: €191,350 – €284,800
OMI values for villas and detached houses, area “Isola Sacra-Darsena (Via del Faro)”, first half of 2026, normal condition, × 89 m².
| Works | €/m² | Total for 89 m² |
|---|---|---|
| LightPainting, minor repairs, sanitary ware and doors | €200 – €400 | €17,800 – €35,600 |
| MediumBathroom, kitchen, flooring and upgrading of the systems | €400 – €800 | €35,600 – €71,200 |
| FullNew systems, window frames, flooring, bathrooms, kitchen and partition walls | €700 – €1,300 | €62,300 – €115,700 |
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 €140,625 + taxes €12,756 + delegated professional €1,000 – €2,500 | €154,381 – €155,881 | €191,350 – €284,800OMI, normal condition | +€35,469 – +€130,419 |
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.
This sale
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 €140,625, with a minimum offer from €105,469. 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 Fiumicino (304 homes on a 4+4 open-market contract, 10.9 €/m² a month on average). Change the numbers to run your own figures.
Gross income €11,592 a year. Yield on the total cost: gross 5.7%, net 4.2%. 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.
€759 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.)
