ASTA - PRE ASTA in Via delle Ghiandaie 21, Aprilia LT
ASTA - PRE ASTA in Via delle Ghiandaie 21, Aprilia LT. Habitable, autonomo heating, caminetto, porta blindata, esposizione esterna, cucina, balcone, terrazzo.
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
Despite the low asking price of €41,740 (€122/m²), this is explicitly an ASTA/pre-auction property, which makes it unsuitable for a standard purchase. At an estimated €200/m² for a habitable 341 m² villa, the effective cost would be about €110,000 before auction-related risks.
More on the house and the area
The property’s beauty is not convincingly demonstrated: the gallery mainly shows marketing material, a suburban aerial image, and a generic city panorama rather than the villa itself. The advertised 341 sqm villa is described as habitable with heating, kitchen, fireplace, balcony, and terrace, but the absence of actual interior photos and the stated zero bathrooms make livability difficult to verify.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€22,000 – €38,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- The gallery contains almost no photographs of the actual villa, only promotional slides and a generic Rome panorama.
- The listing claims the property is habitable, but no interiors, bathrooms, kitchen, roof, or utilities are shown.
- This is an auction/pre-auction listing, so legal and occupancy checks are essential.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 55/100The Tyrrhenian coast is within the area, with a long low sandy shoreline at Tor San Lorenzo and Marina di Ardea. This stretch sits on the flat Agro Romano and reclaimed coastal plain south of Rome, with dunes, pine woods and farmland in the immediate hinterland. The mouth of the Fosso della Moletta is on this coast, and the river valleys and drainage channels shape the local plain more than any relief. Rome is the nearest large city and its services are part of daily life. Ardea is an ancient Latin site known for its historic old centre on a tufa rise and archaeological remains, but the wider surroundings are mainly suburban coastal development and ordinary plain landscape.