Ref. 0010 · Coastline
Apartment with a level garden in a villa on the Trieste coast
Strada Costiera, Coastline, Trieste
€980,000
Apartment · 97 m² · 2 bedrooms · 2 bathrooms23 photos
Mortgage€3,097 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.68%CalculateApartment with a level garden in a villa on the Trieste coast
Strada Costiera, Coastline, Trieste
The house in three numbers
97 m²
Indoors, with the level lawn in front
Gross internal area, on the 3D-tour floor plan. The lawn in front of the living room's glass doors, towards the sea, will be marked out by the subdivision.
3
Homes in one villa
The top floor, the middle floor and the rest of the villa: further down, on the drone photos, which piece belongs to whom.
5 min
From Grignano harbour
17 from Piazza Unità and under half an hour from the airport, by car in free-flowing traffic.
3D tour
Step inside the middle floor
Scan date: 13 October 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
Scan date: 10 October 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
The middle floor
A level lawn, where the coast climbs.
Around the villa the ground climbs in terraces towards the road; this garden, by contrast, is level: in front of the living room's glass doors, with two large trees and the gulf beyond the railing.
- Two bedrooms · two bathrooms
- 97 m² inside
- Finished, ready to furnish
Unretouched photo · 10 October 2025
What goes with each home
One villa, three homes. Here is which piece belongs to whom.
The villa is divided into three homes, each with its own entrance: the top floor, the apartment on the middle floor and the rest of the villa, which the owners are keeping. Tap a home: on the photo from the sea side its floors light up, on the one from above its gardens. The interiors of the three homes were drawn by the architects; we assign the gardens according to what we gathered on site visits, and as of the October 2025 documents the land-registry subdivision had not been filed: where a boundary is not on paper yet, we say so.
Where it is
From the roof to the gulf, in nine photographs.
The drone rises straight up next to the villa, from 47 to 169 metres: first the green roof, then the houses running down to the shore, the coast road, the piers and the sea. There are other houses between the villa and the rocks; from the villa to the water it is about fifty metres as the crow flies.
- The sea · 55 m from the villa as the crow flies
- Grignano · 5 min by car
- Piazza Unità · 17 min
Real footage · no AI · nine drone photographs from the same vertical, aligned and cross-faded, 10 October 2025
Down to the sea
The inclined lift, then the steps to the shore
From the car park on the road you go down with the co-ownership's lift or on foot; from the villa to the sea there are between 80 and 100 steps.
From the inclined lift's cabin, towards the sea
Unretouched photo · 31 October 2024
The shore below the villas, with the steps and the pier
Unretouched photo · 30 October 2021
The villa from above, towards the gulf: in front, the houses on the shore
Unretouched photo · drone, 10 October 2025
The building works
From the 1979 house to today
On the plot of the 1970s house with a pool now stands the building you see, the result of the works authorised by the 2015 permit. Here are the dates, and what is still missing.
1979
The land-register plan creates the «house and courtyard» parcel for the house of the time, at number 194.
2015
The municipality issues the building permit for the project; in 2019 it extends it.
2017
In the Region's orthophoto, in March, the concrete frame already stands on the old house's parcel.
2021
The amended design; in October the drone films the building on two floors, without the top floor yet.
2022
The crane arrives and the top floor goes up.
2023–2025
The architects draw up the division into three homes. In October 2025 the 3D tour shows the middle floor finished and the top floor with its floors laid.
Today
According to the documents of October 2025, still to come: the completion certificate, the certificate of habitability, the cadastral registration of the three homes, the land-registry subdivision and the energy certificate, which is issued on completion.
Sources: land register (1979 plan), the site power-connection request quoting building permit no. 95/164-11/2015 and its extension, true orthophoto of the Friuli Venezia Giulia Region (March 2017), amended design (June 2021), photos and drone footage (2021, 2022, 2025), the architects' drawings (2023-2025), 3D tour (October 2025).
Nearby
Five minutes from Grignano, seventeen from Piazza Unità
The villa stands on the coast road between Grignano and Santa Croce, west of the city: Miramare and Sistiana eight or nine minutes away, the centre a good quarter of an hour, the airport under half an hour. Every destination below sits in its true direction; the distance from the centre is the time by car.
The city
- Piazza Unità d'Italia17 min
The sea
- Grignano harbour5 min
- Sistiana8 min
- Miramare Castle9 min
- Barcola seafront10 min
- Sistiana harbour12 min
Getting away
- Trieste Centrale station16 min
- Slovenian border, Fernetti22 min
- Trieste Airport28 min
Driving times from the Strada Costiera in front of number 194, in free-flowing traffic (OSRM on OpenStreetMap, 21 October 2026); directions from the villa.
Property features
- Type
- Apartment
- Surface
- 97 m²
- Rooms
- 3
- Bedrooms
- 2
- Bathrooms
- 2
- Floor
- Intermediate floor, level with the garden
- Energy class
- EPC issued on completion of works
- Condition
- New / Under construction
- Kitchen
- Open-plan
- Terrace
- Yes
- Sea view
- Yes
- Heating
- Independent
›The full description
Around the villa the ground climbs in terraces towards the road; this garden, by contrast, is level: a lawn in front of the living room's glass doors, with two large trees, the railing on the downhill side and the gulf beyond the houses on the shore.
The apartment is the north-west wing of the middle floor of a villa divided into three homes, each with its own entrance, on the Strada Costiera between Grignano and Santa Croce. Inside it measures 97 m² of gross internal area, on the 3D-tour floor plan: the living area with its open kitchen faces the lawn, 8.70 m along its long side, with two full-height sliding doors; the main bedroom, 6.51 × 3.02 m, opens onto a hallway with a bathroom and the storeroom; the second, 3.02 × 4.33 m, has its own bathroom, behind a walk-in wardrobe.
The finishes are the ones laid during the works: oak floors, large-format porcelain tiles in the bathrooms, walk-in showers. The building has a green roof, and the lawn has room for an above-ground pool, to be checked with the landscape authorisation.
Above is the top floor, also for sale; the other wing of the middle floor and the lowest level stay with the owners. The lawn goes with this apartment according to what the owners told us on site visits. The middle floor's terrace runs along the whole front and is split between the two wings: this apartment's share, like the boundaries of the lawn, will be set by the land-registry subdivision, which, according to the documents of October 2025, had not yet been filed. A parking space in the co-owned car park on the road can be bought separately, for €50,000. You walk down to the sea, between 80 and 100 steps; the owners, who state that they hold a state concession on a platform on the rocks, also plan the use of a spot on it for this apartment, to be settled in the negotiation with the deed.
The apartment is finished; according to the documents of October 2025, the villa's completion certificate, the certificate of habitability, the cadastral registration of the three units and the energy performance certificate are still to come, and the energy certificate is issued on completion.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €39,200+ VAT
- Notary
- ≈ €4,000-7,800estimate, incl. VAT and costs
Annual running costs
- Waste tax · TARI
- Occupants2≈ €224/yr
Annual costs are indicative estimates calculated with a formula from the cadastral data and the municipal rates, and do not replace an official check.
A mortgage for this home
€3,097a month
for a €686,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.54%
- nominal annual rate
- APRC (TAEG)
- 3.68%
- total annual cost, fees included
A first estimate, made with the help of AI from official data: it is not a mortgage offer. The amount, rate and terms are decided by the bank after its own assessment.
TAN from the average of fixed-rate (over 10 years) mortgages signed in Italy in August 2026 (provisional): ECB, Bank of Italy data.
The guide: mortgages in Italy for non-residents
Italian banks usually lend non-residents 50-60% of the value: “I live abroad” redoes the maths.
The buyer
- Monthly payment
- €3,097
- 360 payments
- Total interest
- €428,749
- Total amount payable
- €1,123,525
- payments and loan costs
- Cash needed at the deed
- at least €351,200 - €357,800
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €9,290 a month
- For the Bank of Italy it is reasonable for the payment not to exceed one third of disposable income, also of several borrowers together. It is a prudence rule, not a requirement: every bank has its own criteria.
- Italian tax relief (IRPEF)
- up to €760 in the first year
- 19% of the interest and loan costs on a main home, up to €4,000 a year per contract (€760 of tax), split between the borrowers. Above €75,000 of income, for loans signed from 2025, it counts towards the overall cap on deductions; and from 2026, above €200,000, total deductions are cut by €440.
- Down payment€294,000
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€47,824
- Loan costs€3,065
- Notary, purchase and mortgage deeds (estimate)€6,340 - €12,890
How we do the maths
The rate
It is the average rate of fixed-rate (over 10 years) home loans signed in Italy in the month, collected from banks by the Bank of Italy and published by the ECB about five weeks later (harmonised MIR statistics). The TriesteVillas CRM downloads it every night: when a new month comes out, the figure here updates by itself. Fixed-rate loans use contracts fixed for the same term (up to 5 years, 5 to 10, over 10); variable-rate loans use variable-rate contracts. The published figure is a compound annual rate without fees: for the monthly payment it becomes the nominal rate, TAN = 12 × ((1 + rate)^(1/12) - 1). Latest data: August 2026, provisional.
Over a year this average moved from 3.31% (August 2025) to 3.60% (August 2026).
This month's offers may differ: the best ones are often below the average, with conditions (down payment, energy class, guarantees, insurance). That is why the rate above can be changed.
The payment
French amortisation, with a constant payment: R = C × i / (1 - (1 + i)^(-n)), where C is the capital, i the TAN divided by 12 and n the number of payments.
The APRC (TAEG)
The annual cost of the whole loan, computed with the cash flows of the EU directive: on top of interest, the costs usually paid to the bank and the State. Substitute tax 0.25% (€1,715), arrangement fee €1,000 (assumption), valuation €350, fire insurance €154 a year, payment collection €3 a month. The notary's fees stay out of the APRC, as the law provides (art. 120-quinquies of the Italian Banking Act): they are included in the cash needed at the deed. For comparison, the average APRC of home loans signed in Italy in August 2026 was 3.99%.
Cash at the deed
The down payment, the purchase taxes estimated for this home under the chosen regime, the agency fee with VAT, the loan costs paid at signing and the notary, for the purchase and for the mortgage. The notary is our estimate, given as a range, not a quote: since 2012 the fee is agreed with the notary, who, having seen the documents, gives a written estimate before being instructed. The bank lends on the value set by its own valuation: if the valuation comes in below the price, the loan goes down, not the price.
The income
The one-third rule comes from the Bank of Italy's consumer guide: a prudence measure for choosing an affordable payment, not the criterion a bank uses to decide. Every bank assesses income, expenses, age and guarantees on its own.
What it is not
It is not a credit offer or advice. TriesteVillas is not a bank, a credit broker or a credit agent, and not a mortgage comparison site. This calculator, built with the help of artificial intelligence, makes a first estimate from official data and the rules written here; the maths runs in the browser and nothing is saved.
Sources
- ECB, bank interest rate statistics (MIR): the series used
- Bank of Italy, Banks and money: national data
- Bank of Italy, consumer guide to home mortgages
- Substitute tax: Presidential Decree 601/1973, art. 18
- Interest tax relief: Italian Revenue Agency
- Typical costs: bank information sheets and October 2026 comparisons
- The notary: our estimate; archive tax and contributions under Ministerial Decree 265/2012
Rates updated on 20 October 2026.
Floor plans
Floor plan drawn from our 3D survey (Matterport): it shows the home as it is today and where the rooms are, for illustration only. It is not the cadastral floor plan and has no planning, cadastral or permit value: measurements and room names (such as “bedroom” or “study”) describe the current state and use, not the authorised use or habitability. The cadastral floor plan can be requested from the agency and is in any case provided before an offer is signed.
Amenities
- Garden
- Terrace
- Near the sea
- Sea view
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos
20 of 23 photos retouched with AI: 4 edited and 1 simulation, marked on the photo; 15 in light and colour only. On 3 photos the “AI” label is precautionary, pending review. The viewing remains the only reference.
How we edited them
Of the 23 images in this listing, 3 are drone photographs taken on 10 October 2025 and published unretouched. The other 20 start from photographs of the interiors, the terrace, the garden and the surroundings, including aerial drone shots. All 20 went through a generative image model: 15 for light and colour only, 4 to remove objects, and 1 is a simulation, which carries the label «AI · simulated» on the website.
Removed were: in one drone shot, the white bulk bags and the objects on the lower terrace; indoors, the wooden boards leaning against a wall, the packaging on the floor and some cables in a corner. In one photograph the model also removed a fixed element: the frame of a door, blurred in the foreground, and it rebuilt the corner of the room behind it. In the simulation, the tall, unkempt grass in front of the railing was turned into a green, mown lawn.
Where something was removed, what it hid was not photographed: the model rebuilt it, plausibly. Compared with the photographs, the house, the vegetation, the trees, the railing and the sea view are as photographed, and the electrical boxes with exposed wires on a pillar are there and were left as they are; in the 15 photographs retouched for light only nothing was added or removed. Even where it changed only the light, the model recalculated the whole image: the fine grain of the surfaces is reconstructed, not photographed.
Light and colour were corrected as in a normal photo retouch. The original unmodified photographs are available on request; a viewing remains the only reference for the actual condition of the property.
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