Ref. 0168 · City Centre

Two-Level Penthouse with Sea View, Three Outdoor Spaces and Residents' SPA — Trieste

dei Giustinelli, City Centre, Trieste

€1,190,000

Apartment · 178 m² · 1 bedroom · 2 bathrooms · on multiple levelsEnergy class A240 photos

Mortgage€3,760 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.68%Calculate

dei Giustinelli, City Centre, Trieste

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3
Outdoor spaces, on two levels
A balcony on the entrance level; upstairs, a second balcony and the terrace.
From the cadastral plan filed in 2025.

3D tour

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Video

Green home · Class A

In the top band of the energy scale

It says so on the filed energy performance certificate, not on an estimate: class A2, with a non-renewable energy need of 51.55 kWh/m² a year.

Where it sits on the scale

A4
A3
this homeA2
A1
B
C
D
E
F
G

The class compares the home with a reference building of the same shape in the same place, built to the 2019–2021 requirements with standard systems. In class A2 the home uses between 60% and 80% of that building's non-renewable energy; a class G home uses more than three and a half times as much.

Non-renewable energy EPgl,nren

51.55kWh/m² year

In Italy, of the homes certified in 2024, about 15 in 100 are class A.

Source: ENEA–CTI, Annual report on the energy certification of buildings 2025, executive summary, p. 8. Classes: Italian Ministerial Decree of 26/06/2015, Guidelines, Annex 1, Table 2.

All green homes

This home, any other on the site, or buying in Trieste: fire away. Claude, our AI concierge, answers — it can be wrong, and says so. Conversations are logged and can be reread by the team.

From the drone, -11 m relative to take-off, at the top of the building

From the drone, -4 m relative to take-off, at the top of the building

From the drone, 6 m relative to take-off, at the top of the building

From the drone, 10 m relative to take-off, at the top of the building

From the drone, 14 m relative to take-off, at the top of the building

From the drone, 31 m relative to take-off, at the top of the building

The building, by drone

From the garden to the roof

↓ Scroll: the drone climbs

+31 mrelative to take-off, at the top of the building

Higher up: the building within its block, the city around it.

How we know

A drone flight around the building: from the garden at its foot, along the curved balconies of the façade, up to the terrace at the top and the roof with its solar panels. Then higher, to see the building within its block. Real drone photos (DJI Mini 3): no generative model, only resized. The heights are those the drone records in each shot, relative to where it took off.

Property features

Type: Apartment
Surface: 178 m²
Rooms: 2
Bedrooms: 1
Bathrooms: 2
Floor: On multiple levels

Energy class: A2 · 51.55 kWh/m² year
Condition: New / Under construction
Kitchen: Open-plan
Terrace: Yes
Sea view: Yes
Pool: Yes
Heating: Centralised

Description

TOP-FLOOR DUPLEX OVER THE GULF, THREE OUTDOOR SPACES AND A RESIDENTS' SPA — VIA DEI GIUSTINELLI 13, TRIESTE

The top two floors of a building on the Colle di San Vito. 178 sqm: two rooms, two ancillary rooms and two bathrooms. The sea here is not a glimpse from one window: the Gulf opens from every room, the harbour and the anchored ships in front, the hills of the far shore closing the horizon.

The entrance level is one open space — living room and open-plan kitchen together, both giving onto the first balcony — plus a bedroom and a bathroom. The internal stair climbs to the upper level, with two ancillary rooms and the second bathroom: the larger, conceived as a bright living area with a study corner, opens onto the main terrace, the one for summer dinners, and onto a private balcony, again facing the water; the other is conceived as the master bedroom.

Then there is the part most listings dispose of in a single line, and that here carries real weight. The building has a concierge service, a lift, a heated indoor pool, gym, sauna, steam room and relaxation area, and a shared garden of about a thousand square metres with olive trees and a pergola with an outdoor kitchen. Piazza Unità and the cathedral of San Giusto are about half a kilometre away as the crow flies. We scanned the shared spaces separately in 3D: there are two tours, one of the apartment and one of the shared spaces, and the photographs of the common areas are in the gallery.

One thing about the photographs of the apartment: the furniture you see is made of cardboard. The apartment is new and has never been lived in — it is, and remains, a first occupancy — and for the shoot and the 3D tour we staged it with cardboard volumes: tables, seats, storage units, headboards. They are not furniture and they are not included in the sale. They do one job, and it matters: they make the scale of the rooms readable. An empty room misleads, in a photograph as much as in person; put a table and two seats in the right place and you grasp at once how big it really is. The same volumes stay in the apartment during viewings, so you take the sense of proportion away from the visit too.

Centralised heating; energy class A2, with an EPgl,nren index of 51.55 kWh/m² year. No parking space is attached to the apartment: garages and parking spaces can be bought separately in the same building, from €60,000.

Price €1,190,000. Sold by a private owner, no VAT. Estimated annual waste tax (TARI) €295.

For information and viewings: +39 040 2473628 — sales@triestevillas.com

In detail

For those who want to know everything

The in-depth chapters, with measurements and sources. Open them one at a time.

Indicative taxes & costs

Purchase costs (one-off)

TriesteVillas fee: ≈ €47,600+ VAT
Notary: ≈ €4,200-8,200estimate, incl. VAT and costs

Annual running costs

Waste tax · TARI: Occupants2≈ €295/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

€3,760a month

for a €833,000 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.

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% (September 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% (€2,083), arrangement fee €1,000 (assumption), valuation €350, fire insurance €187 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

Rates updated on 20 October 2026.

Floor plans

Cadastral floor plan, with personal data removed: room names and heights are those of the document filed with the Land Registry (Catasto).

What the documents say

In the land registry the entrance level has a living room with kitchen, a bedroom and a bathroom; the upper floor consists of two ancillary rooms, from 1.40 to 3.35 metres high, a storeroom and the second bathroom. Today the larger room upstairs is conceived as a living area with a study corner and the other as a bedroom. A surveyor would call them ancillary rooms: habitable in the way they are lived in, not on paper.

A preliminary reading of the documents, made with the help of artificial intelligence by comparing the cadastral floor plan with the listing. What counts is the check we carry out with you, documents in hand, before any commitment.

Amenities

Pool
Shared pool
Heated pool

Location

In the gulf · This home, and the other 53 in the catalogue around the gulf. Approximate position.

Approximate location within the area. The exact address is shared on request.

How we used AI in these photos

8 of 40 photos retouched with AI in light and colour only: nothing has been added or removed. The viewing remains the only reference.

How we edited them

8 of the 40 published photographs went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform): they are the photographs of the building's common areas except two, that is pool, gym, sauna, relaxation area, garden and pergola, frames taken from the 3D virtual tour of the shared spaces, scanned at the end of August 2026. The model was asked only for finishing (contrast, neutral whites, more open shadows): no object was added, removed or moved, and rooms, furnishings, trees and buildings are as photographed. The model does, however, recalculate the whole image: the fine grain of surfaces, grass and leaves is reconstructed, not photographed.

The other 32 photographs did not go through any artificial intelligence model: light and colour were corrected as in ordinary photo retouching. They are 2 of the common areas, the steam room and the garage access, from the same tour, and the 30 of the apartment, frames taken from its own 3D virtual tour: for the shoot the apartment was staged with cardboard volumes (tables, seats, storage units, headboards), which are not furniture and are not included in the sale. The original, unedited photographs are available on request; a viewing remains the only reference for the actual condition of the property.

How we use AI →