Ref. 0017 · Barcola-Miramare
Split-level penthouse, exceptional furnishings, Barcola
VIALE MIRAMARE, Barcola-Miramare, Trieste
€1,290,000
Apartment · 147 m² · 2 bedrooms · 2 bathrooms · on multiple levelsEnergy class A316 photos
Mortgage€4,101 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.72%CalculateSplit-level penthouse, exceptional furnishings, Barcola
VIALE MIRAMARE, Barcola-Miramare, Trieste
The house in three numbers
2
Terraces, one on each level
One on the first floor, where the living area is; the other on the second, the top floor.
From the 2024 cadastral floor plan.
12 + 16 m²
Two parking spaces, included in the sale
They are two separate cadastral units at ground level: one under a canopy, the other in the open.
Cadastral areas.
7
Flats in the building
A 2012 building with seven flats and eight garages and parking spaces. Heating is not centralised: the service charges have no heating item.
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 A3, with a non-renewable energy need of 56.09 kWh/m² a year.
Where it sits on the scale
- A4
- this homeA3
- A2
- 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 A3 the home uses between 40% and 60% 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
56.09kWh/m² year
of the energy it uses is renewable
EPgl,ren 27.27 kWh/m² year
Building envelope
- Wintermedium
- Summermedium
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.
Home on the water
The sea a few steps away.
The shore about 70 metres away · the nearest bathing water point about 310 metres away
Bathing water quality
- in 11 of 11 seasons
- Excellent
- the sea in August, on average
- 25.4 °C
- days a year above 20 °C
- 133
- days a year above 24 °C
- 68
Quality: European Environment Agency, nearest bathing water point, 2015–2025 seasons. Sea: NASA JPL MUR satellite data, 2003–2025 averages for the Barcola–Sistiana stretch of coast.
How we know
The drone takes off from the penthouse terrace, turns towards the living room and then moves away: the façade, the greenery of the coast, the seafront road. Over the sea, almost three hundred metres out, it looks back: the shore, the small Cedas harbour and the Topolini, Barcola's half-moon terraces, the nearest 75 metres from the house. Real drone photos (DJI Mini 3): no generative model, only resized. The heights are those the drone records in each shot, relative to the terrace it took off from; distances as the crow flies from OpenStreetMap.
Property features
- Type
- Apartment
- Surface
- 147 m²
- Rooms
- 3
- Bedrooms
- 2
- Bathrooms
- 2
- Floor
- On multiple levels
- Energy class
- A3 · 56.09 kWh/m² year
- Renewable index (EPgl,ren)
- 27.27 kWh/m² year
- Building envelope performance
- Winter: medium · Summer: medium
- Condition
- Excellent / Renovated
- Kitchen
- Eat-in
- Terrace
- Yes
- Sea view
- Yes
- Lift
- No
- Garage / parking
- Yes
Description
A split-level penthouse in Barcola, forty metres back from the promenade — level with the tenth Topolino, next to the Cedas harbour. Around 130 sqm within a row of modern semi-detached villas, where the light and the sea come in without effort.
The living area has resin floors and a suspended fireplace, opening to a 26 sqm seafront terrace with an outdoor shower. The open, pared-back kitchen sits inside the living space. Upstairs, under exposed beams, are the service rooms of the house: the largest, furnished today as the main bedroom, reaches a second terrace of 18 sqm facing the water; another serves as a walk-in wardrobe, and the master bathroom draws its light from a double Velux.
Quiet, bright rooms, laid out so that inside and outside carry on into each other. The whole apartment is a signature project by the Zinelli&Perizzi studio and changes hands fully furnished — high-end design pieces by Cassina and Flos, original lamps and furnishings, all included in the price.
The interior surface is about 125 sqm, the terraces roughly 44 sqm together. Two outdoor parking spaces complete it, of 12 and 16 sqm, one of them under a canopy. Energy class A3.
The sea by the house, measured
The seafront two minutes away
From the house to the Barcola promenade is two minutes on foot, across Viale Miramare. On the beach, about three hundred metres away in front of the California Inn, ARPA has sampled the water every month from April to September since 2010: eleven seasons out of eleven «excellent» for the European Environment Agency, and six samples out of six within limits in 2026. Below, the sea month by month from the satellite and the temperatures taken on the beach.
How we know
Samples and beach temperatures: ARPA FVG, point IT006032006005 «Barcola, fronte bar California Inn» (FVG Region open data, 104 samples 2010-2026; beach temperatures up to 2025). Ratings: European Environment Agency 2015-2025; 2026 season, FVG Region resolution no. 1855 of 19 December 2025. Sea temperature month by month: NASA JPL MUR SST, daily average 2003-2025 of the sea cell off the house (45.69 N, 13.73 E); days above 20 °C are the average of the years (116-154). The satellite measures the surface offshore, the beach the shoreline: the two are never mixed.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €51,600+ VAT
- Notary
- ≈ €3,000-5,900estimate, incl. VAT and costs
Annual running costs
- Service charges
- ≈ €2,496/yr
- Property tax · ILIA
- Exempt (main home)
- Waste tax · TARI
- Occupants2≈ €268/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
€4,101a month
for a €903,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.72%
- 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 September 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
Possible incentives
Many banks cut the rate for homes in energy class A or B: usually by 0.20 points (from 0 to 0.46 in October 2026 offers), sometimes with no arrangement fee. It is a bank initiative, not a public incentive: eligible classes and discounts vary from bank to bank.
- Monthly payment
- €4,101
- 360 payments
- Total interest
- €573,194
- Total amount payable
- €1,486,977
- payments and loan costs
- Cash needed at the deed
- at least €459,200 - €465,100
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €12,302 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€387,000
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€62,952
- Loan costs€3,608
- Notary, purchase and mortgage deeds (estimate)€5,620 - €11,560
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: September 2026, provisional.
Over a year this average moved from 3.31% (September 2025) to 3.65% (September 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% (€2,258), arrangement fee €1,000 (assumption), valuation €350, fire insurance €203 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 September 2026 was 4.05%.
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
- Green mortgages: October 2026 comparison
Rates updated on 3 November 2026.
Floor plans
Browse the drawings; tap the plan to enlarge it.
Drawing 11 of 2
The plans include the cadastral floor plan, with personal data removed: it is the reference document. The others (from our 3D survey or design drawings) are for illustration only: they show where the rooms are, not their authorised use or habitability, and have no planning, cadastral or permit value.
What the documents say
In the land registry the first floor is a studio with a kitchen; the upper floor consists of three service rooms and a small attic space, between 1.50 and 2.50 metres high. Today the largest room upstairs is furnished as a bedroom and another as a walk-in wardrobe, and that is how we describe them. A surveyor would call them ancillary rooms: they are lived in as bedrooms, but on paper they are not, and partly they are below the 2.50 metres that regional law requires for habitable rooms.
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
- Furnished
- Fireplace
- Seafront
- Waterfront
- Terrace
- Quiet area
- Parking space
- Air conditioning
- Fibre optic
- Sea view
- As new
- Duplex
- Near the sea
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos and in the video
6 of 16 photos edited with AI, with the edits marked on the photo. The viewing remains the only reference.
How we edited them
The 16 photographs in this listing are shots of the house, inside and out, and drone shots. 6 of the 16 were retouched with the Clean Up tool in Apple Photos, which uses generative artificial intelligence, to remove small elements; the other 10 did not go through artificial intelligence. None is a simulation: no objects were added. In 4 interior photos small parts of the installations were removed: switch and socket plates, including a socket with a charger cable, and in 3 of these small white sensors on the window frames.
In one drone shot a cable with its conduit and a round junction box were removed from the façade; in another, a car passing on the road along the coast. The plates, sockets, sensors, cable, conduit and junction box are there in the house: these photos show it without them. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly.
Otherwise, according to the comparison with the originals, the photos are as shot; in the drone shots the house, terraces, pine wood and coastline are as photographed. In one drone shot the light was retouched as in normal photo retouching. The original unmodified photographs are available on request; a viewing remains the only reference for the actual condition of the property.
The video
Vertical Short: 7 gallery photos in sequence with a digital zoom, no AI in the motion; 2 of these photos are AI-retouched (details in the listing).
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