Ref. 0164 · Sistiana-Duino

Portopiccolo Sea-View Penthouse with Terrace

Strada della Baia, Sistiana-Duino, Duino-Aurisina

€1,350,000

Apartment · 156 m² · 2 bedrooms · 3 bathrooms · on multiple levelsEnergy class A340 photos

Mortgage€4,266 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.67%Calculate

Strada della Baia, Sistiana-Duino, Duino-Aurisina

Request a private viewing

Request a private viewing WhatsApp

The house in three numbers

€0
No agency fee for the buyer
The agency fee is paid in full by the seller. The cost summary on this page counts it as zero.
31.20 m
Top floor, 31 metres above the sea
The penthouse floor sits 31.20 m above sea level, with an extra level at 33.90 m. The lift comes straight up from the garage.
Levels from the flat's design drawing (2025).
31 + 13 m²
Two terraces, two lights
Under the pergola, to the south, 31 m² between the rock of the old quarry and the harbour; to the north-west, 13 m² over the village and the headland. Wooden decking.
Areas from the design drawing.

Video

Real footage of the property and of Portopiccolo. The voice-over is AI-generated.

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 48.89 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

48.89kWh/m² year

57%

of the energy it uses is renewable

EPgl,ren 65.28 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.

All green homes

Home on the water

The sea a few steps away.

The shore about 60 metres away · the nearest bathing water point about 510 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.

All homes on the water

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.

Thirty years, in 3D

A quarry that becomes a harbour, beneath your terrace

The public aerial photos of every flight since 1989, laid on the real laser survey of the quarry. In March 2009 the quarry floor beneath the penthouse's building was 8.7 metres above the sea: today the floor of the home is at 31.20 metres, twenty-two and a half metres higher. Play the years and turn the model; then switch to the light, pick a month and an hour, and see when the sun reaches the terrace. For half the year, from late September to late March, the sun sets into the sea as seen from the terrace.

Loading the terrain and the aerial photos

1989. The quarry open down to the sea, closed in by its walls: the floor white with stone, the haul tracks.

Aerial photo of 5 May 1989, Italian National Geoportal (MASE), CC BY 4.0, laid on the March 2009 laser survey.

How we know

Relief: FVG Civil Protection LiDAR, 1 m terrain model, March 2009; FVG Region LiDAR, surface, terrain and buildings at 0.5 m, March 2017 (IODL 2.0). Aerial photos: Italian National Geoportal (MASE) 1989-2011 and FVG Region true orthophoto 2017, CC BY 4.0, aligned on the 2017 flight. Building footprint: OpenStreetMap (ODbL). Floor level: the flat's design drawing (2025). Over the village the model has 1 m detail; the façades are a colour, not a photo. Processing by TriesteVillas, October 2026.

The village, in flight

From the water's surface up to the quarry face

A small FPV drone flies a few metres above the water, at an overcast winter sunset: between the boats of the marina, along the outer quay, then it turns towards the village. The low houses on the harbour, the stepped terraced houses and, above, the rock of the old quarry closing it all in like an amphitheatre.

Real footage · no AI · FPV flight with a GoPro, winter 2021-22, shot for another home in the village; only cuts, 1.2× speed and a colour correction

The visit, for real

An afternoon in the home, room by room

On 18 November 2025 we filmed the home with a phone, from 15:29 to 16:16, a quarter of an hour before sunset. Tap a room on the plan: the footage shot there plays, with the real time and the sun of that moment. The dot shows where we stood, the fan where we were looking.

15:29 · facing south-west

Into the living room

From the entrance to the window on the sea: the corner sofa, the table, the kitchen behind.

14:3516:15

At that moment the sun was at 231° (south-west), 8.1° above the horizon. That day, seen from the terrace, the sun went down into the sea at 16:31.

Real footage, no AI: only trimmed and looped · 18 November 2025, iPhone in 4K

Portopiccolo

The village, in six numbers

11 out of 11

Seasons with «excellent» water on both sides of the bay

Sistiana-Castelreggio and Costa dei Barbari, 2015 to 2025 · European Environment Agency, ARPA FVG

1,220

Parking spaces beneath the village, in the rock

on the surface the village is pedestrian; 72 inclined lifts link the levels of the old quarry

Sea-water heat pumps

about 3 MW to heat and cool the whole village, with no gas network

> 20,000 m²

Of green roofs and roof gardens

planted with species compatible with the local ones

121

Berths in the marina

sail, yachts and motorboats, dug where the quarry was

2.7 km

To Duino Castle, as the crow flies

along the cliff coast: the Rilke path and the nature reserve, 107 hectares since 1996

How we know

Sources, checked on 22 October 2026: European Environment Agency and ARPA FVG (bathing water), the marina's and village's websites, technical press on the project (2017), the FVG Region for the reserve; distance calculated from the home's coordinates.

The sea by the house, measured

The bay of Sistiana, measured

From the piazzetta to the harbour basin is two minutes on foot. The nearest ARPA sampling point is on Castelreggio beach, in the bay of Sistiana, about five hundred metres away: since 2010 the water has been checked every month from April to September, no sample has ever exceeded the legal threshold, and in all of the last eleven seasons it was rated «excellent».

11 of 11: «excellent» seasons, 2015-2025
133: days a year with the sea above 20 °C
27.8 °C: the warmest measured on the beach

Tap a dot to read the date and the temperature measured on the beach.

sea temperature, monthly average (satellite)
measured on the beach at an ARPA sampling

Water quality and sources

Intestinal enterococci

highest value ever found: 53 per 100 ml · legal threshold for a single sample: 200 per 100 ml

Escherichia coli

highest value ever found: 238 per 100 ml · legal threshold for a single sample: 500 per 100 ml

Samples and beach temperatures: ARPA FVG, point IT006032001005 «Sistiana - Castelreggio» (FVG Region open data, 102 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. Single-sample thresholds: Italian Ministerial Decree of 30 March 2010, annex A. Sea temperature month by month: NASA JPL MUR SST, daily average 2003-2025 of the sea cell off the house (45.76 N, 13.63 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.

In detail

For those who want to know everything

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

Property features

Type: Apartment
Surface: 156 m²
Rooms: 4
Bedrooms: 2
Bathrooms: 3
Floor: On multiple levels

Energy class: A3 · 48.89 kWh/m² year
Renewable index (EPgl,ren): 65.28 kWh/m² year
Building envelope performance: Winter: medium · Summer: medium
Condition: Excellent / Renovated
Kitchen: Open-plan
Terrace: Yes
Sea view: Yes
Building floors: 7
Lift: Yes
Pool: Yes
Heating: Centralised

›The full description

NO BUYER'S AGENCY FEE. The buyer pays no agency commission: the fee is borne in full by the seller.

Portopiccolo, Sistiana. On the top floor of one of the buildings that face the village square, a penthouse of 156 sqm arranged over several levels, with a terrace of about 31 sqm looking out to sea and a second one of about 13 sqm. The position commands the Gulf of Trieste and almost every window faces the water: the view is part of the house at every hour of the day.

The living area

A single open plan, designed for this apartment. Exposed beams, added at the owner's request, and an increased ceiling height give the level air and character; the modern, fully integrated kitchen opens onto the terrace, which becomes the extra room for lunches and summer evenings.

The sleeping area

A double bedroom with dressing room and a large shower bathroom, a single bedroom and, on the upper level, a further space with a double bed, suited to guests or to an additional private area. Four rooms and three bathrooms in all. The materials and the pale tones hold together a quiet atmosphere, in keeping with the marine setting.

Systems and efficiency

Centralised underfloor heating, centralised heating and cooling, mechanical ventilation and domestic hot water production. The building dates from 2013. The unit's energy performance certificate gives class A3 with an EPgl,nren of 48.89 kWh/sqm per year (EPC no. 3200100008625, valid until 16 April 2035).

Parking, storage and access

Two covered parking spaces and a generous cellar. Electric gates lead straight into the garage and from there the lift reaches the floor of the apartment: private, sheltered access in every season. Communal swimming pool.

The setting

Bars, restaurants, boutiques and the marina are at the foot of the building, yet the penthouse stays set apart from the traffic of the square.

Running costs

Service charges € 500 per month. Estimated annual waste tax (TARI) € 276.

Land registry: Municipality of Duino-Aurisina, section C, sheet 7, parcel 2281, subaltern 2405.

Price € 1,350,000. Two presentation videos of the property are available. Viewings by appointment.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €2,919
TriesteVillas fee: None · paid by the seller
Notary: ≈ €3,000-6,000estimate, incl. VAT and costs
Indicative all-in purchase cost: ≈ €1,356,000 – €1,358,900

An indicative estimate: we work out the exact figures together, line by line.

Annual running costs

Service charges: ≈ €6,000/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

€4,266a month

for a €945,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN: 3.54%; nominal annual rate
APRC (TAEG): 3.67%; 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% (€2,363), arrangement fee €1,000 (assumption), valuation €350, fire insurance €213 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.

Amenities

Pool
Shared pool
Near the sea

Location

In the gulf · This home, and the other 54 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 and in the video

All 40 photos retouched with AI: 1 edited and 2 simulations, marked on the photo; the rest in light and colour only. The viewing remains the only reference.

How we edited them

The photographs in this listing are 33 shots by a professional photographer, taken on 18 November 2025 and already developed with an ordinary retouch (some by merging several exposures), and 6 views of the Portopiccolo village and marina. All 39 of them (40 images are published because the cover repeats a photograph of the terrace) were passed through a generative image model (Google's Nano Banana family, used via the Higgsfield platform) for a single purpose: to brighten them and correct light and colour. Nothing was requested to be removed or added.

In 36 photographs the model stopped at the light: in two kitchen photographs it rendered the window blind backlit, and in one of the two it also removed the patches of sunlight on the wall and worktop. In three photographs, however, the model changed what can be seen outside, and we declare it: in the kitchen with the fridge and ovens on the left it raised the blind on the far window, which is lowered in the starting photograph, and invented the view behind it (sea, rocks, a house), as well as the sea in the door on the right, which is white with light in the starting photograph; in the bedroom with the open wardrobe it turned the window plain white, whereas in the starting photograph it shows an outside wall, a pillar and trees; in the sunset from the terrace under the pergola it added clouds to a part of the sky that was clear. Even where it only worked on the light, a generative model does not copy the fine grain of the image but reconstructs it: the texture of rock, plaster, foliage and water, and the most distant details of the views, are plausible, not photographed.

Nothing else was modified: dimensions, ceiling heights, openings, floors, windows and doors, installations, finishes and furniture are as photographed, and no defect has been softened or hidden: the grey weathering of the terrace wood, the stains on the stone threshold of the French window and the marks on the glass have been left as they are. On the model's output only the adjustments of an ordinary retouch were made: brightness, cropping to the original format, sharpening. The starting photographs, as they were before the AI step, are available on request; the viewing remains the only reference for the actual condition of the property.

The video

Real footage of the property and of Portopiccolo. The voice-over is AI-generated.

How we use AI →