Ref. 0008 · Coastline
Top floor with terraces and gardens on the Trieste coast
Strada Costiera, Coastline, Trieste
€1,580,000
Penthouse / Attic · 172 m² · 4 rooms · 3 bathrooms · top floor33 photos
Mortgage€4,992 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.67%CalculateTop floor with terraces and gardens on the Trieste coast
Strada Costiera, Coastline, Trieste
The house in three numbers
145 m²
Of terraces around the top floor
110 m² facing the sea and 35 facing the back garden, on the same level as the living room.
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 top floor
Scan date: 10 October 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
Scan date: 13 October 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
The top floor
145 m²
A whole floor, with terraces all around.
The top of the villa's three levels belongs entirely to one home: 172 m² gross, three bedrooms, three bathrooms, and around it 145 m² of terraces, 110 of them facing the gulf, above the houses on the shore.
- Three bedrooms · three bathrooms
- Two gardens of its own
- One parking space
Unretouched photo · drone, 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.
How big it is
More space outside than in
Squares to scale: the home, the terraces on the same floor and the two gardens.
172 m²
the home · architect's gross area
145 m²
the terraces, on the same floor
~450 m²
the two gardens · indicative figure
Sources: the architects' top-floor layout (18 June 2024). The gardens are the architect's indicative figure (email of 18 June 2024): the boundaries are set by the subdivision.
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).
Then and now
Four years in five photographs
All real, from the drone or the phone, none retouched.
The building on two floors, before the top floor
Unretouched photo · drone, October 2021
The crane above the roof; below, the shore houses and the pier
Unretouched photo · drone, 28 April 2022
The top floor under construction
Unretouched photo · 28 April 2022
The top-floor terrace with its temporary railing
Unretouched photo · 28 April 2022
The villa finished outside: green roof, terraces, glass railings
Unretouched photo · drone, 10 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.
Video
Property features
- Type
- Penthouse / Attic
- Surface
- 172 m²
- Rooms
- 4
- Bathrooms
- 3
- Floor
- Top floor
- Condition
- New / Under construction
- Energy class
- EPC issued on completion of works
- Kitchen
- Open-plan
- Terrace
- Yes
- Garden
- Private
- Sea view
- Yes
- Lift
- No
- Heating
- Independent
›The full description
The top floor of a villa on the Strada Costiera, between Grignano and Santa Croce, above the houses running down to the shore. It is a whole level: 172 m² gross according to the architect, a 67.5 m² living room with kitchen, three bedrooms and three bathrooms, one of them a guest WC. Around it run 145 m² of terraces, 110 facing the gulf and 35 facing the back garden, on the same level as the living room.
The villa is divided into three homes, each with its own entrance. According to what the owners told us on site visits, two gardens go with the top floor: the one at the back, in stone terraces climbing towards the road, with its own pedestrian entrance from above, and the side garden to the north-west, a green level with a statue, a few steps below the terrace. The architect puts them at about 450 m² in total; the exact boundaries will be set by the land-registry subdivision, which, according to the documents of October 2025, had not yet been filed. On the north-west slope a pedestrian right of way in favour of the neighbouring plot has been registered since 1971: where it falls in relation to the gardens will be set by the subdivision. A swimming pool in the back garden would have to be checked with a design and the landscape authorisation. The middle floor is a separate apartment, also for sale; the rest of the villa stays with the owners.
From the co-owned car park on the road you go down on foot or with the inclined lift co-owned by the villas, with a stop at the villa and one further down, towards the sea (according to the co-ownership's 2024 accounts, the installation is being brought into compliance); from the villa to the rocks there are between 80 and 100 steps. The villa holds two fifteenths of the car park: one of the two spaces goes with the top floor, and the co-ownership's rotating spaces are settled in the negotiation. The owners state that they hold a state concession on a platform on the rocks and guarantee the top floor the use of part of it: the deed and the area are settled in the negotiation.
According to the documents of October 2025, the building works are not closed yet. Outside the villa is finished, with its green roof and glass railings; inside, the top floor has its floors and systems, with provision for solar panels, and the sanitary fittings and finishes are still to be chosen. Still to come: the completion certificate, the certificate of habitability, the cadastral registration of the three units and the energy performance certificate, which is issued on completion. The design floor plans are available on request. Fixed price, not negotiable.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €63,200+ VAT
- Notary
- ≈ €4,500-8,900estimate, incl. VAT and costs
Annual running costs
- Waste tax · TARI
- Occupants2≈ €290/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
€4,992a month
for a €1,106,000 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.
The buyer
- Monthly payment
- €4,992
- 360 payments
- Total interest
- €691,249
- Total amount payable
- €1,809,909
- payments and loan costs
- Cash needed at the deed
- at least €562,500 - €570,100
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €14,977 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€474,000
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€77,104
- Loan costs€4,115
- Notary, purchase and mortgage deeds (estimate)€7,300 - €14,840
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% (€2,765), arrangement fee €1,000 (assumption), valuation €350, fire insurance €249 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.
Amenities
- Penthouse
- Garden
- Parking space
- Terrace
- Quiet area
- Sea view
- Top floor
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos and in the video
27 of 33 photos retouched with AI and marked on the photo: 2 edited and 25 simulations. One more has been through a generative model: what changed is being checked. The viewing remains the only reference.
How we edited them
Of the 33 images in this listing, 5 are drone photographs taken on 10 October 2025 and published unretouched. The other 28 start from photographs taken between 2021 and 2025: empty interiors and drone shots from October 2025, two views of the coast from the drone on 28 April 2022, while the building works were under way, and two photographs of the platform from 30 October 2021. All 28 went through a generative image model (Google's Nano Banana family; one through ByteDance's Seedream). 25 are simulations and carry the label «AI · simulated»: they show furniture, a kitchen, finished bathrooms, plants and flowers, a sunset, people and boats that are not there in reality, three angles that were never photographed and, in two views of the coast, the building site without its crane.
In 2, objects were only removed (the reflections of the glass balustrade, a wooden structure in the foreground). For 1 we could not trace the original shot, and it carries the generic «AI» label. Where something was removed, what it hid was not photographed: the model rebuilt it.
Today the property is unfurnished and the bathrooms have no fixtures: walls, glazing, floors and views are as photographed only where the photo's caption does not say otherwise, and each photo says what was added. Light and colour were adjusted as in normal photo retouching. The unmodified original photographs are available on request; a viewing remains the only reference for the actual condition of the property.
The video
Video edited from photographs of this property modified with AI, almost all of them simulations: furnished rooms, reconstructed angles, the sea platform with kayak and boat (the details of each photo are in the gallery captions). The voice-over is AI-generated.
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