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Sea-view apartment with terrace — Barcola, Trieste

Ref. 0850 · Barcola-Miramare

Sea-view apartment with terrace — Barcola, Trieste

Viale Miramare, Barcola-Miramare, Trieste

€540,000

Apartment · 177 m² · 3 bedrooms · 2 bathrooms · 2nd floor · Energy class E43 photos

Mortgage€1,706 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.70%Calculate
  • 1970

    A small building of five units

    Built in 1970, it stands in a shared garden. Heating and hot water come from the building's condensing boiler, installed in 2021.

    From the 2026 energy performance certificate.

  • Parking space and a loft storeroom

    The space is in the building's garage, a tenth of which belongs to the flat. The storeroom is in the loft, as shown on the cadastral plan.

3D tour

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Property features

Type
Apartment
Surface
177 m²
Rooms
4
Bedrooms
3
Bathrooms
2
Floor
2
Energy class
E · 170.08 kWh/m² year
Renewable index (EPgl,ren)
20.03 kWh/m² year
Building envelope performance
Winter: low · Summer: low

Home on the water

The sea a few steps away.

The shore about 80 metres away · the nearest bathing water point about 210 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

Description

Viale Miramare 91, set in the greenery of Barcola — Trieste's seaside quarter. A second-floor apartment in a small block wrapped in a well-kept communal park, with sea views from both the lounge and the terrace, above the Barcola clubs.

It helps to explain Barcola to anyone new to Trieste: the sea is straight across the road. The rowing and sailing clubs are moments away — this is the home of the Barcolana — the dinghy club a couple of minutes off, along with the moorings for a sailing boat or a dinghy. Tennis courts, the new sports centre (inaugurated on 20 August 2026, where padel courts are also planned), the seafront restaurants and the Pineta pine grove are all walkable. The city centre is roughly ten minutes away; Viale Miramare is well served by buses and sits by the Costiera road towards Sistiana and Portopiccolo, with Miramare Castle close by. A quiet green compound where even children can cycle about freely.

The layout already works and can stay as it is. The living area has a lounge and kitchen, a sea-facing terrace and a full bathroom with window; the sleeping area holds three bedrooms, a second full bathroom with window, a storeroom and a walk-in wardrobe. Central heating comes from the building's condensing boiler, installed in 2021, which also heats the domestic water, and is included — with cold and hot water — in the condominium fees; part of the flat has heat-pump air conditioners for heating and cooling. Energy class E, non-renewable global energy performance index 170.08 kWh/m² a year; energy performance certificate valid until 15 October 2036. A parking space in the communal garage comes as an appurtenance (a 1/10 share). Lift in the building.

Some updating is needed, yet the structure is sound and the plan is right: renovate without moving a wall. Cadastral surface 177 m² (173 m² excluding outdoor areas), category A/2. Price €540,000.

The sea by the house, measured

Below the park, the beach

From the building to the beach you go down across Viale Miramare: two minutes on foot. The nearest ARPA sampling point, «Excelsior», is about two hundred metres away: since 2010 the water has been checked every month from April to September, and no sample has ever exceeded the legal threshold. For the European Environment Agency it is «excellent» in all of the last eleven seasons.

Samples and beach temperatures: ARPA FVG, point IT006032006008 «Excelsior» (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 (45.67 N, 13.75 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)

First-home taxes
≈ €2,900
TriesteVillas fee
≈ €21,600+ VAT
Notary
≈ €2,300-4,500estimate, incl. VAT and costs
Indicative all-in purchase cost
≈ €571,500 – €573,800

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

Annual running costs

Service charges
≈ €5,520/yr
Property tax · ILIA
Exempt (main home)
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

€1,706a month

for a €378,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN
3.54%
nominal annual rate
APRC (TAEG)
3.70%
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% (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% (€945), arrangement fee €1,000 (assumption), valuation €350, fire insurance €85 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

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.

Amenities

  • Sea view
  • Panoramic view
  • Terrace
  • Parking space
  • To renovate
  • Near the sea
  • Residential area
  • Quiet area
  • 5 min to the sea

Location

DuinoMiramareTriesteMuggiaPalazzo Dreher — Unit 21 · 292 m² · 5th-6th floor · Palazzo Dreher — Unit 20 · 239 sqm · 5th Floor · Palazzo Dreher — Unit 13 · 206 sqm · 4th Floor · Palazzo Dreher — Unit 14 · 267 sqm · Fourth Floor · Palazzo Dreher — Unit 15 · 152 sqm · 4th FloorVilla PucinoTwo villas and a chalet above the gulf · Trieste · Historic villa, Strada CostieraEntire Gulf-View Property — Two Independent Homes, Muggia · Contemporary Gulf-View Villa — Vanisella, Muggia · Single-Level Villa with Sea-View Garden — Fontanella, MuggiaTop floor with terraces and gardens on the Trieste coast · Apartment with a level garden in a villa on the Trieste coastPenthouse with rooftop, Viale Miramare, BarcolaRenovated villa, first occupancy, Via BuonarrotiPortopiccolo Sea-View Penthouse with TerraceSplit-level penthouse, exceptional furnishings, BarcolaLarge period apartment, Piazza della Valle — Old TownPenthouse, Largo Canal, huge roof terracePanorama Giustinelli: split-level with roof garden. SPA, gym and shared pool · Two-Level Penthouse with Sea View, Three Outdoor Spaces and Residents' SPA — TriesteUltra-modern, Via Ponchielli (Ponterosso)Via San Vito PenthouseSmall villa (multi-unit) with large park, sea view. Upper Via degli OlmiMaxi Apartment with Private Garden in the City Centre — Verdemare, RiveHistoric 1789 Villa with Sea View and GardenImmaculate villa, Banne, OpicinaMulti-level Sea-view House in Muggia, VanisellaPalazzo Haggi — Apt. 8 · 120 sqm · floor 4 · San Vito, Trieste · Palazzo Haggi — Apt. 9 · 127 sqm · floor 5 · San Vito, Trieste · Palazzo Haggi — Apt. 4 · 113 sqm · floor 2 · San Vito, TriestePeriod villa to renovate, private park — San LuigiApartment with terrace in BarcolaHouse with garden «Le Vigne» — DuinoPalazzo Haggi — Apt. 2 · 122 sqm · floor 1 · San Vito, Trieste · Palazzo Haggi — Apt. 3 · 101 sqm · floor 1 · San Vito, TriestePalazzo Haggi — Apt. 9 · 97 sqm · floor 4 · San Vito, Trieste · Palazzo Haggi — Apt. 5 · 97 sqm · floor 2 · San Vito, TriesteElegie Duino · Two-bedroom ground floor with garden — Duino · Elegie Duino · Two-bedroom first floor with terrace — Duino · Elegie Duino · Two-bedroom ground floor — Duino · Elegie Duino · Two-bedroom first floor with terrace — Duino · Elegie Duino · One-bedroom ground floor with garden — Duino · Elegie Duino · One-bedroom first floor with terrace — DuinoSea-view apartment, Via Franca, San VitoRenovated Flat in Historic Palazzo TergesteoStone house in Contovello, above MiramareSan Giusto — Two-Room Flat with Private TerraceRenovated Two-Room Flat Overlooking the Public GardensThis home
In the gulf · This home, and the other 49 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

All 43 photos retouched with AI: 13 edited and 14 simulations, marked on the photo; the rest in light and colour only. The viewing remains the only reference.

How we edited them

The 43 images in this listing start from photographs of the apartment, the building and the surrounding neighbourhood, with its streets and the sea. All 43 went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform): 16 for light and colour only; 13 with clean-up work, of which 10 to remove objects and 3 in which nothing was removed but the model rewrote lettering or redrew a distant building; and 14 are simulations, which carry the label «AI · simulated» on the website. Removed were: indoors, plants and orchids, photos, small pictures and plates hanging on the walls, a clock, a calendar, dishes and jars, a jug, a tray, bags, magazines, a bowl and papers, a basin with detergents, towels, figurines and other objects from the windowsills, shelves and bookcase, a rolled-up rug, a shelving unit and a small cabinet; a notice on the lift mirror and, elsewhere, notices, a plaque and marble samples hanging on the walls; outside, the planters on the parapets, a plant and a hose hanging on a wall, a rope and some cords, cars, people, scooters, a bicycle, some bunting, the shadow of a street lamp, boats on the horizon and a sailing ship offshore; from a window, the reflections and a strip of tape on the glass.

The model also removed fixed elements that exist in reality: an electrical box, a switch, a torn strip of awning and the edge of an awning; in the lift it made the cabin walls more even. In the 14 simulations the model added or invented things that are not there in reality. In 4 photographs it invented what is seen through windows and glass panels: a wood-panelled interior, apartment buildings in a window that is white with light, a lit room with a sofa behind an opaque glass panel, and the bedroom and bathroom windows, closed or with the shutter down in the photograph, are shown open onto an invented view.

At the end of the corridor, in place of a white cupboard, it put a window with a radiator and a garden view that does not exist. It added books, vases and a jewellery box to the bookcases and two pictures with invented text, changed a picture on a wooden wall, put a poinsettia and a succulent in place of other small plants and turned an armchair that is brown into a blue one; behind the removed planters it rebuilt a stretch of street and building. Outside it replaced a sky with a sunset sky, added clouds to a clear sky, mountains and a distant coastline on the horizon, a ship, boats moored in a basin that is empty in the photograph, a bush and yellow lettering on the ground, turned a small boat into a sailing boat and redrew the distant castle and the buildings next to it in shapes that differ from the real ones.

The model also changed some details on its own, including in photographs that are not simulations: in 6 photographs it rewrote with invented or wrong characters, or made illegible, car number plates, the lettering on a bus, house numbers, shop and restaurant signs, the lettering on a building, posters and the number on a post; in one the flags have different colours and in one a building on top of a distant hill has a shape that differs from the real one. In 4 photographs the sunlight or the sunset light is simulated. Where an object was removed, what it hid was not photographed: the model rebuilt it, plausibly.

In the 16 photographs retouched for light only nothing was added or removed; for the others, this note reports all the changes that the comparison with the photographs found. Even where it changed only the light, the model recalculated the whole image: the fine grain of surfaces and views 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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