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 E63 photos
Mortgage€1,717 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.75%CalculateSea-view apartment with terrace — Barcola, Trieste
Viale Miramare, Barcola-Miramare, Trieste
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
Visit the home now
Scan date: 30 June 2026. The tour is a true capture, not retouched: it shows the property as it was that day.
Video
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.
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
- Condition
- To renovate
- Kitchen
- Eat-in
- Terrace
- Yes
- Garden
- Shared
- Sea view
- Yes
- Lift
- Yes
- Garage / parking
- Yes
- Heating
- Centralised
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 a sea view from the lounge and the loggia, above the roofs of the nautical clubs: in summer in stretches between the plane trees of the avenue, in winter as far as Miramare Castle.
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 covered loggia facing the sea 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.
From the building out to sea
The sea starts across the road
The drone sets off above the Circolo Marina Mercantile, right in front of the building, and climbs as it moves away: first the tree-lined road, then the shore with its boating clubs, the jetty and the breakwaters, and finally, almost half a kilometre from the house, the Barcola shore between the sea and the hill, with the railway arches halfway up the slope.
How we know
Real drone photos, October 2026: no generative model; light and colour are the only things adjusted, locally, then the photos were resized. The number next to the photos is the height the drone logged at that moment, measured from the take-off point; distances, as the crow flies, come from the shot's position and OpenStreetMap.
The real photo, the names calculated
From the sea, towards the city
Almost half a kilometre offshore, the drone turns towards Trieste: the shore with its clubs, the building behind the roadside trees, the Victory Lighthouse on the hill and, further on, the Cittadella dello Sport. Each name sits where the calculation puts it, starting from the drone position recorded in the photo and from the Region's LiDAR survey. The proof comes on with the switch: the calculated shoreline lies on top of the photographed one.
Real drone photo, October 2026, over the sea about 450 m from the house · only light and colour adjusted, no AI
How we know
The method: the drone's position and height are written in the photo file; direction, tilt and field of view come from comparing the photographed sea and sky with those recalculated on the terrain, that is the FVG Region's surveys (LiDAR 2017 and 2009, 10 m DTM; IODL 2.0), buildings © OpenStreetMap (ODbL) and, for the distant mountains, Terrain Tiles (AWS Open Data). The result is a field of view of 70.6°, less than one degree above the 69.7° stated for the camera. Kilometres are counted from the drone. A name is shown only if the place, seen from the drone, stands out above land, roofs and trees; the 2017 LiDAR was flown in March, with leafless trees, and at the far right the calculated shoreline crosses tree crowns that are thick in October.
Barcola in numbers
The road, the sea, the city
60-80 m
across the road: the Tre Merli, the Circolo Marina Mercantile, the Saturnia rowing club
1,858
boats entered in the 58th Barcolana, sailed on 11 October 2026: it is organised by the Società Velica di Barcola e Grignano, 160 m away
1880
the year the club, called Saturnia since 1927, moved to Barcola, at the mouth of the Bovedo stream; today it stands opposite the house
7 min
by car to Piazza Unità, with free-flowing traffic (4.1 km)
15 min
between one bus and the next on line 6, during the day; the stop is 40 m away
25,400 m²
of Pineta di Barcola pine wood, about a kilometre towards Miramare
How we know
Straight-line distances from OpenStreetMap; driving time calculated with OSRM on 26/10/2026, without traffic or parking; Barcolana: organisers' figures of 14/10/2026; line 6: winter timetable from 14/09/2026; Pineta: City of Trieste.
Barcola in 3D
The house in its neighbourhood, from the sea to the Karst
Barcola rebuilt in 3D from public data: the Region's 2017 laser survey, the true orthophoto, buildings with their measured heights; the building and the block around it come from drone footage. Around them, the places of Barcola life: the boat clubs across the road, the sailing club that organises the Barcolana, the pine grove and the Topolini to the north, the Victory Lighthouse above, the Cittadella dello Sport towards the Porto Vecchio. You can switch viewpoints, fly over the neighbourhood and move the sun through the day; tap any name to read about the place.
On foot, from the front door
Barcola, flat along the sea
Barcola runs along the sea and is almost entirely flat. The boating clubs are right in front of the house; in three minutes you reach the sailing club that organises the Barcolana and the Circolo Marina Mercantile's tennis courts, in seven the small harbour, in eight the Lungomare Benedetto Croce, the first free stretch of shore, with steps down into the sea, in eleven the fountain in the Pineta. The only climb is up to the Victory Lighthouse: thirteen minutes there, eight back. The minutes come from the actual routes, street by street, and include the climb.
2Società Velica di Barcola e Grignano
3min there
3min back
214 m on foot · ↑ 1 m uphill · ↓ 0 m downhill
The sea
Sport
Food and drink
Green spaces
Every day
How we know
How they are calculated: OSRM walking routes on OpenStreetMap data (FOSSGIS server), on 26 October 2026, starting from the Viale Miramare pavement in front of the building. Elevations come from the regional LiDAR survey (1 m terrain model, 2009 flight). Walking speed is 4.8 km/h, with an extra minute per 10 metres of ascent, as in Naismith's rule; each time is rounded to the nearest minute and assumes an unhurried pace with no stops. The photo, north up, is the 2017 true orthophoto of the FVG Region, licensed CC BY 4.0: the Cittadella dello Sport and the rebuilt harbour, both finished in 2026, are not in it yet.
Sun and sea from the loggia
The sea above the clubs' roofs, the sun every afternoon
From the loggia, eight metres above the pavement, the sea shows above the roofs of the nautical clubs: in summer in stretches between the plane trees, about 55 degrees, in winter as far as Miramare Castle. The sun arrives after midday and stays all afternoon; on 48 evenings a year it sets into the open sea, at the equinoxes right over Grado.
How we know
In detail. The apartment is on the top floor, set back from the avenue: its floor is about 11 metres above the sea and 8 above the pavement. Across the avenue the roofs of the nautical clubs sit lower; the Saturnia rowing club building does not, and to the south-west it hides the sea. In the 3D-tour photos of 30 June 2026, with the plane trees of the avenue in leaf, from the loggia, the covered terrace on the avenue, the sea line shows in three main stretches, about 55 degrees in all: towards the tip of Istria above the pines, towards Grado above the roof of the Circolo Marina Mercantile and between the crowns of the plane trees towards the mouth of the Isonzo. In winter, with the branches bare, the northern stretch widens as far as Miramare Castle: up to 75 degrees. The loggia faces west: the sun reaches it between midday and 13:15 and stays all afternoon, on 21 June from 13:10 to 20:54, on 21 December from 12:11 to 16:22. From 9 March to 1 April and from 10 September to 3 October it sets into the open sea, 48 evenings a year, at the equinoxes right over Grado. From April to early September it goes down on the sea line towards the mouth of the Isonzo and Monfalcone, except for a few evenings in late April and late August, when the crown of a plane tree is in front; beyond, more than a hundred kilometres away, the Pre-Alps rise just above the line of the water. From October to early March it goes down behind the Saturnia building. From the living room, a few metres further south, the building stands further to the right, and between mid-November and late January the sun sets into the sea, to its left. How it is made. We measured the height: in the 360° photos of the 3D tour the sea line works as a spirit level, and the angle between it and the top edge of the roof of the Circolo Marina Mercantile, whose height comes from the Region's LiDAR survey, gives the height of the camera, 1.4 metres above the floor; the same method, tested on two photos from our drone at a known height, is off by less than 5 centimetres. The floor is 11.05 metres above sea level, within 10 centimetres; the calculation puts the eye at 12.65 metres. The horizon is the real one: the Region's LiDAR survey of March 2017 for buildings and trees, the terrain as far as the Pre-Alps, the curvature of the Earth and refraction. In summer the trees in front of the loggia are those in the 3D-tour photos of 30 June 2026; in winter the plane trees count as bare, as if the branches let everything through: the truth is slightly less. Position of the sun: NOAA algorithm, with refraction; the loggia has sun when the sun is in front of it and the edge of the disc is above the horizon, without counting the eaves that cover it. The dial uses this calculation on the 21st of each month; on other days it shows the sun over a flat horizon.
The sea by the house, measured
The sea in front of the house
To reach the water you only cross Viale Miramare: from the building to the shore it is two minutes. About two hundred metres away is «Excelsior», one of the points where ARPA samples the sea: once a month, April to September, since 2010, and in all these years no sample has gone over the legal limits. For the European Environment Agency the class has been «excellent» every season from 2015 to 2025.
Water quality and sources
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.
In detail
For those who want to know everything
The in-depth chapters, with measurements and sources. Open them one at a time.
Since 2024 a good deal has been redone around the house: the pine grove and the Topolini after the 2023 storm surges, the waterfront square at Barcola's little harbour and, in August 2026, the Cittadella dello Sport, 10 minutes away on foot. Other works are still building sites, such as the linear park and the boulevard of the Porto Vecchio, and the new seafront is for now a plan. There is construction next to the building too: a supermarket on the site of the former body shop and, across Via del Boveto, new flats. Every entry below has its date, its status and its source.
completion announced for summer 2026; at the end of 2025 the press moved it to 2027
The boulevard running through the Porto Vecchio to Magazzino 26, with space for walking and cycling. By May 2026, 38.9% had been spent.
Works began on 25/03/2024, with completion announced for summer 2026. Water seeping into the excavations slowed them by some months (Triesteprima, 31/12/2025). We found no report that the works have finished.
After the 2023 storm surges five play areas were restored or rebuilt, with new beds of Mediterranean shrubs; the basketball court and the fitness area were repaired too, and the fountain works again.
Fondazione CRTrieste and the City of Trieste
The Foundation lists five play areas and four green areas, €221,684 at its expense, works from 2 February to 10 May 2024; before that the City had removed the uprooted plants. The basketball court, fitness area and fountain are mentioned by Radio Capodistria on the same day.
Along the 455 metres of the Benedetto Croce promenade, near the pine grove, the rock armour damaged by the 2023 storm surges was reinforced; works finished 47 days early.
City of Trieste, with regional Civil Protection funds
Il Piccolo, 20 December 2024: the breakwater widened by about one and a half metres and raised by 60-80 cm; the last rock was laid a few days earlier, contractor Salit of Medea. The article does not say where the stretch begins and ends.
in 2025 a possible start from 2027 was mentioned; no works scheduled
Eleven stretches from the Barcola harbour to Miramare: breakwaters and bays with pebble beaches, tidal pools, renewed Topolini, walking and cycling paths. Access points to the sea would go from 21 to 39.
Presented on 27/03/2025, with the Metroarea studio among the designers. In December 2025 the City commissioned the geological study for the change to the zoning plan and the implementation plan: the planning procedure is open. No total cost has been published.
contractual completion December 2026; at the end of 2025 the press put it in early 2027
A park for walking and cycling, from the Barcola landfill to the centre between the warehouses of the Porto Vecchio, with more than 600 trees. By May 2026, 18.5% had been spent.
City page: €23.1 million, works under way, 18.5% spent. Works handed over on 8 April 2025 for 630 days. According to Triesteprima (31/12/2025), asbestos found on site required design changes and completion slips to early 2027.
On the site of the former body shop at Via del Boveto 2, about 4,000 m² bordering the building, the City has authorised a Cadoro supermarket. Demolition began in September 2025; in our drone footage from October 2026, work is under way on the foundations.
Il Piccolo, 18/02/2025: City authorisation for the first large supermarket in Barcola, on an area of about 4,000 m². 27/09/2025: demolition started, opening announced in about a year. 02/03/2026: works progressing. We found no confirmed opening date; the full articles are for subscribers only.
completion expected in spring 2026; we found no report that the works have closed
The Region is restoring the breakwaters damaged in 2023 in front of the rowing clubs, across the road from the house, and between the first and sixth Topolino: over 7,500 m³ of rock.
FVG Region and TRIESTE.news, 05/11/2025: works resumed after the summer break, €2 million, eight months, areas to be returned to bathers in spring. The Harbour Office order of 06/10/2025 bans stopping, anchoring, fishing and diving in two stretches of sea from 22/10/2025 to 30/04/2026 (contractor Taverna, client the Region).
Across the street, next to the Barcola cemetery, a new residential building has been announced: around twenty homes according to Il Piccolo. In October 2026 the plot is cleared and a drilling rig is at work.
Il Piccolo (05/03/2026) reported around twenty homes on Via Boveto. The site is visible in our drone footage from October 2026. We have not seen the building permit, the official start of works or an end date.
From a boat-storage yard to a public square on the sea: draining paving, eight lamp posts, concrete benches and fifteen holm oaks.
Site handed over on 20/10/2025 with a budget of €320,000; works finished on 25/03/2026, opening on 2 April. The final contract is €284,000, after a variation for unrecorded underground utilities and concrete structures.
From late March 2026, during dredging, 17 Second World War shells came to light; Army bomb-disposal experts had removed them by 3 April. The water is closed, not the promenade. The Region is paying for the clearance; in May 2026 no timetable had been set.
FVG Region; shells removed by the Army, Navy requested
TRIESTE.news, 25/03/2026: some munitions found during dredging (on 27/03 InTrieste counted at least a dozen). Trieste Café, 03/04/2026: 17 British artillery shells, dredging halted, boats moved to other parts of the port; the regional councillor said it was hard to set a timeframe. Il Piccolo, 03/04/2026: removed by Army engineers. On 5 May the Region announced compensation for boat owners; the Navy has been asked to carry out the clearance.
The works in Magazzino 26 in the Porto Vecchio are 80% complete; the cost of displays and fittings has doubled and €13 million is still missing.
Il Piccolo, 11/04/2026: works 80% done, fitting-out costs doubled, opening targeted for 2028. The City gives an overall budget of €33 million for the project (on the page of decision 871 of 20/04/2026, on utility connections).
After the 2023 storm damage the seventh and sixth Topolino reopened in July 2025; in May 2026 the City announced that the fourth and fifth are open too, and 2026 is the first bathing season at full capacity.
Telequattro, 09/05/2026: the City has finished repairing the shore and Topolini 4, 5, 6 and 7, closed in previous summers, are open. ANSA, 31/07/2025: works by the contractor Itec began on 10/02/2025, a contract worth over one million.
The plan includes a station and a park-and-ride at Bovedo, with one line to Opicina and one to the centre. Works have not started: the regional administrative court partly annulled the environmental permits, the City has appealed, and the Council of State has yet to rule.
Il Post (2023): 4.2 km in two sections, Opicina–Bovedo and Bovedo–centre through the Porto Vecchio. Radio Capodistria (14/01/2026): the court upheld five appeals and the City is appealing. ANSA (01/06/2026): the Lazio administrative court found the Ministry's funding lawful, €48.8 million, in instalments from 2027 to 2034. Il Piccolo (02/06/2026): without the climb through the Bovedo woods the mayor would drop the project.
On the seafront, just before number 72: a stepped ramp into the water, two rock jetties, a new breakwater and a rebuilt retaining wall.
City of Trieste, with a regional contribution
TRIESTE.news, 25/06/2026: €286,000 of City funds and a €50,000 regional contribution for urgent civil-protection works after the 2023 storm surges. Partly in use since summer 2025, while the works were still open.
The contract for a submerged breakwater against storm surges has been awarded; a beach is announced to follow, and a stretch of shore closed for decades is to be usable again.
Il Piccolo, 26/07/2026: contract awarded, €1.2 million. Telequattro, 24/07/2026: the breakwater will start shortly, the beach later. Of both we read only the headline, summary and opening lines: the contracting authority, the contractor and the dates are not there; we have not verified that works have started.
On the former railway yard of the Porto Vecchio: a free skatepark and basketball court, two tennis courts and two beach-volleyball courts. It is run under a concession by two sports associations until 31 July 2035.
Opened on 20/08/2026, about 10,000 m² according to the City (Il Meridiano says 14,000). Il Piccolo: some courts partly in use in autumn, fully running in spring. Trieste Café, 07/10/2026: with the new operator it becomes «Trieste Sport Village»; skatepark and basketball court already in use.
September 2026: appeal to the administrative court
Homes, two hotels, shops, offices and a 500-berth marina in the Porto Vecchio: a private proposal worth over €600 million, declared of public interest by the City in 2024. No tender appears to have been launched yet, and there is an appeal before the administrative court.
from the edge of the Porto Vecchio, 10 min on foot
Porto Vivo (City website): proposal approved by the City executive on 29/07/2024, tender still to be launched. EspansioneTV (12/09/2024): 63,000 m² of homes, two hotels with 200 rooms, 26,000 m² of shops, 22,000 of offices, a 500-berth marina, €600 million. ANSA, 21/09/2026: WWF and Legambiente appeal to the administrative court against the Region's decree of 6 July 2026 that excluded an environmental impact assessment.
A new civic museum in Magazzino 26 in the Porto Vecchio, with the household goods of the exiles; free entry until 31 December 2026.
TRIESTE.news, 30/09/2026: opened to the public that day; the household goods were provided by the regional institute for Istrian, Fiuman and Dalmatian culture (IRCI).
The company that runs the Generali Convention Center proposes restoring Magazzino 27 bis and linking it to number 27 with a glass structure: three modular halls that together hold 750-800 people. It asks the City for €3.7 million.
Trieste Convention Center (operator of the Generali Convention Center) and City of Trieste
InTrieste, 01/10/2026: €7.45 million plus VAT, half paid by the company; it asks for the concession to be extended from 2040 to 2050; the project still needs the City's approval.
Not there yet: the operator wants to build covered courts at its own expense, but the project must be approved by the City and the heritage authority.
The number differs from source to source: the City (20/08/2026) lists six courts «left to a separate contract» and, among the covered facilities, four covered courts; Il Meridiano six, four of them covered, with private investment planned for spring; the operator's plan has three covered courts (Trieste Café, 07/10/2026). No firm date.
Statuses and dates come from the sources given in each entry, read on 26 October 2026: Region and City press releases, the City's PNRR pages, local press; for the two building sites next to the house, also our own drone footage from October 2026. «Under way» means works have started; «approved», decided and awarded but not yet seen to start; «proposed», a plan or a request with no works. Dates after today are announced, not guaranteed. Walking times are calculated on OpenStreetMap footpaths from the pavement in front of the building, as in the «on foot» chapter.
From 1989 to 2017, six public flights cropped to the same piece of ground, plus our own drone photos of October 2026. The building is already there in the first, next to the sheds on the body shop's plot, which is now a building site; to the south the reclaimed land turns from bare earth to green and the rail yard empties, where the Cittadella dello Sport has stood since 2026; at the top, the small harbour. The slider moves from one year to the next.
1989, in black and white: the building is already there, with sheds beside it on the body shop's plot. To the south the reclaimed land is bare, pale earth, and the rail yard's tracks run along the shore; at the top, the small harbour with its angled breakwater.
Black-and-white orthophoto, flown in 1989 («1988-89» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
1997: green appears on the reclaimed land, rows of wagons stand on the yard's tracks. The building and the sheds beside it are unchanged.
Black-and-white orthophoto, flown in 1997 («1994-98» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
1998, the first colour flight: the yard is full of freight wagons, the reclaimed land is a dry meadow. The small harbour is full of boats.
Colour orthophoto, flown in 1998 («2000» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
2007: the wagons have almost gone, the tracks remain. The reclaimed land has turned green, crossed by a path.
Colour orthophoto, flown in 2007 («2006» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
2011: trees and shrubs on the reclaimed land, empty tracks in the yard. Beside the building, the body shop's red roofs.
Colour orthophoto, flown in 2011 («2012» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
March 2017, trees still bare: the body shop stands in its place beside the building; in the yard, rusty tracks where the Cittadella dello Sport has stood since 2026.
True orthophoto 2017-2020, flown on 12 March 2017 · Autonomous Region of Friuli Venezia Giulia (CC BY 4.0)
October 2026, from our drone photos, only inside the white line: the body shop's sheds are gone, a building site in their place. Outside the line, in grey, the 2017 flight remains: the harbour and the Cittadella are not in our photos.
Our drone photos, October 2026, rebuilt in 3D (photogrammetry) and seen from above, positioned on the regional LiDAR survey of 2017 · around them, in grey, the regional true orthophoto of 2017 (FVG Region, CC BY 4.0 licence)
Real photos: no generative model. The flights from 1989 to 2017 are only cropped, resampled to 0.5 m pixels and aligned on the regional flight of March 2017, which corrects their shifts; for 1989 and 1997, distorted on the hillside, the correction is local, up to 12 m. The October 2026 layer is the view from above of the 3D model rebuilt from our drone photos: against 2017 the median offset is 20 cm, and nine points out of ten stay within 55 cm; outside the white line 2017 remains, in grey. Frame of 1,600 × 1,200 m, north at the top.
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
- ≈ €2,172/yr
- Central heating
- ≈ €3,516/yr
- Water
- ≈ €1,344/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
€1,717a month
for a €378,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.75%
- 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
The Region guarantees the part above 80%, up to €42,500: on this home the loan can reach 86% of the value (100% up to €170,000). For those resident in the region for 24 months, with employment income and no other home; a 10- to 30-year loan, up to 150 sq m of usable floor area, energy class F or better; applied for at a partner bank before the deed.
- Monthly payment
- €1,717
- 360 payments
- Total interest
- €239,942
- Total amount payable
- €623,868
- payments and loan costs
- Cash needed at the deed
- €197,800 - €202,200
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €5,150 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€162,000
- Purchase taxes (as a main home)€2,900
- Agency fee incl. VAT€26,352
- Loan costs€2,295
- Notary, purchase and mortgage deeds (estimate)€4,200 - €8,690
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% (€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 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
- Regional loan guarantee: Friuli Venezia Giulia Region
- 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 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.
Amenities
- Sea view
- Panoramic view
- Terrace
- Parking space
- To renovate
- Near the sea
- Residential area
- Quiet area
- 5 min to the sea
Location
Approximate location within the area. The exact address is shared on request.
Simulations created with AI are marked on the photo. How we use AI →
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