Ref. 0162 · Muggia

Entire Gulf-View Property — Two Independent Homes, Muggia

Vanisella, Muggia

€1,800,000 + VAT

Villa · 474 m² · 1 bedroom · 3 bathrooms · on multiple levels50 photos

Mortgage€5,687 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.67%Calculate

Vanisella, Muggia

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The house in three numbers

−€70,000
Both homes, bought together
Separately they cost €980,000 and €890,000; together, €1,800,000.
Prices exclude VAT.
A2 · A3
One certificate for each home
Upper home in class A2, 47.95 kWh/m² a year; ground floor in class A3, 46.29 kWh/m² a year.
Non-renewable primary energy (EPgl,nren). Certificates valid until 22/11/2034 and 13/01/2035.
2023
Completed in 2023, never lived in
Both homes have the same systems: underfloor heating with an air-to-water heat pump, cooling with an air-to-air heat pump.

3D tour

Step inside both homes

The house, floor by floor

Two homes one above the other, each with its own entrance.

Below, the single-level villa with its garden facing the gulf. Above, the villa on the entrance level with its sea-facing terrace and, under the roof, the attic floor. Tap a floor to see it on its own.

The three drawings are the January 2025 design plans, cleaned of their sheet and overlaid on their common points, the north arrow and the walls. It is a diagram to show what sits above what: for areas and the use of each room the cadastral plans below are authoritative.

Drone footage

Porto San Rocco, six hundred metres below.

From the house the ridge drops to the marina and the gulf. Across the water lies Trieste.

Porto San Rocco · 0.6 km
Trieste, Piazza Unità · 5.4 km
Miramare Castle · 11.5 km
Straight-line distances

Real footage · no AI · drone, 27 November 2025

Outdoors, where life happens

The garden below, the terrace above.

Together the two homes have almost 500 m² of terraces and gardens: more space outside than in. Frames from the footage of 27 November 2025, unretouched.

The terrace and garden of the lower villa
The upper villa's terrace, on the entrance level
Sunset from the terrace parapet
Evening, with the house lights on

The film · the upper villa

Three minutes inside the upper villa.

Filmed walking through, in May 2025: the entrance, the sauna, the living room opening onto the terrace, the attic under the timber roof.

The film · the lower villa

Three minutes inside the lower villa.

From the road you go down the ramp to the door; after that the whole home is on one level, with the terrace level with the living room.

Evening timelapse

As night falls, Trieste lights up on the other side of the glass.

The upper villa's living room, filmed by a fixed camera on 27 November 2025 from 5:53 pm, with the lights on.

Real footage · no AI · timelapse, 27 November 2025

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.

Property features

Type: Villa
Surface: 474 m²
Rooms: 5+
Bedrooms: 1
Bathrooms: 3
Floor: On multiple levels

Energy class · 147 m² unit: A2 · 47.95 kWh/m² year
Renewable index (EPgl,ren) · 147 m² unit: 30.75 kWh/m² year
Building envelope performance · 147 m² unit: Winter: high · Summer: medium
Energy class · 148 m² unit: A3 · 46.29 kWh/m² year
Renewable index (EPgl,ren) · 148 m² unit: 63.19 kWh/m² year
Building envelope performance · 148 m² unit: Winter: medium · Summer: medium
Condition: New / Under construction
Kitchen: Open-plan
Terrace: Yes
Sea view: Yes
Pool possible: Yes
Heating: Independent

AA3 · A2

Green home · Class A

In the top band of the energy scale

It says so on the 2 filed energy performance certificates, one per unit: all of them class A.

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 A the home uses at most as much non-renewable energy as that building; a class G home uses more than three and a half times as much.

Unit of 147 m²A247.95 kWh/m² year39% renewablehighmedium
Unit of 148 m²A346.29 kWh/m² year58% renewablemediummedium

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

›The full description

On the Vanisella ridge above Muggia, an entire building facing the Gulf of Trieste. Below it, the Porto San Rocco marina; across the water, the city on the far shore.

This is not one villa: it is two independent homes with separate entrances, which can also be bought together. Both completed in 2023, neither ever lived in. Contemporary architecture — white volumes, anthracite aluminium, full-height glazing — on a plot that looks out clear over the sea.

On the ground floor, 175 sqm all on a single level: a 71.70-metre living space with kitchen, 2.55 m internal height throughout, two ancillary rooms of 26.00 and 21.70 metres, three service rooms. Outside, 252 sqm of flat garden and grill terrace, plus a 41-metre sea-facing terrace and provision for a pool.

On the upper level, 112 sqm around a 56.60-metre living space rising to 3.60 m, opening onto the 106.50 sqm panoramic terrace. A bedroom and two bathrooms on the same floor; above, under the exposed timber pitch, the loft (average height 1.70 m), designed as a study, with a second room, a bathroom and a store. In a separate block, a sauna, the 35-metre garage designed as a gym, cellar and plant room.

Both units have underfloor heating with an air-to-water heat pump and cooling by an air-to-air heat pump, installed in 2023. Energy performance, one certificate per unit (indices in kWh/m² a year): upper unit, 146.52 m² heated floor area, class A2, EPgl,nren 47.95, EPgl,ren 30.75, building envelope rated high in winter and medium in summer (APE 3200300036624, valid until 22/11/2034); ground-floor unit, 147.68 m² heated floor area, class A3, EPgl,nren 46.29, EPgl,ren 63.19, envelope rated medium in winter and in summer (APE 3200300000825, valid until 13/01/2035). Five parking spaces in total, covered and open.

Total weighted commercial area 473.92 sqm. The sale covers all four sub-units of the parcel: the two homes, the garage and the parking space.

It is the answer for two households who want to be near each other without living on top of each other — parents and children, or one home to live in and one to let. Bought separately the two units come to € 1,870,000; together, € 1,800,000.

Indicative taxes & costs

Purchase costs (one-off)

TriesteVillas fee: ≈ €72,000+ VAT
Notary: ≈ €4,700-9,200estimate, incl. VAT and costs

A mortgage for this home

€5,687a month

for a €1,260,000 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% (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% (€3,150), arrangement fee €1,000 (assumption), valuation €350, fire insurance €284 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.

Ground floor1 of 9

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

Two units. In the land registry the single-level villa has, besides the living area, two ancillary rooms of 26 and 21.7 m², with a laundry, a storeroom and a bathroom; in the two-level villa the floor under the roof pitch is a loft, with an average height of 1.70 metres, and the room presented as a gym is the garage. The design drawings show the ancillary rooms as bedrooms and the loft as a study, with a bathroom the cadastral floor plan does not show. A surveyor would call them ancillary rooms, not habitable on paper, and that bathroom must be added to the land registry. For the names of the rooms, the cadastral floor plan is what counts.

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

5 min to the sea

Location

In the gulf · This home, and the other 48 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

43 of 50 photos retouched with AI: 2 edited and 9 simulations, marked on the photo; 32 in light and colour only. The viewing remains the only reference.

How we edited them

Of the 50 images in this listing, 7 are frames from footage shot on 27 November 2025, 6 by drone and 1 from a camera on the ground at dusk: they are published as filmed, without retouching, and no model was used on them. The other 43 start from photographs of the interiors and exteriors of the house, including one drone shot; four images are made of two photographs side by side. All 43 went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform): 32 for light and colour only, 2 to remove an object, and 9 are simulations, which carry the label «AI · simulated» on the website.

In the 9 simulations the sky is not the one in the photograph: in 4 the overcast sky was replaced with a blue sky with clouds, in 4 clouds were added to a sky that is clear in the photograph, in 1 the clouds were changed. In 5 the lawn, dry or patchy, was made green and even (in one the weeds also became a mown lawn), and in 1 a strip of sunlight was added on a wall. Removed were: in 2 images a marker scribble on a door, which can be seen in the mirror; in one simulation the construction tape, the stakes and the shadow of a tree on the road.

Two small defects that exist in reality were also removed: a hole in the facade and a mark on the render. Where something was removed, what it hid was not photographed: the model rebuilt it, plausibly. Compared with the photographs, the house, the facades, the windows and glazing, the walls, the passage, the terrace, the outdoor kitchen, the gate, the courtyard, the road, the neighbouring houses and the hill are as photographed, except for the hole and the mark that were removed; in the 32 photographs retouched for light only nothing was added or removed.

Even where it changed only the light, the model recalculated the whole image: the fine grain of the surfaces 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.

How we use AI →