New development

Elegie Duino · project site

Ref. 0088 · Sistiana-Duino

Elegie Duino · Two-bedroom ground floor — Duino

Localita Duino, Sistiana-Duino, Duino-Aurisina

€396,000 + VAT

Apartment · 97 m² · 2 bedrooms · 2 bathrooms · ground floor7 photos

Mortgage€1,259 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.77%Calculate

Localita Duino, Sistiana-Duino, Duino-Aurisina

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4 + 4
Outdoor space for every home
On the ground floor four homes have a private garden; on the first floor, four have a terrace.
As designed.

Video

Vertical Short: project renderings of the home (not photographs) in sequence with a digital zoom.

Home on the water

The sea a few steps away.

The nearest bathing water point about 260 metres away

Technically the shore is 210 metres away, past our two hundred: just this once, we turned a blind eye.

Bathing water quality

in 10 of 11 seasons: Excellent
the sea in August, on average: 25.4 °C
days a year above 20 °C: 132
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 Duino–Monfalcone stretch of coast.

All homes on the water

Architect's rendering

Elegie Duino · the eight homes

Home 2, one of eight.

It is on the ground floor, with a private garden; above it is home 6. Eight homes in a single building: four with gardens on the ground floor, four with glazed verandas upstairs. Every home still available, on the plan or in the list, opens its own listing.

Home 2 in 3D, on elegieduino.it

Ground floor of Elegie Duino: the four homes on the plan

Two-bedroom€441,000 + VAT97.24 m² · garden 280.02 m²
Two-bedroomThis home97.44 m² · garden 51.65 m²
One-bedroom€288,000 + VAT70.40 m² · garden 47.48 m²
Two-bedroomSold102.38 m² · garden 226.02 m²

Floor plans redrawn from the architect's construction drawings (September 2026); the trees are indicative.

Sun on the veranda

6 h 19′

of direct sun a day, averaged over the year

with tree canopies: 4 h 43′

open skywith trees

How it is measured

On the veranda glazing at 1.5 m, every 5 minutes, with the Region's LiDAR terrain, nearby houses and the building itself; no clouds. “With trees” counts the canopies as full: the strictest count.

From the specification

X-LAM timber structure in PEFC-certified spruce, on upturned reinforced-concrete beam foundations
Rock-wool external insulation, non-combustible (class A1)
Thermally broken windows in dark grey RAL 7016, laminated low-emissivity double glazing
Energy class A NZEB by design: the certificate is issued on completion

Technical specification REV. 03, May 2026. The seller may change materials and solutions without reducing their value or performance.

How payment works

Building permit received on 9 November 2026; works expected to start in November 2026, handover and deeds expected by June 2028. These are forecasts from the works schedule, not commitments.

10%€39,600
on reservation
20%€79,200
at the preliminary contract, before the notary
70%€277,200
at the deed, expected by June 2028

Amounts exclude VAT. Money paid before the deed is covered by a guarantee, as Italian law requires (Legislative Decree 122/2005). One outdoor parking space is included; four more can be bought separately, €20,000 each.

Home 2 in 3D, on elegieduino.it

The project site: the building in the real village, the sun hour by hour, the costs and the brochure.

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.

From the drone, 10 m above the plot, at take-off

From the drone, 25 m above the plot, at take-off

From the drone, 44 m above the plot, at take-off

From the drone, 63 m above the plot, at take-off

From the drone, 69 m above the plot, at take-off

From the drone, 94 m above the plot, at take-off

Duino, for real

From the plot, up to the castle

↓ Scroll: the drone climbs

Higher up

Duino Castle on the cliff, less than three hundred metres from the plot, and the gulf.

How we know

The drone sets off from the plot where the Elegie homes are being built and climbs over Duino: the road, the gardens, the village roofs. Higher up it turns south-west, and the castle appears on the cliff, less than three hundred metres from the plot as the crow flies, with the gulf behind. Real drone photos (DJI Mini 3): no generative model, only resized. The heights are those the drone records in each shot, relative to the plot it took off from; the distance to the castle is as the crow flies, from OpenStreetMap.

Property features

Type: Apartment
Surface: 97 m²
Rooms: 3
Bedrooms: 2
Bathrooms: 2
Floor: Ground floor

Energy class: EPC issued on completion of works
Garden: Private
Wheelchair access: Yes
Garage / parking: Yes

Description

Three rooms laid out over 97 sqm (gross) on the ground floor, two bedrooms and two bathrooms, plus a 52 sqm private outdoor area: that is Unit 2 of Elegie Duino, with a step-free entrance and an outdoor parking space included in the price.

The build meets Class A and the NZEB standard. A frame of PEFC-certified fir X-LAM, a rock-wool insulation coat, thermal-break aluminium windows. Oak flooring in the bedrooms, stone-effect porcelain stoneware in the living areas. An air-to-water heat pump handles both heating and cooling, one system per apartment.

Duino Castle, the Rilke Trail, the marina and the restaurants are a five-minute walk. Portopiccolo and the Sistiana beaches sit 10' away, Ronchi dei Legionari Airport 15', Trieste 25'. The Duino Cliffs Nature Reserve and the Miramare Marine Protected Area round out the setting.

The building permit arrived on 9 November 2026; works are expected to start in November 2026, with handover expected by June 2028. Price € 396,000 plus VAT; price list subject to change.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €16,635
TriesteVillas fee: ≈ €15,840+ VAT
Notary: ≈ €2,900-5,700estimate, incl. VAT and costs
Indicative all-in purchase cost: ≈ €434,900 – €437,700

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

A mortgage for this home

€1,259a month

for a €277,200 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN: 3.59%; nominal annual rate
APRC (TAEG): 3.77%; 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.

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% (€693), arrangement fee €1,000 (assumption), valuation €350, fire insurance €62 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

Rates updated on 3 November 2026.

Floor plans

Design drawing, for illustration only: it may differ from the property as it stands and has no planning, cadastral or permit value. Furniture, measurements and room names are indicative. The available cadastral and planning documents can be requested from the agency and are in any case provided before an offer is signed.