Ref. 0108 · City Centre
Large period apartment, Piazza della Valle — Old Town
Piazza della Valle, Trieste, City Centre
€1,280,000
Apartment · 344 m² · 4 bedrooms · 3 bathrooms · 3rd floorEnergy class A242 photos
Mortgage€4,069 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.72%CalculateLarge period apartment, Piazza della Valle — Old Town
Piazza della Valle, Trieste, City Centre
Sauna and whirlpool, inside the flat
The flat has its own wellness area with a sauna and a whirlpool bath, which you can see in the 3D tour.
2023
New systems in a historic palazzo
A 2023 air-to-water heat pump, backed by a condensing boiler: the certificate issued in 2025, after the energy upgrade, gives class A2.
Estimated consumption in standard use, per the certificate: 4,409 kWh of electricity and 356 m³ of gas a year.
3D tour
Visit the home now
Scan date: 21 July 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
Video
Green home · Class A
In the top band of the energy scale
It says so on the filed energy performance certificate, not on an estimate: class A2, with a non-renewable energy need of 42.22 kWh/m² a year.
Where it sits on the scale
- A4
- A3
- this homeA2
- 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 A2 the home uses between 60% and 80% of that building's non-renewable energy; a class G home uses more than three and a half times as much.
Non-renewable energy EPgl,nren
42.22kWh/m² year
of the energy it uses is renewable
EPgl,ren 44.11 kWh/m² year
Building envelope
- Winterlow
- Summerhigh
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.
How we know
On 19 October 2026 the drone came straight down over Piazza della Valle: from ninety metres the round square among the roofs of the Old Town, then the curved façade of the building, floor by floor, down to the street that leads to the sea. Real drone photos (DJI Mini 3), 19 October 2026: no generative model, only resized. The heights are those the drone records in each shot, relative to the square it took off from.
Property features
- Type
- Apartment
- Surface
- 344 m²
- Rooms
- 5+
- Bedrooms
- 4
- Bathrooms
- 3
- Floor
- 3
- Energy class
- A2 · 42.22 kWh/m² year
- Renewable index (EPgl,ren)
- 44.11 kWh/m² year
- Building envelope performance
- Winter: low · Summer: high
- Condition
- Excellent / Renovated
- Kitchen
- Eat-in
- Balcony
- Yes
- Garden
- None
- Building floors
- 4
- Lift
- Yes
- Heating
- Independent
Description
On the second-to-top floor of a historic building in Trieste's Old Town — an 1854 palazzo by the architect Berlam, its communal areas restored and now free of architectural barriers, served by a lift.
The apartment covers 344 sqm. A conservation-led restoration has preserved features of real value: working nineteenth-century majolica stoves, glazed doors, Venetian marmorino and inlaid-wood floors, period ceiling frescoes. The main reception room looks onto Piazza della Valle; alongside it are a separate dining room and an eat-in kitchen fitted with Minimal furnishings. There are three double bedrooms and a generous study that works equally well as a home gym or office, plus three bathrooms — two full, one for guests.
A private wellness area adds a Finnish sauna, a Turkish bath and a whirlpool tub. Further spaces include a storeroom, a plant room for the systems (boiler, air conditioning, cooling), a loggia and a second balcony facing the internal courtyard, together with a high-ceilinged cellar and a private attic. The home is partly furnished with bespoke pieces; parking can be found close by.
Independent heating and cooling from an air-to-water heat pump backed by a condensing boiler (systems installed in 2023). Energy class A2, non-renewable global energy performance index 42.22 kWh/m² a year; energy performance certificate valid until 18 May 2035. Price €1,280,000.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €51,200+ VAT
- Notary
- ≈ €3,000-5,900estimate, incl. VAT and costs
Annual running costs
- Service charges
- ≈ €1,920/yr
- Waste tax · TARI
- Occupants2≈ €441/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
€4,069a month
for a €896,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.72%
- 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
Many banks cut the rate for homes in energy class A or B: usually by 0.20 points (from 0 to 0.46 in October 2026 offers), sometimes with no arrangement fee. It is a bank initiative, not a public incentive: eligible classes and discounts vary from bank to bank.
- Monthly payment
- €4,069
- 360 payments
- Total interest
- €568,751
- Total amount payable
- €1,475,469
- payments and loan costs
- Cash needed at the deed
- at least €455,700 - €461,600
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €12,206 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€384,000
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€62,464
- Loan costs€3,590
- Notary, purchase and mortgage deeds (estimate)€5,610 - €11,530
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% (€2,240), arrangement fee €1,000 (assumption), valuation €350, fire insurance €202 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
- Typical costs: bank information sheets and October 2026 comparisons
- The notary: our estimate; archive tax and contributions under Ministerial Decree 265/2012
- Green mortgages: October 2026 comparison
Rates updated on 3 November 2026.
Floor plans
Floor plan drawn from our 3D survey (Matterport): it shows the home as it is today and where the rooms are, for illustration only. It is not the cadastral floor plan and has no planning, cadastral or permit value: measurements and room names (such as “bedroom” or “study”) describe the current state and use, not the authorised use or habitability. The cadastral floor plan can be requested from the agency and is in any case provided before an offer is signed.
Amenities
- Balcony
- Elevator
- Air conditioning
- Sauna
- Jacuzzi
- Fibre optic
- City view
- Period property
- Near the centre
- Partly furnished
- 2 min to centre
- Old town
- Wheelchair accessible
- Cellar
- Fireplace
- Alarm system
- Renovated
- Dual aspect
- Greenery view
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos and in the video
37 of 42 photos edited with AI, with the edits marked on the photo. The viewing remains the only reference.
How we edited them
The 37 photographs of the interior and the façade were published with an old «trieste villas» watermark across the centre, and the originals without the watermark could not be found. On 23/10/2026 the watermark was removed only within the band of the letters: in 35 photos with a generative image model (FLUX Kontext, through the Higgsfield platform), on average over 7% of each image; in 2 (the living room with the piano and the bathroom with the sauna) mainly by calculation, subtracting the watermark, with the model only in a few near-white spots. Outside the band of the letters every image is the photograph as it was.
Under the letters the fine details (ceiling decorations, wallpaper, tiles and mosaics, etched glass, the writing on the kitchen blackboard, the floor inlay) are reconstructed consistently with what could be seen through the watermark, but they are not photographed. The 5 drone shots of October 2026 are real photos, adjusted only for light and colour, without artificial intelligence. A viewing remains the only reliable reference for the actual condition of the property.
The video
Vertical Short: 8 gallery photos in sequence with a digital zoom, no AI in the motion; 5 of these photos are AI-retouched (details in the listing).
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