Ref. 0103 · Friuli Venezia Giulia
Private 35,000 sqm Island in the Grado Lagoon
€3,000,000
Private 35,000 sqm Island in the Grado Lagoon
Friuli Venezia Giulia, Grado
3
Three casoni, each a separate building
Two on two levels and one on a single floor, each with its own energy certificate. Casoni are the traditional houses of the lagoon.
From the energy certificates, filed on 10 April 2025.
Property features
- Energy class · 62 m² unit
- A2 · 63.04 kWh/m² year
- Renewable index (EPgl,ren) · 62 m² unit
- 83.2 kWh/m² year
- Building envelope performance · 62 m² unit
- Winter: low · Summer: high
- Energy class · 56 m² unit
- A2 · 52.09 kWh/m² year
- Renewable index (EPgl,ren) · 56 m² unit
- 91.85 kWh/m² year
- Building envelope performance · 56 m² unit
- Winter: low · Summer: high
- Energy class · 20 m² unit
- A2 · 83.07 kWh/m² year
- Renewable index (EPgl,ren) · 20 m² unit
- 139.78 kWh/m² year
- Building envelope performance · 20 m² unit
- Winter: low · Summer: high
Green home · Class A
In the top band of the energy scale
It says so on the 3 filed energy performance certificates, one per unit: all of them class A.
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.
- Unit of 62 m²A263.04 kWh/m² year57% renewablelowhigh
- Unit of 56 m²A252.09 kWh/m² year64% renewablelowhigh
- Unit of 20 m²A283.07 kWh/m² year63% renewablelowhigh
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.
Description
A private island in the Grado lagoon, reachable in a three-minute boat ride from the town's port. It spans more than 35,000 sqm, and its grounds still hold a working fishing valley alongside a stretch of untouched natural landscape.
Three traditional casoni make up the living quarters, recently restored with respect for their original character. One holds the living area and the master bedroom; the sleeping quarters stand on their own, each with its own en-suite bathroom; a third casone contains the kitchen and dining room. A shaded outdoor area faces the lagoon and the outline of Grado — the place for meals in the open air.
Access is by water only, mooring at the private dock.
Energy performance. Each casone has its own energy performance certificate (APE): all three are class A2 and valid until 10 April 2035. Heating and cooling come from electric air-to-air heat pumps. For each one, in kWh/m² a year: the non-renewable global energy performance index (EPgl,nren), the renewable one (EPgl,ren), and the energy performance of the building fabric in winter and in summer.
Two-storey casone, 62 m² of heated floor area: class A2, EPgl,nren 63.04, EPgl,ren 83.20; building fabric performance low in winter, high in summer (APE no. 3100900018825).
Two-storey casone, 56 m² of heated floor area: class A2, EPgl,nren 52.09, EPgl,ren 91.85; building fabric performance low in winter, high in summer (APE no. 3100900019225).
Single-storey casone, 20 m² of heated floor area: class A2, EPgl,nren 83.07, EPgl,ren 139.78; building fabric performance low in winter, high in summer (APE no. 3100900019125).
Price: €3,000,000.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €120,000+ VAT
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos
5 of 26 photos edited with AI, with the edits marked on the photo. The viewing remains the only reference.
How we edited them
The 26 photographs in this listing are shots of the island and of the casoni, the traditional lagoon houses. 5 of the 26 were retouched with the Clean Up tool in Apple Photos, which uses generative artificial intelligence, to remove objects; the other 21 did not go through artificial intelligence. None is a simulation: no objects were added. Removed were: a black jacket hanging on a chair, in two photos; a backpack leaning against an antique wardrobe; a basket; an orange rope hanging from a wardrobe; a cleaning tool and a floor mop; two folding chairs and a wooden lounge chair; two stray objects at the bottom of the frame; in the background of one photo, a man working next to a ladder.
Two skulls drawn on the doors of a wardrobe were also erased. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly. In this way part of a chair and, behind the chairs and the man that were removed, the paving and the garden were reconstructed; near the ladder the reconstruction has visible flaws.
In 2 photos light and colour were brightened as in normal photo retouching; in a third, which was also straightened and cropped, they were brightened markedly and the floor looks lighter than in the shot. Comparing each photo with its original found no other changes. 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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