Ref. 0103 · Friuli Venezia Giulia
Private 35,000 sqm Island in the Grado Lagoon
€3,000,000
Energy class A226 photos
Mortgage€9,536 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.71%CalculatePrivate 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.
Video
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.
Home on the water
All around, the water of the lagoon.
The lagoon shore about 20 metres away
All homes on the waterHow we know
On 15 May 2025 the drone flew a full circle around the island at seventy metres, always looking at its centre: the pine wood closing it like a ring, the inner lake with the platform on stilts, the fields, the houses, and all around the lagoon as far as Grado. Real drone photos (DJI Mini 3), 15 May 2025: no generative model, only resized. The side is calculated from the drone's position relative to the centre of the circle.
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
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.
The water around the island, measured
The lagoon and the open sea
The island lies in the lagoon, and the water around it is not that of the open sea: it is shallow, warms up sooner in spring and cools down sooner at the end of summer. ARPA measures it at two nearby points, in the lagoon at Isola Volpera, about three kilometres away, and in the open sea at La Fosa, two and a half kilometres away: the European Environment Agency rates both «excellent» in each of the last eleven seasons. On the days when ARPA sampled both points, in May the lagoon was warmer than the sea 9 times out of 9, in September colder 11 times out of 11. In the chart the line is the open sea off Grado seen from the satellite, 0.4 degrees warmer than the sea off Trieste in summer and above 24 degrees 74 days a year; the dots are the lagoon, taken at Isola Volpera at every sampling.
How we know
Samples and beach temperatures: ARPA FVG, points IT006031009007 «Grado - Isola Volpera» in the lagoon (104 samples) and IT006031009010 «Grado - La Fosa Ovest» in the open sea (102 samples), FVG Region open data 2010-2026; beach temperatures up to 2025. Lagoon and sea compared: the 67 days on which ARPA took the temperature at both points. Ratings: European Environment Agency 2015-2025; 2026 season, FVG Region resolution no. 1855 of 19 December 2025. Sea temperature month by month: NASA JPL MUR SST, daily average 2003-2025 of the open-sea cell off Grado (45.66 N, 13.37 E); days above 24 °C are the average of the years; summer is the average of June, July and August, compared with the cell off Santa Croce (45.73 N, 13.68 E). The satellite measures the surface offshore, the beach the shoreline: the two are never mixed.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €120,000+ VAT
- Notary
- ≈ €3,700-7,300estimate, incl. VAT and costs
A mortgage for this home
€9,536a month
for a €2,100,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.71%
- 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
- €9,536
- 360 payments
- Total interest
- €1,333,010
- Total amount payable
- €3,454,865
- payments and loan costs
- Cash needed at the deed
- at least €1,060,100 - €1,067,500
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €28,608 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€900,000
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€146,400
- Loan costs€6,600
- Notary, purchase and mortgage deeds (estimate)€7,060 - €14,510
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% (€5,250), arrangement fee €1,000 (assumption), valuation €350, fire insurance €473 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.
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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