
City Centre
Maxi Apartment with Private Garden in the City Centre — Verdemare, Rive
Via di Campo Marzio, City Centre, Trieste
€790,000
Apartment · 244 m² · 4 bedrooms · 5 bathroomsEnergy class A149 photos
Mortgage€2,496 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.69%CalculateMaxi Apartment with Private Garden in the City Centre — Verdemare, Rive
Via di Campo Marzio, City Centre, Trieste
The house in three numbers
≈ 120 m²
The garden, on the same level
In the land registry the home is on the first floor; in the building's drawings it is the garden level, and in the lift you press 0. The private garden is on the same cadastral plan as the flat.
Cadastral plan of 17/02/2016 and completion drawing of March 2016, on which the garden measures 122.5 m².
8 min
On foot to the sea
As the crow flies the nearest shore is 229 metres away; on foot, going round the railway and the port, it is 627 metres.
Coastline and walking route from OpenStreetMap, measured on 22/10/2026.
2015
A new complex, around a park
Three buildings and 184 homes on the site of the former FIAT branch, around a park of about one hectare; architecture by Giuseppe Tortato.
Year of completion from the land registry and the energy certificate.
The home
244 m² on the garden level, with a garden of its own
244 m²
of home, not counting the garden
Cadastral area; 236.23 m² of heated usable area according to the energy certificate.
≈ 120 m²
of private garden, facing south
122.5 m² on the completion drawings, between lawn, patio and hedge, onto the complex's inner green. The bedrooms are on the Via di Campo Marzio side.
2
independent entrances
From the two stairwells of number 14, each with its own lift.
4
bedrooms
The living room with fireplace and a study corner, the eat-in kitchen.
5
bathrooms
A1
energy class
EPgl,nren 40.82 kWh/m² a year · certificate of 20/10/2026.
0
the button in the lift
In the land registry it is the first floor: the garden level, above street level and the garages.
+ 3
extras, sold separately
A 22 m² garage, an 18 m² covered parking space and a cellar, in the same complex. Prices in the description.
3D tour
From the garden to the bedrooms, room by room
Scan date: 26 May 2026. The tour is a true capture, not retouched: it shows the property as it was that day.
The complex, opened up
Where the home sits, from the sea to the garden
Scroll down: from the city to the complex, then the park, the garages below, building B opening up and the garden level with the home.
How it is made. It is a scale model, not a design drawing. City and terrain: LiDAR survey by the Autonomous Region of Friuli Venezia Giulia of 12 March 2017 (0.5 m DSM and DTM, point cloud) and 2017 orthophoto © Regione FVG – IRDAT (IODL 2.0); distant buildings: OpenStreetMap (ODbL) with LiDAR heights; distant relief: Terrarium (AWS Open Data). Buildings A and C: outlines and heights from the LiDAR. Building B: scale model from the construction drawings and the cadastre, checked against the LiDAR; in the view from the park, a photogrammetric reconstruction from our drone footage of spring 2026. The home inside: the scan from our 3D tour. Garages, ramps and entrances: indicative position, from the 2016 cadastral plans.
From above, since 1989
Where the FIAT sheds stood
Six public flights over the same frame, from 1989 to March 2017: the branch's saw-tooth sheds, the yard, the excavation, the three buildings and the park. Drag the slider and one year dissolves into the next.
Real photos: no generative model, only cropping, resampling to 0.5 m per pixel and alignment on the 2017 flight, which corrects shifts of a few metres between flights (where the place changed too much to align, the flight's own georeferencing applies). Frame of 640 × 480 m, north at the top.
The dates
From FIAT to Verdemare
What the aerial photos do not say: who was there, who built it, when.
1953
The Trieste branch of FIAT opens in the corner building on Via Guido Reni. From 1985 it will house the daily newspaper Il Piccolo.
May 2008
Demolition of the former branch begins. The first design plans 150 homes.
March 2013
The design, reworked by the architect Giuseppe Tortato, takes the name Verdemare: 184 homes around a park.
2015
The complex, built by Collini Lavori, is completed; the first residents move in.
Sources: Il Piccolo (2008, 2013, 2015) for the building site; the company that renovated the corner building for its history; the complex's cadastral records.
The sun on the garden
More than eight hours of sun in summer, one in winter
The garden faces south, onto the park; beyond the park, higher up, stands building A, whose outline sits between 22 and 26 degrees above the southern horizon as seen from the lawn; close by to the west is building C. We calculated the sun on every half metre of lawn, with the real buildings and trees. On 21 June the sun is in the garden from 7:26 to 18:23 and each point of the lawn gets more than 8 hours on average; on 21 March and 21 September almost 6. In winter the sun stays behind building A: on 21 December it rises no higher than 21 degrees, arrives between 10:10 and 14:02, each point of the lawn gets one hour on average, and never more than four tenths of the garden are in the sun at once.
How it is made. The garden is the one on the cadastral plan, laid on the Region's orthophoto; the sun is calculated at 273 points of open lawn, half a metre apart, leaving out the strip under the balconies of the floors above and the hedges. Obstacles: the Region's LiDAR survey of March 2017 (buildings, hedges and trees count as solid walls: in summer, with leaves, the shade can be slightly greater, in winter a few rays get through the branches) and, further away, the terrain. Position of the sun: NOAA algorithm, with refraction. Sunrise and sunset here are the first and last sun on any point of the lawn; the hours are those in which at least one point is in the sun. The dial uses this calculation on the days of the buttons; on other days it only shows the direction of the sun over a flat horizon.
The complex in figures
Verdemare, as the records tell it
184
homes in three buildings
A on Via Picciola; B and C on Via di Campo Marzio.
≈ 1 ha
of inner park
Terraced, with a playground, for residents only.
14 m
of rise across the plot
From Via di Campo Marzio to Via Picciola: that is why A stands higher than B and C.
almost 600
garages and parking spaces
In the underground garages: two levels under B and C, three under A.
≈ 1/10
of the heat comes from the sun
Measured solar thermal: 58,499 kWh in 2024-25. The rest from two gas condensing boiler plants; underfloor heating, metered home by home.
17 kW
of shared solar panels
70 panels, according to the company that installed them.
12
lifts
2015
year of completion
Architecture by Giuseppe Tortato, landscape by Margherita Brianza, built by Collini Lavori.
Il Piccolo, 21 September 2025
«the largest private residential complex in the city centre»
Property features
- Type
- Apartment
- Surface
- 244 m²
- Rooms
- 7
- Bedrooms
- 4
- Bathrooms
- 5
- Floor
- 1st floor, with lift
- Energy class
- A1 · 40.82 kWh/m² year
- Renewable index (EPgl,ren)
- 2.49 kWh/m² year
- Building envelope performance
- Winter: medium · Summer: medium
- Condition
- Excellent / Renovated
- Kitchen
- Eat-in
- Garden
- Private
- Lift
- Yes
- Wheelchair access
- Yes
- Heating
- Centralised
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 A1, with a non-renewable energy need of 40.82 kWh/m² a year.
Where it sits on the scale
- A4
- A3
- A2
- this homeA1
- 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 A1 the home uses between 80% and 100% 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
40.82kWh/m² year
of the energy it uses is renewable
EPgl,ren 2.49 kWh/m² year
Building envelope
- Wintermedium
- Summermedium
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.
›The full description
Between the city centre and the port, in the Verdemare complex, a 244 sqm apartment on the first floor with lift — a footprint that rarely comes up in this part of the city. Two separate entrances, a private garden for exclusive use, and living and sleeping zones kept clearly apart.
Living side: an eat-in kitchen with real character and a lounge opening onto the garden, anchored by a fireplace — unusual for the complex — set into a bespoke wall unit. The sleeping quarters hold four bedrooms, all sizeable, backed by five bathrooms and a generous laundry room. That range of facilities suits a large household, or the idea of dedicating whole rooms to guests and family.
The garden is the standout: a sheltered outdoor room that flows from the living area, made for meals in the open while staying within a modern, well-connected urban setting. The sea is an eight-minute walk away. Underfloor heating keeps the warmth even; the two independent accesses leave you free to split main and service areas, or to reorganise the plan as needed.
A refined apartment on Via di Campo Marzio, in excellent condition, sold furnished. Energy class A1: non-renewable global energy performance index (EPgl,nren) 40.82 kWh/m² a year, renewable index (EPgl,ren) 2.49 kWh/m² a year; building envelope performance medium in winter and in summer; energy performance certificate valid until 20 October 2036. Price €790,000.
Available separately: cellar at €10,000; an 18 sqm covered parking space at €40,000; a 22 sqm garage at €55,000.
Indicative taxes & costs
Purchase costs (one-off)
- First-home taxes
- ≈ €5,612
- TriesteVillas fee
- ≈ €31,600+ VAT
- Notary
- ≈ €2,600-5,100estimate, incl. VAT and costs
- Indicative all-in purchase cost
- ≈ €836,700 – €839,200
An indicative estimate: we work out the exact figures together, line by line.
Annual running costs
- Service charges
- ≈ €6,228/yr
- Property tax · ILIA
- Exempt (main home)
- Waste tax · TARI
- Occupants2≈ €353/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
€2,496a month
for a €553,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.54%
- nominal annual rate
- APRC (TAEG)
- 3.69%
- 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.
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
- €2,496
- 360 payments
- Total interest
- €345,624
- Total amount payable
- €906,170
- payments and loan costs
- Cash needed at the deed
- €288,700 - €293,700
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €7,489 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€237,000
- Purchase taxes (as a main home)€5,612
- Agency fee incl. VAT€38,552
- Loan costs€2,733
- Notary, purchase and mortgage deeds (estimate)€4,760 - €9,820
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% (€1,383), arrangement fee €1,000 (assumption), valuation €350, fire insurance €124 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
- 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 20 October 2026.
Floor plans
Browse the drawings; tap the plan to enlarge it.
Drawing 11 of 2
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.
Amenities
- Garden
- Elevator
- Fireplace
- Cellar
- Garage
- Parking space
- Greenery view
- Dual aspect
- Residential area
- As new
- 5 min to the sea
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos
All 49 photos retouched with AI: 8 edited and 35 simulations, marked on the photo; the rest in light and colour only. The viewing remains the only reference.
How we edited them
The 49 photographs in this listing start from shots of the apartment, furnished and lived in, of the garden and of the outside of the complex. All 49 went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform): 6 only for light and colour, 8 to remove objects, 35 are simulations and on the website carry the label «AI · simulated». Removed were: people, also as reflections, and reflections, including that of the person taking the photos; the dog, its bed and bowls; clothes, slippers, a sock, soft toys, bags, suitcases, boxes and carrier bags; family photographs, stickers, ornaments, flowers, cushions, a bottle and the objects on worktops, bedside tables and shelves, tablecloths included; towels, bathrobes, bottles and cosmetics, bath mats, a trolley and a towel holder; a vacuum cleaner, a broom, a bucket, a bin, detergents, drying racks and a laundry basket; a television with its unit, a monitor, a printer and cables; a desk, an office chair, small tables and chairs; outside, cars, bins, posts, hoses, stones and other objects, also on balconies and behind a fence.
Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly. In the simulations the model added or invented things that are not there: beds remade with white linen and, in one, a beige bedspread instead of the red one; a wooden bench and a wooden shelf unit, two chests of drawers, two wooden cubes, two portraits (one in place of a landscape), books, vases, cushions, a plant, soaps, towels and other objects on the shelves; spotlight tracks, light tracks, a spotlight, a light line and lighting coves on the ceiling; a fire burning in the fireplace; a flowering shrub, clouds in the sky, mown, green and even lawns in place of dry, tall or sparse grass, a gravel strip, mulch and a flower bed with borders. In 2 photos the viewpoint was reconstructed by the model, in 4 the frame was widened beyond the edges of the shot, one is a collage of five photos composed by the model; in some, furniture and objects were moved (a carved panel, table and chairs in the garden, paper rolls, the furniture of a study), and in 2 the bed, desk, writing desk, chair, stool, ceiling light and a diary were reconstructed by the model.
The model also changed fixed parts and furniture, which these photos therefore do not show as they are: it added a window and a marble top in the bathrooms, made a bidet appear where there were objects and turned a curtain into glazing onto the garden; it redrew the room beyond a door and, in a view from which it removed the cars and thinned the trees, the old wall and the buildings; it invented on a glossy wall the reflection of glazing with trees; it made the awnings green (they are grey), turned a gas hob into a smooth black surface and a table with a tablecloth into a bare wooden table, made a black plate steel, a carved sideboard plain and the frames of the family photos blank; it removed the recessed spotlights of a ceiling, switch plates, small hatches, an open door leaf, marks on a wall, a sign, the letterboxes, the trunk of a pine in the foreground and the tree shadows on a path. For these photos there is no list of the parts that remained as in the shot: no detail should be taken for granted. Even in the 6 photos retouched only for light the model recalculated the whole image: the fine grain of surfaces is reconstructed, not photographed.
Light and colour were corrected as in normal photo retouching. 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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