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Maxi Apartment with Private Garden in the City Centre — Verdemare, Rive

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€2,511 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.74%Calculate

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.

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.

Video

AI video
Vertical Short: 8 gallery photos in sequence with a digital zoom, no AI in the motion; 7 of these photos are AI-retouched (details in the listing).
AI video
Vertical reel animated with AI (Seedance 2.5 and Kling 3.0) from the listing photos, which were themselves AI-retouched; rooms faithful to the home, real drone footage. On-screen text from the listing.
A1

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

  1. A4
  2. A3
  3. A2
  4. this homeA1
  5. B
  6. C
  7. D
  8. E
  9. F
  10. 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

6%

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.

All green homes

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.

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.

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 we know

How it is made. The stops land on real photos, taken by drone in spring 2026: the model's camera arrives where each photo was taken, worked out by the photogrammetry; recognisable people are blurred. With “Explore in 3D” you can turn the model with a finger or the mouse. The model is a scale model, not a design drawing. The complex, with its three buildings, the park and the surrounding streets, is a photogrammetric reconstruction from our drone footage: 425 images, from the photos and videos of spring 2026 and the drone sequences of our 2022, 2023 and 2024 videos, tied to the GPS of the shots and to the Region's LiDAR survey. City and terrain around it: 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). Building B when it opens: scale model from the construction drawings and the cadastre, checked against the LiDAR. The home inside: the scan from our 3D tour. Garages, ramps and entrances: indicative position, from the 2016 cadastral plans.

From the street to the park

Five metres above the street, level with the park

The true section of the plot, from Via di Campo Marzio to Via Picciola, with heights not exaggerated. On the low side stands building B: at street level the commercial base, five metres high; above it, 8.27 metres above the sea, the garden level with the home, on the same level as its garden and the park; then four more floors up to the penthouse level. Beyond the park the ground rises eight metres to building A, on Via Picciola.

How we know

Drawn to scale, heights not exaggerated, along the north-south line through the home. Terrain from the LiDAR survey of the Friuli Venezia Giulia Region of 12 March 2017 (0.5 m); the floors of building B from the project's construction section (April 2013): street level at 3.05 metres, garden level at 8.27, top floor at 20.11. The survey confirms them: the garden lawn lies at 7.97, the ridge of building B at 25.1. Building A is drawn as a mass, with its LiDAR profile on this line.

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 we know

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»

In detail

For those who want to know everything

The in-depth chapters, with measurements and sources. Open them one at a time.

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
›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

€2,511a month

for a €553,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN
3.59%
nominal annual rate
APRC (TAEG)
3.74%
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% (€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 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

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
  • Near the sea

Location

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In the gulf · This home, and the other 54 in the catalogue around the gulf. Approximate position.

Approximate location within the area. The exact address is shared on request.

How we used AI in these photos and in the videos

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.

The videos

Vertical Short: 8 gallery photos in sequence with a digital zoom, no AI in the motion; 7 of these photos are AI-retouched (details in the listing).

Vertical reel animated with AI (Seedance 2.5 and Kling 3.0) from the listing photos, which were themselves AI-retouched; rooms faithful to the home, real drone footage. On-screen text from the listing.

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