New developmentPalazzo Dreher · 5 residences

Ref. 0043 · City Centre

Palazzo Dreher — Unit 21 · 292 m² · 5th-6th floor

Piazza della Borsa, City Centre, Trieste

€2,450,000 + VAT

Penthouse / Attic · 292 m² · 2 bedrooms · 3 bathrooms16 photos

Mortgage€7,741 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.67%Calculate

Piazza della Borsa, City Centre, Trieste

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Property features

Type: Penthouse / Attic
Surface: 292 m²
Rooms: 4
Bedrooms: 2
Bathrooms: 3
Floor: 5-6

Energy class: EPC issued on completion of works
Condition: New / Under construction
Kitchen: Open-plan
Terrace: Yes
Garden: None
Sea view: Yes
Building floors: 7
Lift: Yes
Heating: Centralised

Description

This is the unit that crowns the project. Unit 21 takes the top two floors of Palazzo Dreher, the eclectic building above Piazza della Borsa that was home to the Dreher brewing family and is now being reborn through a complete renovation. A two-level penthouse-attic on the fifth and sixth floors — 292 m² gross, with a view of the sea.

The fifth floor is where the day unfolds: entrance, a wide open-plan living space with kitchenette, a private gym and a guest bathroom. An internal stair climbs to the sixth-floor attic, given over to the night. Here the master suite becomes a room in its own right, with en-suite bathroom, walk-in wardrobe and a freestanding tub set within the bedroom. The same level adds a second room with dedicated bathroom, the circulation spaces and a second kitchen, then opens onto a panoramic terrace of roughly 68 m² over the sea and the rooftops of the old centre.

In short: four rooms, two bedrooms, three bathrooms, a terrace on the living level and a corner outlook onto Via del Canale Piccolo. Every system is new — underfloor heating, ducted cooling, high-efficiency heat pumps — and the building has a lift. Premium specification: Italgraniti and Florim porcelain stoneware in 120x120 format, Parador oak parquet laid in herringbone, Treemme fittings, Ceramica Cielo sanitaryware, interior style chosen between modern and classic.

Delivered turnkey by the developer at € 2,450,000 plus VAT, new-build, with first-home tax relief possible. No parking unit: this is the pedestrian core of Trieste, steps from Piazza Unità d'Italia and the Rive waterfront. Completion is expected by the end of 2027. Part of the TriesteVillas Private Collection.

For each unit we make and update “real” 3D tours documenting the actual state of the site.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €98,795
TriesteVillas fee: ≈ €98,000+ VAT
Notary: ≈ €5,100-9,900estimate, incl. VAT and costs
Indicative all-in purchase cost: ≈ €2,673,400 – €2,678,300

An indicative estimate: we work out the exact figures together, line by line.

Annual running costs

Waste tax · TARI: Occupants2≈ €396/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

€7,741a month

for a €1,715,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN: 3.54%; nominal annual rate
APRC (TAEG): 3.67%; 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.

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% (€4,288), arrangement fee €1,000 (assumption), valuation €350, fire insurance €386 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

Rates updated on 20 October 2026.

Floor plans

Design drawing, for illustration only: it may differ from the property as it stands and has no planning, cadastral or permit value. Furniture, measurements and room names are indicative. The available cadastral and planning documents can be requested from the agency and are in any case provided before an offer is signed.

Amenities

Period property
Renovated
Old town
Pedestrian zone
Air conditioning
Elevator
5 min to the sea
Sea view
Terrace
Open space
Dual aspect
Penthouse
Duplex
Top floor
Panoramic view

Location

In the gulf · This home, and the other 49 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

9 of 16 photos retouched with AI: 3 edited and 4 simulations, marked on the photo; 2 in light and colour only. The viewing remains the only reference.

How we edited them

The photographs in this listing were taken in June 2026, while work was under way: the common areas, the building's facades and the views from the roof and balconies; the interiors of this unit are not photographed. Of the 16 published photographs, 7 are real photos, with no artificial intelligence, only light and colour adjusted locally (the facade, the entrance hall, the staircase and the views from the roof of the building). The other 9 were edited with a generative image model (Google's Nano Banana family, used through the Higgsfield platform); 4 of them are simulations and are marked as such on the photo.

Depending on the photo, the model removed cars, people, a scooter, ships on the horizon, a pole, a notice and a sign, and warmed the light; in four it replaced the daytime sky with a sunset sky or with clouds that were not there. The scaffolding and building materials on the roof were left as they are. Where something was removed, what it hid was not photographed: the model reconstructed it, plausibly.

Facades, roofs, sea and views are real; the sky and the sunset light are not. The caption of each photo says what changed. The unedited originals of the other photographs are available on request.

Finishes and layout are defined by the floor plans and the specification; a viewing remains the only reliable reference for the property's actual condition.

How we use AI →