New developmentPalazzo Haggi

City Centre

Palazzo Haggi — Apt. 9 · 97 sqm · floor 4 · San Vito, Trieste

Via Benedetto Marcello, City Centre, Trieste

€495,000 + VAT

Apartment · 97 m² · 2 bedrooms · 2 bathrooms · 4th floor6 photos

Mortgage€1,564 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.70%Calculate

Via Benedetto Marcello, City Centre, Trieste

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Palazzo Haggi, for real

In front of the façade, up to the roofs

↓ Scroll: the drone climbs

+43 mabove the street

The two wings of the building, with their flat roofs and glass turrets; beside them, the building-site crane.

On 19 October 2026 the drone climbed in front of the building designed by Ruggero Berlam in 1904: the ground-floor arches, the round-arched windows, the string courses, the cornice, and on the roof the glass turrets of the terraces. Then higher, above the two wings of the building. Real drone photos (DJI Mini 3), 19 October 2026: no generative model, only resized. The heights are those the drone records in each shot, relative to the street it took off from.

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.

Property features

Type: Apartment
Surface: 97 m²
Rooms: 3
Bedrooms: 2
Bathrooms: 2
Floor: 4

Energy class: EPC issued on completion of works
Condition: New / Under construction
Kitchen: Kitchenette
Garden: None
Building floors: 5
Lift: Yes
Heating: Centralised

Description

Same footprint, higher up — and that changes things. On the fourth floor of number 2, Via Benedetto Marcello, Apartment 9 distils Palazzo Haggi to its most balanced size: 97 commercial square metres holding an entrance hall, a living area with kitchenette, a master bedroom, a single bedroom and two bathrooms. The elevation earns its keep: more light through the middle of the day, more quiet away from the street, and a view over the rooftops of the old town rather than the frontage. It suits anyone who wants to live in San Vito without surplus space, or who is after an income unit that is simple to run.

Palazzo Haggi is one of the less predictable chapters of Trieste's architecture, designed by Ruggero Berlam: neo-medieval façades listed by the Soprintendenza and restored to their original colours, with projecting string courses, columns and capitals reinstated. The building has been fully renovated with seismic upgrading and an energy overhaul. Piazza Cavana is a five-minute walk, Piazza Unità d'Italia seven.

Services: a high-efficiency air-to-water inverter heat pump with a condensing boiler for hot water, underfloor heating, split cooling, rooftop photovoltaics and a hydraulic lift to every floor. The finishes follow the specification shared across the development — Parador Oak Bardolino Natural herringbone parquet, Tibur Cerdomus 60x120 stoneware bathrooms, wall-hung SDR Terra Quadra sanitaryware, Treemme taps, Garofoli Mirabilia doors, double-glazed timber windows (white inside, walnut outside) and a reinforced door; the historic stone entrance hall and staircase have been restored. The energy certificate is issued on completion.

On tax, the sale carries VAT (4% primary residence, 10% second home) on top of the 495,000-euro price, and the buyer may also weigh the Art. 16-bis TUIR renovation bonus, over ten yearly instalments (on 25% of the price, at the rate and spending cap of the year of the deed). Size and location make it a sound income unit too — tourist and short-term lets under the 10% cedolare secca flat tax, a segment TriesteVillas has served with premium rentals in Trieste since 2013. Works in progress, turnkey handover to be agreed. The ground-floor garages are sold; cellars are available and parking can be bought at Via Giustinelli 13. The images are the builder's CGI renders, not real photographs of the unit — 3D scans and viewings on request.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €20,595
TriesteVillas fee: ≈ €19,800+ VAT
Notary: ≈ €3,200-6,200estimate, incl. VAT and costs
Indicative all-in purchase cost: ≈ €542,900 – €546,000

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

Annual running costs

Waste tax · TARI: Occupants2≈ €224/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

€1,564a month

for a €346,500 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN: 3.54%; nominal annual rate
APRC (TAEG): 3.70%; 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% (€866), arrangement fee €1,000 (assumption), valuation €350, fire insurance €78 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.