
City Centre
San Giusto — Two-Room Flat with Private Terrace
Via dell'Asilo, City Centre, Trieste
€325,000
Apartment · 87 m² · 1 bedroom · 1 bathroom · ground floor · Energy class G37 photos
Mortgage€1,033 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.78%CalculateSan Giusto — Two-Room Flat with Private Terrace
Via dell'Asilo, City Centre, Trieste
3D tour
Visit the home now
Scan date: 15 April 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
How we know
The drone takes off above the terrace and climbs up to 85 metres. At every height a real shot: the terrace enclosed in greenery, the house, the wooded hill, the castle and cathedral of San Giusto, the medieval tower. All within 200 metres of the front door. 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 its take-off point above the terrace; distances from the house are as the crow flies, from OpenStreetMap.
Property features
- Type
- Apartment
- Surface
- 87 m²
- Rooms
- 2
- Bedrooms
- 1
- Bathrooms
- 1
- Floor
- Ground floor
- Energy class
- G · 327.4 kWh/m² year
- Renewable index (EPgl,ren)
- 15.73 kWh/m² year
- Building envelope performance
- Winter: low · Summer: medium
- Condition
- Excellent / Renovated
- Kitchen
- Open-plan
- Terrace
- Yes
- Garden
- None
- Lift
- No
- Heating
- Independent
Description
Two-room, ground-floor apartment on Via dell'Asilo, up on the San Giusto hill and a short walk from historic Trieste. Renovated, air-conditioned.
The open-plan kitchen and living space give onto a private terrace of about 20 m² — tucked away, properly private — looking over the city toward a slice of sea. A bedroom, a generous bathroom with window, and a storage/laundry room complete the layout.
The systems were redone in 2023: independent gas heating with a condensing boiler, plus heat-pump climate control. Tastefully furnished, and sold partially furnished.
Cadastral area 87 m², or 79 m² once the outdoor areas are excluded, with the terrace on top. Energy class G.
Parking can be arranged separately — a garage or a space in the Park San Giusto, whose upper exit (the San Giusto lift) is about a 140-metre walk away.
Around the house
Two thousand years within 250 metres
60 m
Tor Cucherna
a tower of the medieval walls
110 m
The Roman forum
its remains, on top of the hill of San Giusto
120 m
The Roman theatre
late 1st century BC, for thousands of spectators
180 m
San Giusto Cathedral
two basilicas joined under one roof between 1302 and 1320
200 m
San Giusto Castle
enlarged at the behest of Frederick III from 1470
240 m
The Arch of Riccardo
a Roman gate of the 1st century BC
Distances as the crow flies from the house, from OpenStreetMap; historical dates from the monuments' encyclopaedia entries.
On foot, from the front door
The hill above, the city below
The house stands 42 metres above the sea, halfway up the hill of San Giusto. Go up, and in five minutes you are in the cathedral square; go down, and Piazza Unità is seven minutes away, the sea ten. Coming back is another matter: from Piazza Unità there are 41 metres to climb, and the minutes become eleven. Every route is calculated on the real streets and steps, with the climb measured; and for the way up there are also the free public lifts of the Park San Giusto.

6Piazza Unità d'Italia
7min there
11min back
565 m on foot · ↑ 2 m uphill · ↓ 41 m downhill
On the hill
In town
Every day
How we know
Walking routes calculated on OpenStreetMap (OSRM, pedestrian profile, FOSSGIS server) on 23 October 2026, from the front door on Via dell'Asilo. Heights along the route from the FVG Region's LiDAR (1 m DTM, 2009 flight). Times at 4.8 km/h plus one minute for every 10 metres of climb (Naismith's rule), rounded to the minute: at an easy pace, without stops. Photo: true orthophoto 2017-2020 of the FVG Region (CC BY 4.0), north at the top.
In detail
For those who want to know everything
The in-depth chapters, with measurements and sources. Open them one at a time.
On the 1806 plan of Trieste, above the contrada di Montuzza, there are gardens and a few numbered houses. In 1853 the city built a charitable infant school there, the asilo, opened in 1855 for the children of the district's working families: «and from this civic asilo», wrote Antonio Tribel in 1884, «the present street took its name». The building is still there, next to the house: today it is the municipal nursery school «Tor Cucherna».
Ferdinand Klausberger's plan of Trieste, 1806: the hill of San Giusto with the castle, the cathedral and the contrada di Montuzza
«Pianta della Città e Porto franco di Trieste», drawn by Ferdinand Klausberger in 1806 and published by Ignazio Heymann · Wrocław University Library, public domain. Cropped, nothing else changed, in the plan's own orientation: south-east at the top.
The hill of San Giusto from the drone, looking south-east: the house, the asilo, the Tor Cucherna, the castle and the cathedral
Real drone photograph, 19 October 2026, 60 m above the terrace, looking south-east like the plan: only light and colour corrected, no AI.
Above the contrada di Montuzza: in 1806 house no. 1041 and the gardens, from 1855 the asilo
Contrada di Rena: the houses over the Roman theatre, then still buried
The Venetian Senate orders a guard with a lit lantern to keep watch every night on the tower later called Cucherna, 60 metres from here.
The tower is sold to private owners, who turn it into a three-storey house.
Ferdinand Klausberger draws the city plan: above the contrada di Montuzza, gardens and a few numbered houses.
The city magistrate puts out to tender the building of a «charitable asylum for infants in the contrada di Montuzza in Rena vecchia», including the widening of the access lane.
The city opens the asilo, from which the little street will take its name.
Antonio Tribel, in his «Passeggiata per Trieste»: more than 200 children a day, lunch, four teachers.
The Tor Cucherna, saved from demolition, is restored to a design by Enrico Nordio and handed over to the city on 6 April 1912.
Beneath the houses of Rena the Roman theatre comes back to light. Much of the lower Old Town is demolished; the upper part of the district, with the asilo and the tower, is left standing.
The Park San Giusto opens, dug into the hill; its public lifts, free since 2021, rise from Via del Teatro Romano to within a 140-metre walk of the house.
The 1855 asilo is the municipal nursery school «Tor Cucherna».
Sources: F. Klausberger's plan (1806, Wrocław University Library, public domain); A. Tribel, «Una passeggiata per Trieste» (1884, scan on archive.org, public domain); the City of Trieste's cultural heritage catalogue (asilo at Via dell'Asilo 2, Tor Cucherna, Roman theatre); Il Piccolo of 5 December 1909, 6 April 1912, 3 November 1935, 9 October 2015 and 22 July 2026. The numbers on the plan and on the photo mark the same places, read from the drawings and checked against the Region's aerial photograph; the 1806 plan is not exactly to scale.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €13,000+ VAT
- Notary
- ≈ €1,900-3,800estimate, incl. VAT and costs
Annual running costs
- Service charges
- ≈ €0/yr
- Property tax · ILIA
- Exempt (main home)
- Waste tax · TARI
- Occupants2≈ €215/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
€1,033a month
for a €227,500 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.78%
- 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
- Monthly payment
- €1,033
- 360 payments
- Total interest
- €144,409
- Total amount payable
- €376,444
- payments and loan costs
- Cash needed at the deed
- at least €118,800 - €122,500
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €3,099 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€97,500
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€15,860
- Loan costs€1,919
- Notary, purchase and mortgage deeds (estimate)€3,480 - €7,260
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% (€569), arrangement fee €1,000 (assumption), valuation €350, fire insurance €51 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
Rates updated on 3 November 2026.
Floor plans
Cadastral floor plan, with personal data removed: room names and heights are those of the document filed with the Land Registry (Catasto).
What the documents say
The floor plan gives an average height of 2.35 metres, below the 2.50 that regional law requires for habitable rooms: a point to check against the building permit.
A preliminary reading of the documents, made with the help of artificial intelligence by comparing the cadastral floor plan with the listing. What counts is the check we carry out with you, documents in hand, before any commitment.
Amenities
- Terrace
- City view
- Panoramic view
- Air conditioning
- Renovated
- Old town
- On the hill
- Partly furnished
- Ground floor
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos
25 of 37 photos retouched with AI: 5 edited and 9 simulations, marked on the photo; 11 in light and colour only. The viewing remains the only reference.
How we edited them
The 25 images taken in June 2026 start from photographs of the interiors and the terrace; in two shots a smudge covered part of the image. All 25 went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform): 11 for light and colour only, 5 to remove objects, and 9 are simulations, which carry the label «AI · simulated» on the website. Personal and everyday objects were removed: a plate of fruit, remote controls, books, small objects on furniture and on the hob, a coffee pot, a kettle, a floor lamp, a picture hanging between the window and the French window and, in two photographs, a picture leaning on the floor and the baskets of toiletries on the bathroom windowsill, a bag, some of the towels in a niche, weights and a barbell. In the simulations the model added or changed things that are not there or are different in reality: in 3 outdoor photographs the sky is redrawn with clouds different from those in the photograph, in one with sunset clouds; a white flower among the leaves of a plant; a bird on an awning box; in the bathroom a wicker basket with towels in place of a basket, glass jars in a niche and rolled towels on a cabinet; in the kitchen a basil plant, a bottle of oil and a jug; on the bedside tables a soap dispenser has become an amber glass bottle and a light-coloured book a leather-bound one; a vase in a niche has a pattern drawn by the model. Where the shots had the smudge, the model redrew a window and rebuilt the trunk and canopy of a tree. In one kitchen photograph it also straightened the wide-angle shot and put sunlight on the wall units. The model also changed two fixed elements: the wooden door at the end of the corridor appears dark grey, and in the bathroom a white plate on the dark tiling, which is there in reality, is missing. Where an object was removed, what it hid was not photographed: the model rebuilt it, plausibly. Compared with the photographs, apart from these changes, the furniture, beds, kitchen, sanitaryware, tiling, doors, windows, niches, floor, terrace, railing and view are as photographed; in the 11 photographs retouched for light only nothing was added or removed. Even where it changed only the light, the model recalculated the whole image: the fine grain of the surfaces is reconstructed, not photographed. Light and colour were corrected as in a normal photo retouch. The original unmodified photographs are available on request; a viewing remains the only reference for the actual condition of the property.
The 12 photographs of 19 October 2026, 9 from the drone and 3 from the ground, are real photographs and have not gone through any AI model: only light, colour and framing were corrected, as in a normal retouch. In two aerial shots the house is highlighted with a graphic: the rest of the image is darkened, a white line follows its outline and a label gives the name of the street. On 19 October the terrace did not have the wooden decking seen in the June photos: the floor is the light one visible in the drone shots.
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