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TriesteVillas
San Giusto — Two-Room Flat with Private Terrace

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%Calculate

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.

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.

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

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.

Trieste's Old Town from above, north at the top, with the walking routes from the house

6Piazza Unità d'Italia

7min there

11min back

565 m on foot · ↑ 2 m uphill · ↓ 41 m downhill

Home 42 m1 m0 m · above sea level

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.

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.

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

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

DuinoMiramareTriesteMuggiaPalazzo Dreher — Unit 21 · 292 m² · 5th-6th floor · Palazzo Dreher — Unit 20 · 239 sqm · 5th Floor · Palazzo Dreher — Unit 14 · 267 sqm · Fourth Floor · Palazzo Dreher — Unit 13 · 206 sqm · 4th Floor · Palazzo Dreher — Unit 15 · 152 sqm · 4th FloorVilla PucinoTwo villas and a chalet above the gulf · Trieste · Historic villa, Strada CostieraEntire Gulf-View Property — Two Independent Homes, Muggia · Contemporary Gulf-View Villa — Vanisella, Muggia · Single-Level Villa with Sea-View Garden — Fontanella, MuggiaTop floor with terraces and gardens on the Trieste coast · Apartment with a level garden in a villa on the Trieste coastA villa to build above the gulf, Strada Costiera · Building plot above the gulf with a villa project, Strada CostieraPenthouse with rooftop, Viale Miramare, BarcolaRenovated villa, first occupancy, Via BuonarrotiPortopiccolo Sea-View Penthouse with TerraceGround floor with private outdoor area, Palazzo BellavistaSplit-level penthouse, exceptional furnishings, BarcolaLarge period apartment, Piazza della Valle — Old TownPenthouse, Largo Canal, huge roof terracePanorama Giustinelli: split-level with roof garden. SPA, gym and shared pool · Two-Level Penthouse with Sea View, Three Outdoor Spaces and Residents' SPA — TriesteFourth floor on Via Ponchielli, let until 2028Via San Vito PenthouseSmall villa (multi-unit) with large park, sea view. Upper Via degli OlmiMaxi Apartment with Private Garden in the City Centre — Verdemare, RiveHistoric 1789 Villa with Sea View and GardenImmaculate villa, Banne, OpicinaOffice let on Capo di Piazza, overlooking Piazza UnitàMulti-level Sea-view House in Muggia, VanisellaPalazzo Haggi — Apt. 8 · 120 sqm · floor 4 · San Vito, Trieste · Palazzo Haggi — Apt. 9 · 127 sqm · floor 5 · San Vito, Trieste · Palazzo Haggi — Apt. 4 · 113 sqm · floor 2 · San Vito, TriestePeriod villa to renovate, private park — San LuigiApartment with terrace in BarcolaHouse with garden «Le Vigne» — DuinoPalazzo Haggi — Apt. 2 · 122 sqm · floor 1 · San Vito, Trieste · Palazzo Haggi — Apt. 3 · 101 sqm · floor 1 · San Vito, TriesteSea-view apartment with terrace — Barcola, TriestePalazzo Haggi — Apt. 9 · 97 sqm · floor 4 · San Vito, Trieste · Palazzo Haggi — Apt. 5 · 97 sqm · floor 2 · San Vito, TriesteElegie Duino · Two-bedroom ground floor with garden — Duino · Elegie Duino · Two-bedroom ground floor — Duino · Elegie Duino · Two-bedroom first floor with terrace — Duino · Elegie Duino · Two-bedroom first floor with terrace — Duino · Elegie Duino · One-bedroom ground floor with garden — Duino · Elegie Duino · One-bedroom first floor with terrace — DuinoSea-view apartment, Via Franca, San VitoApartment in an 1898 palazzo on the square of Trieste's SynagogueRenovated Flat in Historic Palazzo TergesteoStone house in Contovello, above MiramareRenovated Two-Room Flat Overlooking the Public GardensThis home
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

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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