Ref. 0019 · Coastline

Building plot above the gulf with a villa project, Strada Costiera

Strada Costiera, Coastline, Trieste

€650,000

Land · 1,545 m²17 photos

Strada Costiera, Coastline, Trieste

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Video

Home on the water

The sea a few steps away.

The shore about 80 metres away · the nearest bathing water point about 130 metres away

Bathing water quality

in 11 of 11 seasons: Excellent
the sea in August, on average: 25.4 °C
days a year above 20 °C: 133
days a year above 24 °C: 68

Quality: European Environment Agency, nearest bathing water point, 2015–2025 seasons. Sea: NASA JPL MUR satellite data, 2003–2025 averages for the Barcola–Sistiana stretch of coast.

All homes on the water

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 project in 3D

The villa set into the terrace

The land as it was in March 2025, from our drone footage, and the villa of the authorised project in its place: one floor set into the terrace, a grass roof level with the terrace above, the pool, the dry-stone terraces. Switch off “The planned villa” to see the land as it is today. The building permit has not been issued yet.

Loading the hillside

Today's light

How this model is made

A reconstruction, not a photograph of the project. The land and the houses around it: a photogrammetric survey from our drone footage of 20/03/2025 (33 shots), tied to the FVG Region's 2009 laser survey (1 m DTM, IODL 2.0); further out the DTM with the Meta/WRI 2018 tree canopy (CC BY 4.0), the FVG Region true orthophoto 2017-2020 (CC BY 4.0), buildings and streets © OpenStreetMap (ODbL), the gulf from Terrain Tiles/Terrarium (AWS Open Data). The villa, the project terrain, the pool and the trees are rebuilt from the drawings of the landscape authorisation (revision R2 of 19/03/2024): plans, sections, elevations and earthworks; materials and colours from the elevations' table, furnishings and window frames simplified, the trees are outlines. The drawings' levels refer to a local benchmark: on the laser survey their zero lies 24.45 m below sea level (±0.3 m), and the position is accurate to ±2 m. The edge of the land is the union of the four plots from the Italian Revenue Agency's cadastral map service, moved 1.6 m to match the drawings. Distances as the crow flies from the villa.

Today and with the villa

The same slope, with the planned villa

On the left, the real drone photo of 20 March 2025. On the right, the same photo with the planned villa inserted by artificial intelligence, drawn from the authorised drawings: outside the plot the photo does not change. Drag the slider.

AI simulation of the same view with the planned villa: one storey with a glazed front and a lawn roof, in place of the shed — Left · Real drone photo · 20 March 2025Right · Simulation created with a generative image model (Nano Banana 2, by Google, via Higgsfield) on the real photo and recomposed locally: only the inside of the plot changes, the rest is the photo pixel for pixel. It is neither the architect's rendering nor a project: the villa's position and size are estimated from the drawings, not surveyed, and details are simplified. The red-roofed shed, which the project demolishes, is gone; the project's pool, to the west, is not drawn in this simulation.

The plot seen from the drone: the terraces with the red-roofed shed, the neighbouring houses, the coast road and the sea on the left — Left · Real drone photo · 20 March 2025Right · Simulation created with a generative image model (Nano Banana 2, by Google, via Higgsfield) on the real photo and recomposed locally: only the inside of the plot changes, the rest is the photo pixel for pixel. It is neither the architect's rendering nor a project: the villa's position and size are estimated from the drawings, not surveyed, and details are simplified. The red-roofed shed, which the project demolishes, is gone; the project's pool, to the west, is not drawn in this simulation.

The plot in numbers

Six terraces above the gulf, a single-storey house

1,545 m²

surveyed area, on six terraces

1,122 m² in the building zone of the local plan

66 m

from the lowest boundary to the shore

as the crow flies; the villa at about 50 m above the sea

≈ 120 m²

the villa of the project, on one floor

gross; 39 m² living room, kitchen, two bedrooms, a bathroom and a second, smaller one

5 × 2.5 m

the pool, flush with the terrace

with the timber pergola and the Aurisina stone terrace

2029

by May, the start of works

the 2024 landscape authorisation is valid for five years; current law allows an extension, under certain conditions, to be notified before it expires

13 hours

of sun on the terrace on 21 June

8 on 21 December; in winter the sun sets into the open sea, in summer towards Duino

How we know

Areas, rooms and levels from the drawings of the authorised project (19/03/2024). Distance from the shore and height above the sea from the Region's terrain model (2009) and the cadastral map. Sunshine computed on the slope's true horizon, without trees or buildings. Zoning is confirmed by the urban-planning certificate.

The sun on the terrace

The Karst behind, the gulf in front until the last ray

Pick a day and a time: the dial shows where the sun is, seen from the villa's terrace. In the morning it comes over the edge of the Karst plateau, and then it does not leave: more than thirteen hours in summer, eight in winter. In the evening it goes down over the gulf: in winter into the open sea between Istria and Grado, in spring and autumn over the low Friulian coast, on June evenings towards Duino Castle.

Sunset: 20:55
Sunrise: 7:45
Hours of sun: 13 h 12′
At noon: 68°

How we know

Full calculation: real horizon, trees and surrounding buildings, with their shadows.

It sets at 20:55, towards Duino Castle. At 20:45 the sun is 1° above the horizon, to the north-west.

DayJune 21Time20:45

How we know

How it is calculated. The terrace of the project's villa sits about 50 metres above the sea; the calculation puts the eye at 51. The horizon is the true one of the terrain: the Region's 2009 digital model, one point every 2 metres, all the way round the terrace. To the east the edge of the Karst rises between 18 and 26 degrees: the morning sun arrives late, between 7:40 and 8:40 depending on the season. To the west there is the sea. Trees and houses are not counted, nor the project's pergola: these are hours of sun on bare ground, and the truth may be slightly less. Position of the sun: NOAA algorithm, with refraction. The dial uses this calculation on the 21st of each month; on other days it shows the sun over a flat horizon.

Building it

What it costs to build

We costed it item by item, on the drawings of the authorised project: excavation and walls on the slope, the steel house with its green roof, finishes and systems, terraces, pool and the dry-stone walls to be rebuilt. The switch shows the regional price-list rates, or the same with the discount a private contractor might offer, which is our own assumption.

Site preparation and demolition· 8 items
€11,000
range €7,000 – €17,000
Excavation and earthworks· 8 items
€37,000
range €18,000 – €82,000
Reinforced concrete, retaining walls and drainage· 10 items
€76,000
range €59,000 – €99,000
Steel structure and building envelope· 11 items
€143,000
range €106,000 – €211,000
Interior finishes and systems· 11 items
€104,000
range €79,000 – €144,000
Terraces, pool, dry-stone walls and planting· 18 items
€154,000
range €111,000 – €217,000
Site on the slope, logistics and safety
€42,000
range €23,000 – €92,000

Works, excluding VAT

€567,000 (range €403,000 – €860,000)

All included

€0.80 million

range €0.51 million – €1.27 million

Including contingencies (5 to 15%, 10% in the central estimate), VAT on the works (10% if the house is not a luxury one under the tax rules, 4% for a main residence whose cadastral category is not A/1, A/8 or A/9: to be confirmed with a tax adviser), the professionals (design, structures, geologist, site supervision, safety, testing), the Municipality's building contribution and utility connections. Furniture, the plot and purchase taxes are not included.

Rough estimate · to be reconfirmed

These are rough estimates, to be reconfirmed with contractors' quotes and the construction drawings: real figures come from real offers. What moves the total most is a site on a slope reachable only from the road, the large glazing, the excavation next to the road and the restoration of the dry-stone walls.

We send the item-by-item estimate, with the price-list codes in an editable spreadsheet, and the plot's technical dossier on request, after a first conversation.

How we know

The estimate has 66 items. Quantities are measured to scale on the authorised drawings (plan, sections, site plan, parking) and read from the project's tables (186 m³ of excavation and 85 m³ of fill, areas, trees): they are approximate, on average plus or minus 15%. Rates are those of the 2026 Friuli Venezia Giulia regional price list for public works (DGR 728 of 22/05/2026), which include 15% overheads and a 10% contractor's margin; where it has no item, the 2026 Veneto price list; where neither has one (minimal glazing, pool, green roof, reed-bed treatment, finishes), a declared estimate with its source. The range adds, for every item, the lowest quantity and rate, then the highest. A site on a slope reachable only from the road is put at 6-12% of the works: a convention, to be replaced by the safety plan. The contractor's discount (10-20%) is an assumption: no reliable source gives the average for private works. Estimate of 29 October 2026.

From the project to the keys

On the Costiera, the hardest yes is already in hand

On this stretch of coast, protected for its landscape, every new house goes first to the Landscape Commission and the Soprintendenza. This project, revised after the first opinions, received the Soprintendenza's approval and its landscape authorisation in 2024. What remains is the building permit and the works: here are the steps, and who can see them through for the buyer.

Rendering of the project: the single-storey villa under its lawn roof, the glazed front, the pool on the left, the stone walls — The rendering that accompanies the landscape authorisation (2024): an image of the project, not a photograph.

The steps

✓
Landscape authorisation · done · 2024
Granted by the Municipality of Trieste once the Soprintendenza had approved it, after a revision that moved the parking back and cut it from four spaces to two. Valid for five years: works must start by May 2029, and current law allows an extension, under certain conditions, to be notified before it expires.
2
Building permit · to do · 3-6 months
Filed with the Municipality together with, among other things, the geological report, the discharge permit (the project provides an Imhoff tank and a reed bed) and FVG Strade's clearance for the parking access from the Strada Costiera.
3
Structures and seismic filing · to do · about a month
The steel structural design is filed on the Region's system: Trieste is in seismic zone 3, and a house like this counts as a minor intervention.
4
The works · to do · 12-18 months
A steel, dry-built house goes up quickly; excavation, walls and terraces on a slope reachable only from the road take their time. Our own estimate, to be confirmed with the contractor.
5
Occupancy · to do · on completion
Structural testing, cadastral and land-register entry, and the energy performance certificate.

How we know

Procedure and deadlines: art. 146 of the Cultural Heritage and Landscape Code (Legislative Decree 42/2004), art. 10-septies of Decree-Law 21/2022 as in force from 01/03/2026, FVG regional law 19/2009, DPReg 0165/2024. By law the permit takes about two and a half months plus any suspensions; 3-6 months is our own estimate, and real times can be longer. The rendering is by the project's architect and is part of the authorised drawings.

Nearby

Seven minutes from Grignano, eighteen from Piazza Unità

The plot lies on the coast road west of the city, below the village of Santa Croce: Miramare ten minutes away, Sistiana twelve, the centre under twenty, the airport under half an hour. Every destination below sits in its true direction; the distance from the centre is the time by car.

All destinations, with times

The city

Piazza Unità d'Italia18 min

The sea

Grignano harbour7 min
Miramare Castle10 min
Sistiana bay12 min
Portopiccolo14 min

Getting away

Trieste Centrale station16 min
Slovenian border, Fernetti23 min
Trieste Airport26 min

How we know

Driving times from the Strada Costiera by the plot, in free-flowing traffic (OSRM on OpenStreetMap, 28 October 2026); directions from the plot.

Property features

Type: Land
Surface: 1,545 m²
Energy class: Not yet stated
Sea view: Yes

›The full description

Along the Strada Costiera, below the village of Santa Croce, a plot of 1,545 m² (surveyed) steps down towards the Gulf of Trieste on six dry-stone terraces, from over sixty to forty-five metres above the sea. It already has what is hardest to obtain on this coast: the landscape authorisation for a villa, which the Municipality of Trieste granted in 2024 once the Soprintendenza had said yes. It is valid for five years and works must begin by May 2029; the next step is the building permit.

The project is a single-storey house of about 120 m² gross, set against the terrace and covered by a lawn roof that makes it disappear into the slope: a 39 m² living room with a glass wall onto the sea, the kitchen, two bedrooms, a bathroom and a second, smaller bathroom. In front, the terrace paved in Aurisina stone with a timber pergola and a 5 by 2.5 metre pool flush with the floor; up by the road, parking for two cars. All the dry-stone walls are restored, and the project plants thirteen new trees.

The sun comes over the Karst and stays until evening: more than thirteen hours on 21 June, eight on 21 December, and in winter it sets into the open sea. Grignano is 7 minutes away by car, Miramare 10, Piazza Unità 18, the airport 26.

The listing includes a rough estimate of what it costs to build, worked out item by item on the authorised drawings largely with the 2026 regional price list, to be reconfirmed with contractors' quotes. Metroarea Architetti, the studio we have worked with since 2020, can accompany the buyer from the building permit all the way to the keys.

Price: €650,000.

Indicative taxes & costs

Non-residential unit (office): the Italian first-home relief and the cadastral-value basis do not apply. Registration tax of 9% on the price, plus €50 mortgage tax and €50 cadastral tax. ILIA and the waste tax depend on how the premises are used and by whom: they are worked out separately.

Purchase costs (one-off)

TriesteVillas fee: ≈ €26,000+ VAT
Notary: ≈ €3,400-6,700estimate, incl. VAT and costs

Amenities

Private sea access
Elevator
Pool
Parking space
Waterfront
Sea view
Panoramic view
Quiet area

Location

In the gulf · This home, and the other 53 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 video

Photos retouched with AI in light and colour only: nothing has been added or removed. Defects have been left visible. The viewing remains the only reference.

How we edited them

The 17 photographs in this listing are real shots of the plot: 12 drone photos taken on 20 March 2025 and 5 phone photos taken on 4 February 2025. All 17 went through a generative image model (Google's Nano Banana 2, used through the Higgsfield platform) for light and colour only: the model computed more open shadows and cleaner colour, and this light was applied to the pixels of the original photograph, which keeps its own detail. No object was added or removed: terraces, dry-stone walls, trees, the storage shed, the road, the neighbouring houses, the sea and the coast are as photographed, and no defect was softened or hidden.

In 5 photographs the people, small and far away, were blurred by hand, without artificial intelligence. The header video is a simulation made with artificial intelligence (Nano Banana and Kling, through Higgsfield) from a real drone shot: the planned villa is inserted into it and the light from night to day is simulated. The rendering and the 3D model show the project and are not photographs: their labels say so.

The original, unedited photographs are available on request; a viewing remains the only reliable reference for the actual condition of the plot.

The video

AI simulation: the villa from the project placed into a real drone shot taken on 20 March 2025; the light from night to day and back to night, and every frame of the video, are generated. The building permit has not been issued yet.

How we use AI →