Ref. 0170 · Muggia

Contemporary Gulf-View Villa — Vanisella, Muggia

Vanisella, Muggia

€980,000 + VAT

Mortgage€3,097 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.68%Calculate

Vanisella, Muggia

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The house in three numbers

106.50 m²
The terrace, facing the gulf
It is the upper home's terrace, open to the Gulf of Trieste.
Area taken from the project's schedule of areas.
3.60 m
The living room's height
In the land-registry plan the living room rises from 2.50 to 3.60 m.
€1,800,000
With the ground-floor home
The ground-floor home is for sale separately at €890,000; the two together cost €1,800,000, €70,000 less than the sum.
Prices exclude VAT.

3D tour

Visit the home now

Contemporary Gulf-View Villa — Vanisella, Muggia — The terrace is the largest room in the house.

What sets it apart

106.50 m²

The terrace is the largest room in the house.

The living room with kitchen measures 56.60 m²; the sea-facing terrace, on the same level and without a step, almost twice as much.

Unretouched photo · frame from the drone footage of 27 November 2025

Evening timelapse

As night falls, Trieste lights up on the other side of the glass.

The living room filmed by a fixed camera on 27 November 2025 from 5:53 pm, with the lights on.

Real footage · no AI · timelapse, 27 November 2025

The film

Three minutes inside the home.

Filmed walking through, in May 2025: the entrance, the sauna, the living room opening onto the terrace, the attic under the timber roof.

Contemporary Gulf-View Villa — Vanisella, Muggia — Three minutes inside the home. — Today · Unretouched photo, frame from the drone footage of 27 November 2025

Drone footage

Porto San Rocco, six hundred metres below.

From the house the ridge drops to the marina and the gulf. Across the water lies Trieste.

Porto San Rocco · 0.6 km
Trieste, Piazza Unità · 5.4 km
Straight-line distances

Real footage · no AI · drone, 27 November 2025

From sunset to evening

The same terrace, at different hours.

Frames from the footage of 27 November 2025, unretouched.

Trieste at sunset, across the gulf
From the terrace parapet
The façade, with the lights on
The living room in the evening

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: Villa
Surface: 252 m²
Rooms: 4
Bedrooms: 1
Bathrooms: 3
Floor: On multiple levels

Energy class: A2 · 47.95 kWh/m² year
Renewable index (EPgl,ren): 30.75 kWh/m² year
Building envelope performance: Winter: high · Summer: medium

Green home · Class A

In the top band of the energy scale

It says so on the filed energy performance certificate, not on an estimate: class A2, with a non-renewable energy need of 47.95 kWh/m² a year.

Where it sits on the scale

A4
A3
this homeA2
A1
B
C
D
E
F
G

The class compares the home with a reference building of the same shape in the same place, built to the 2019–2021 requirements with standard systems. In class A2 the home uses between 60% and 80% of that building's non-renewable energy; a class G home uses more than three and a half times as much.

Non-renewable energy EPgl,nren

47.95kWh/m² year

39%

of the energy it uses is renewable

EPgl,ren 30.75 kWh/m² year

Building envelope

Winterhigh
Summermedium

In Italy, of the homes certified in 2024, about 15 in 100 are class A.

Source: ENEA–CTI, Annual report on the energy certification of buildings 2025, executive summary, p. 8. Classes: Italian Ministerial Decree of 26/06/2015, Guidelines, Annex 1, Table 2.

All green homes

›The full description

The road up from Muggia to Vanisella climbs in hairpins, then opens out. From there the whole gulf lies below you: the Porto San Rocco marina with its moored boats, the coastline folding away, Trieste on the far shore.

This is the upper unit of a semi-detached house completed in 2023 and never lived in. Genuinely contemporary architecture — clean white volumes, anthracite aluminium frames, full-height glazing — of a kind you rarely find in the province of Trieste.

The entrance level measures 112 sqm and turns around a single living space of 56.60 sqm with open kitchen, between 2.55 and 3.60 metres high, flowing out level onto the sea-facing terrace. That terrace is 106.50 sqm: for much of the year it is the room you use most. On the same floor, a bedroom and two full bathrooms.

A steel-and-glass staircase leads to the loft, under the exposed glulam pitch: 1.70 m high on average, it is designed as a study, with a second room, a bathroom and a store.

In the separate block a few steps from the entrance: a sauna and the 35-metre garage, designed as a gym, plus cellar and plant room.

Underfloor heating served by an air-to-water heat pump, cooling by an air-to-air heat pump, both installed in 2023. Energy class A2, performance index 47.95 kWh/sqm year, high winter performance. Forecourt with two open parking spaces and 98 sqm of garden. The sea is a five-minute drive away.

Weighted commercial area 251.52 sqm. Cadastral category A/2.

The ground-floor unit — 222.40 sqm weighted, all on one level, 252 sqm of garden — is for sale separately at € 890,000. Taken together the two come to € 1,800,000, seventy thousand less than the sum of the parts.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €39,800
TriesteVillas fee: ≈ €39,200+ VAT
Notary: ≈ €4,100-6,300incl. VAT and costs, estimate
Indicative turnkey total: ≈ €1,071,700 – €1,073,900

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

A mortgage for this home

€3,097a month

for a €686,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN: 3.54%; nominal annual rate
APRC (TAEG): 3.68%; 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% (€1,715), arrangement fee €1,000 (assumption), valuation €350, fire insurance €154 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 a range, not a quote: since 2012 each office sets its own fee and gives a written quote 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

Browse the drawings; tap the plan to enlarge it.

Entrance level1 of 4

The plans include the cadastral floor plan, with personal data removed: it is the reference document. The others (from our 3D survey or design drawings) are for illustration only: they show where the rooms are, not their authorised use or habitability, and have no planning, cadastral or permit value.

What the documents say

In the land registry the floor under the roof pitch is a loft, with an average height of 1.70 metres, and the room presented as a gym is the garage. The loft is divided into rooms intended as a study, dressing room, bathroom and storeroom; the bathroom does not appear on the floor plan. A surveyor would say the loft is not habitable on paper and the bathroom must be added to the land registry. The design drawings show furniture: for the names of the rooms, the cadastral floor plan is what counts.

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

5 min to the sea

Location

In the gulf · This home, and the other 47 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

33 of 39 photos retouched with AI: 8 simulations, marked on the photo; 25 in light and colour only. The viewing remains the only reference.

How we edited them

Of the 39 images in this listing, 6 are frames from footage shot on 27 November 2025, 4 by drone and 2 from a camera on the ground at dusk: they are published as filmed, without retouching, and no model was used on them. The other 33 photographs are shots of the house, inside and outside, including one taken with a drone. All 33 went through a generative image model: 25 only for light and colour, with nothing added or removed; 8 are simulations and carry the label «AI · simulated» on the website.

In these 8 the model mainly changed the sky and the greenery: in 4 the sky of the shot, overcast, hazy or cloudy, was replaced with a blue sky with clouds; in the other 4 it added clouds to the sky, which in 3 of them is clear in the shot; in 4 the lawn was made greener (in 3 it is dry in the shot). In one, a builder's tape was removed. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly.

In another, the model evened out the plaster of the façade, which in reality is patchy: in that photo the defect does not show, but it is there. Compared with the starting shots, the house, the terrace, the walls, the fence, the gravel, the path and the hillside are as photographed. Even where it added nothing, the model recalculated the whole image: the fine grain of surfaces and views is reconstructed, not photographed.

Light and colour were corrected as in normal photo retouching. The original unmodified photographs are available on request; a viewing remains the only reference for the actual condition of the property.

How we use AI →