Ref. 0136 · Semi-central

Period villa to renovate, private park — San Luigi

Via Ippolito Pindemonte, Semi-central, Trieste

€620,000

Villa · 394 m² · 10 bedrooms · 2 bathrooms · on multiple levels20 photos

Mortgage€1,959 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.69%Calculate

Via Ippolito Pindemonte, Semi-central, Trieste

Request a private viewing

Request a private viewing WhatsApp

The house in three numbers

3
Three units, already separate on record
The main one runs from the cellars to the attic; on the first and second floors there are two flats, each with its own kitchen.
Whether it stays three homes, becomes two or returns to one is for the renovation project to decide.
1939
On the land registry since 1939
The land-registry plans of the two flats date from 1939 and 1940.
The year of construction is not documented: the villa was already standing then.
3.00 m
Ceiling height on the main floors
According to the land-registry plans: 3.00 m on the ground floor, 3.05 to 3.10 m on the first floor.
The second-floor flat is 2.50 m high.

3D tour

Inside, as it is today

Scan date: 6 August 2026. 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.

Period villa to renovate, private park — San Luigi — The house stands eleven metres above the street

San Luigi · Via Ippolito Pindemonte

+11 m

The house stands eleven metres above the street

From Via Pindemonte you climb past the retaining wall and two garden terraces, at five and nine metres, up to the level of the villa. The plot measures 900 m², 720 of them garden.

900 m² plot
720 m² of garden
Cellars, two floors and the attic

The interiors

Room by room

Stills from the 3D tour, scanned on 6 August 2026 and published without retouching: the rooms as they were that day, furniture included. Two tiled stoves, herringbone parquet, a veranda onto the greenery and, from the top floor, Trieste.

The entrance hall and the staircase, with its decorative banister
The veranda: a glass wall onto the greenery, a timber ceiling
The drawing room and its tiled stove. The wallpaper is peeling and will need redoing
The bookcase and the living room, with herringbone parquet
The dining room: Trieste beyond the window
The small sitting room, with its gilded mirror
The kitchen, with its window onto the greenery
A bedroom, with the second tiled stove
The wooden staircase up to the top floor
On the top floor, a bedroom with built-in furniture
From the window of the same room, the rooftops of Trieste

The measurements

More garden than house

Inside the villa, from the cellars to the attic, there are 288 m² of usable floor; around it, 720 m² of garden. Each square's area is proportional to the square metres.

288 m²

inside the villa, usable floor

720 m²

the garden

How we know

Existing-state drawing by Metroarea Architetti, 13 May 2026. The gross floor area of the four levels is 506 m²; on the land registry the three units total 394 m².

Period villa to renovate, private park — San Luigi — Today it is a wood

The garden from above

720 m²

Today it is a wood

Left to grow freely for years, the house's greenery and that of the neighbouring gardens look like a single wood from above: the property's 720 m² are only part of this frame. It is the largest part of the property, and where a project can do the most.

The feasibility study

One villa, three flats or two houses

On the land registry the villa is already divided into three units, though not floor by floor. Metroarea Architetti, the practice we work with on renovations, has drawn two versions of it; in both, the street wall opens up for five garages, and a new tower climbs from the street to the garden.

From the front, seen from the street

The plot from above

A single villa

The villacellars and three floors · 288 m² usable
The garden720 m², all around the house

On the land registry: three units — the main one from the cellars to the second floor (245 m²), and two flats on the first and second floors (89 and 60 m²).
Parking today: none.

How we know

Net design areas from the drawings of 13 May 2026: a feasibility study, not an approved project. Garages, tower, attic conversion and new units need the Municipality's approval. On the second floor 48 m² are usable today, because the roof drops to 40 cm at the sides: the 108 m² of the first version assume making it fully habitable. Left and right as seen from the street; the drawings are diagrams of the plans, not to scale.

About Metroarea and how we renovate with them →

For developers

The rules of the plot

Bo4

Zoning under the town plan

«City of objects»: buildings of three or four storeys with gardens, direct permit with no implementation plan; residential, hotel, office, services and retail uses allowed

2.00 m³/m²

Plot building index

cubic metres for every square metre of plot

10.50 m

Maximum height

on the façade, as measured under regional law 19/2009

30%

Maximum plot coverage

and at least 40% permeable ground for new construction

5 m · 10 m

Distances: from boundaries · between windowed walls

building up to the boundary wall is allowed

Art. 120

«All categories of work permitted»

the villa is not on the town plan's list of buildings of value, which may only be restored; the plot lies in a protected landscape area (1959), so any exterior project needs landscape approval

How we know

A reading of the rules of the town plan in force (zone Bo4, articles 25 and 120): to be confirmed with the zoning certificate and by a surveyor.

Before and after

The façade, as it could become

On the left, the real drone photo. On the right, the same frame redone by an AI model, as it could look after the works: the villa keeps its two colours, ochre above and cream on the ground floor. Drag the slider.

AI simulation of the façade after a possible renovation, same frame — Left · drone photo, unretouchedRight · Simulation created with a generative image model (Nano Banana, via Higgsfield) from the real photo, and aligned to it. It is neither a project nor a quote. Windows, roof, chimneys and the large trees are those in the photo. The model repainted the render in brighter tones, redid shutters, gutters and downpipes, cleaned the chimneys, removed the shrubs in front of the house, a climbing plant, a wall lamp, a spotlight and a crack, and drew the lawn and hedge; it also drew the base of the façade, which in the photo is hidden by greenery.

The villa's façade today, drone photo — Left · drone photo, unretouchedRight · Simulation created with a generative image model (Nano Banana, via Higgsfield) from the real photo, and aligned to it. It is neither a project nor a quote. Windows, roof, chimneys and the large trees are those in the photo. The model repainted the render in brighter tones, redid shutters, gutters and downpipes, cleaned the chimneys, removed the shrubs in front of the house, a climbing plant, a wall lamp, a spotlight and a crack, and drew the lawn and hedge; it also drew the base of the façade, which in the photo is hidden by greenery.

Property features

Type: Villa
Surface: 394 m²
Rooms: 10+
Bedrooms: 10
Bathrooms: 2
Floor: On multiple levels

Energy class: Not yet stated
Condition: To renovate
Kitchen: Eat-in
Garden: Private
Building floors: 3
Lift: No
Heating: Independent

›The full description

San Luigi is one of those Trieste hillsides where the traffic falls away, and yet the centre is only a short drive downhill. At number 3 Via Ippolito Pindemonte stands a detached period villa asking to be reinvented, one floor at a time.

On paper it is not a single home. Its 394 sq m of cadastral surface are already split into three self-contained units, all in category A/7: the main one, 245 sq m and 6.5 rooms, climbing from the semi-basement to the second floor; an 89 sq m, 4-room apartment on the first floor; a third of 60 sq m and 3.5 rooms on the second. Fourteen rooms in all. The building runs over a semi-basement and three above-ground storeys, joined by internal staircases alone — there is no lift. Two cellars fill the basement level; a veranda opens off the ground floor onto the garden. Ceilings on the principal floors come close to three metres.

The garden is freehold, stepping down over several levels and held back from the road by a retaining wall. As things stand there is no parking; but that same wall, with the leverage of the regional Piano Casa scheme, lends itself to underground garages.

Everything here is to be redone, services included, and that is precisely where the opportunity lies. Three distinct cadastral entities, a sizeable private garden and the expansion margins of the Piano Casa open several routes: a small three-flat condominium, a two-family arrangement, or a return to the single-family villa it once was.

As a private sale it is exempt from VAT, subject only to registration tax. The house is vacant and unoccupied, so viewings can be arranged with no notice required. Price €620,000.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €17,581
TriesteVillas fee: ≈ €24,800+ VAT
Notary: ≈ €2,400-4,700estimate, incl. VAT and costs
Indicative all-in purchase cost: ≈ €670,200 – €672,500

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

Annual running costs

Property tax · ILIA: Exempt (main home)
Waste tax · TARI: Occupants2≈ €485/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

€1,959a month

for a €434,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN: 3.54%; nominal annual rate
APRC (TAEG): 3.69%; 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% (September 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% (€1,085), arrangement fee €1,000 (assumption), valuation €350, fire insurance €98 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

Browse the drawings; tap the plan to enlarge it.

Cadastral plan 11 of 4

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 plans on record date from 2012 for the main unit and from 1939-40 for the two apartments: together they count eight main rooms, kitchens excluded. The historic plans may not describe today's layout; they will have to be updated with the renovation.

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

Garden
To renovate
Greenery view
Detached
Period property
Quiet area
Residential area
On the hill
Cellar

Location

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 and in the video

9 of 20 photos retouched with AI in light and colour only: nothing has been added or removed. The viewing remains the only reference.

How we edited them

The 20 photographs in this listing are of two kinds. All 9 drone shots of the property and its surroundings went through a generative image model (Google's Nano Banana family, used via the Higgsfield platform), only to correct light and colour. Nothing was removed or added: no object was erased and no element was invented.

So there are no parts reconstructed in place of removed objects; the model did, however, recalculate the whole image, and the fine grain of surfaces and vegetation was reconstructed by it, plausibly: it is not photographed. Buildings, vegetation and views are those of the shots. The other 11 photographs are stills of the interiors taken from the 3D virtual tour, scanned on 6 August 2026, and are published with no intervention at all, neither by artificial intelligence nor by retouching: they show the rooms as they were that day, furniture included.

The property's page also shows a simulation of the façade, generated with the same model and labelled as such: it is not a photograph of the property and is not one of the 20. The original drone photographs are available on request; a viewing remains the only reference for the actual condition of the property.

The video

Video generated with AI (Kling model, via Higgsfield) from the drone photographs in this property's gallery, retouched with AI in light and colour only: the camera movements are synthetic, not real footage. The video has no sound.

How we use AI →