Ref. 0167 · Coastline

A villa to build above the gulf, Strada Costiera

Strada Costiera, Coastline, Trieste

€1,450,000

plot €650,000 + estimated build ≈ €800,000

Villa · 120 m² · 2 bedrooms · 2 bathrooms · ground floor18 photos

Strada Costiera, Coastline, Trieste

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The house in three numbers

€1.45M
What the finished villa adds up to
€650,000 for the plot with the project, about €800,000 to build it, all included.
Rough estimate: 1.16 to 1.92 million in all. Purchase taxes, notary and furniture excluded.
≈ 120 m²
One floor under a lawn roof
39 m² living room on the glazing, kitchen, two bedrooms, a bathroom and a smaller second one; stone terrace and pool.
From the project approved for landscape in 2024; gross.
2029
Works by May
The landscape authorisation lasts five years; the building permit is still to be applied for.
An extension is possible under certain conditions, notified before expiry.

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 slope, before and after

Where the house will stand

A drone shot from March 2025 and the same shot with the planned villa, drawn by artificial intelligence from the authorised drawings. The slider moves from one to the other; around the plot nothing changes.

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 house in 3D

Walk around it before it exists

The project's model placed on the land rebuilt from our drone footage: the house in the terrace, the lawn on the roof, the pool to the west. The “planned villa” switch brings back 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.

From the plot to the keys

The €800,000, category by category

The building cost comes on top of the €650,000 plot: here is our reckoning, made on the authorised drawings. For each category the bars show the lowest and highest likely cost; the switch moves from the regional price list to the hypothetical prices of a private contractor.

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.

The plot, on its own

€650,000, with the project

The land on its own, with its measurements, the sun, the permit path and the surroundings: on its own page.

Open the plot's page →

Property features

Type: Villa
Surface: 120 m²
Rooms: 4
Bedrooms: 2
Bathrooms: 2
Floor: Ground floor

Energy class: EPC issued on completion of works
Kitchen: Eat-in
Terrace: Yes
Sea view: Yes
Pool possible: Yes

›The full description

A single-storey house above the Gulf of Trieste that, for now, exists on paper: the project is there, and it has already passed the hardest test on this coast, the landscape approval. What you buy is the land, 1,545 m² surveyed below the village of Santa Croce, at €650,000 with the project; building the house costs, by our estimate, about €800,000 all included. The price on this page, €1,450,000, is the sum of the two: a reckoning for anyone who wants to know what it takes to get to the keys, not a quote.

The villa is set into a terrace about 50 metres above the sea, under a lawn roof level with the terrace above. On one floor, about 120 m² gross: a 39 m² living room opening onto the gulf through a long glazed front, the kitchen, two bedrooms, a 7 m² bathroom and a smaller second one. Outside, the Aurisina stone terrace with its pergola, a pool five metres by two and a half and, next to the road, two parking spaces. The project specifies a steel structure, external insulation, a heat pump and photovoltaic panels, and it rebuilds the dry-stone walls.

The terrace faces west. In summer the sun lights it for more than thirteen hours and goes down towards Duino; in winter for eight, and it sets into the open sea between Istria and Grado. By car Grignano is seven minutes away, the centre of Trieste eighteen, the airport twenty-six.

The landscape authorisation dates from 2024: the Municipality of Trieste issued it after the Soprintendenza gave its favourable opinion; it remains valid for five years and asks for works to start by May 2029. The building permit and the works remain, and Metroarea Architetti, the practice that has supported our buyers since 2020, can carry them through to the keys. Here you will find the villa in 3D on the land as it is today, the same slope before and after, and the building cost category by category. The land also has its own page, where it is sold on its own and shown in detail.

Price: €1,450,000. Of this, €650,000 is what the seller receives for the land and its project; about €800,000 is the estimated building cost, within a range of 0.5 to 1.3 million. Purchase taxes, notary and furniture not included.

Indicative taxes & costs

The price of €1,450,000 is the sum of two figures: €650,000 for the plot with its project, which is what the seller receives, and the estimated cost of building the villa. Agency fee, purchase taxes and notary are worked out on the plot alone; the building is a separate contract.

Land: the Italian first-home relief and the cadastral-value basis do not apply. For building land the registration tax is 9% of the price, plus €50 mortgage tax and €50 cadastral tax. ILIA, the local property tax, is due on the value of the building land and is worked out separately; the waste tax concerns buildings, and today there are none.

Purchase costs (one-off)

Purchase taxes: ≈ €58,600
TriesteVillas fee: ≈ €26,000+ VAT
Notary: ≈ €3,400-6,700estimate, incl. VAT and costs
Indicative total to buy the plot: ≈ €743,700 – €747,000

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

Separately, estimated

Building the villa, estimated all-in: ≈ €800,000estimate
To the keys, with the estimated build: ≈ €1,540,000

With the build at the low and the high end of the estimate, €1,250,000 to €2,020,000. Furniture excluded.

Amenities

Sea view
Panoramic view
Detached

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

17 of 18 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 18 photographs in this listing are real shots of the plot: 13 drone photos taken on 20 March 2025 and 5 phone photos taken on 4 February 2025. The first is published with no retouching at all. The other 17 went through a generative image model (Google's Nano Banana 2, used via the Higgsfield platform) for light and colour only: the model computed more open shadows and cleaner colour, and that 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 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 and the image «with the villa» are simulations made with artificial intelligence (Nano Banana and Kling, via Higgsfield) from a real drone shot: the villa of the project is placed into it and, in the video, the light from night to day is simulated.

The 3D model shows the project and is not a photograph: its label says so. The unedited original photographs are available on request; a visit remains the only reference for the real state of the land.

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 →