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TriesteVillas
Detached Family Villa with Two Garages and Garden — Begliano

Friuli Venezia Giulia

Detached Family Villa with Two Garages and Garden — Begliano

Via Giacomo Puccini, Friuli Venezia Giulia, San Canzian d'Isonzo

€350,000

Villa · 268 m² · 3 bedrooms · 4 bathrooms · Energy class F48 photos

Mortgage€1,106 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.72%Calculate
  • 2 × 21 m²

    Two registered garages

    Two separately registered garages of 21 m² each, reached by the vehicle entrance.

    Cadastral area of each garage.

  • ≈ 9 × 6 m

    The taverna, on the lower ground floor

    Next to it, four cellars and a tool store: a whole floor of service space.

    Measured from the 3D tour. In the land registry it is a taverna, an ancillary room.

3D tour

Visit the home now

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 circles the villa at about ten metres: the hipped roof, the garden of firs and cypresses, the path, and on the north side the façade with the loggia's round window, above the two garages. Real drone photos (DJI Mini 3): no generative model, only resized. The side the view is from is calculated from each shot's GPS position relative to the house.

Property features

Type
Villa
Surface
268 m²
Rooms
10
Bedrooms
3
Bathrooms
4
Floor
Villa on 4 levels (basement · ground floor · bedroom floor · attic)
Energy class
F · 297.6 kWh/m² year
Renewable index (EPgl,ren)
0.48 kWh/m² year
Building envelope performance
Winter: low · Summer: medium

Description

Via Puccini 19, in Begliano, a hamlet of San Canzian d'Isonzo in the lower Isonzo plain. A detached 1970s villa spread over four levels, with a range of service spaces well beyond the norm for its kind: 268 sqm, ten rooms, private garden.

The ground floor holds the living area — a dual-aspect lounge with a masonry fireplace and herringbone parquet, linked by a stepped arch to a raised dining room that gives the space its character. Beside it, a separate eat-in kitchen fitted in original dark wood: usable straight away, and among the rooms with the most scope to make your own.

Upstairs, the sleeping quarters: a master bedroom with panelling and a built-in bookcase, plus a cosier second bedroom. The main bathroom is the newest — corner whirlpool tub, shower enclosure and twin basins in dark grey — and opens onto a covered terrace with a masonry barbecue, wrought-iron furniture and a green outlook.

The attic, finished with a wood-clad ceiling and air-conditioned, is used today as a study or guest room, served by a bathroom with vintage fittings.

The basement is where this house stands apart: a tavern of roughly 9x6 m with a second fireplace, a fitted workshop, a cellar, a laundry with built-in wardrobe and a service bathroom, all laid with period cement tiles. Two garages and a workbench area round off the level — rare space, equally suited to a motorbike collection.

Outside, a driveway entrance, a stone path and a private garden in quiet surroundings. The more original rooms leave plenty of room for a tailored modernisation project. Partly furnished, energy class F. Price €350,000.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes
≈ €3,686
TriesteVillas fee
≈ €14,000+ VAT
Notary
≈ €1,900-3,900estimate, incl. VAT and costs
Indicative all-in purchase cost
≈ €372,700 – €374,600

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

A mortgage for this home

€1,106a month

for a €245,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate

TAN
3.54%
nominal annual rate
APRC (TAEG)
3.72%
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% (€613), arrangement fee €1,000 (assumption), valuation €350, fire insurance €55 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.

Drawing 11 of 2

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, in the floor plan filed in June 2026, the floor under the roof is attic and loft space, with a maximum height of 2.25 metres; the semi-basement is a tavern room, cellars and a WC. Today the attic is finished, air-conditioned and used as a study or guest room, with a bathroom the floor plan does not show. A surveyor would call it an ancillary room, below the 2.50 metres required for habitable rooms, and the bathroom that is not drawn must be added to the land registry before a deed of sale. In this floor plan the garages are separate registry units: we will confirm with the cadastral records which of them are included in the sale.

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
  • Fireplace
  • Garage
  • Cellar
  • Terrace
  • Detached
  • Attic
  • Dual aspect
  • Greenery view
  • Quiet area
  • Residential area

Location

Approximate location within the area. The exact address is shared on request.

How we used AI in these photos

43 of 48 photos retouched with AI: 11 edited and 31 simulations, marked on the photo; 1 in light and colour only. The viewing remains the only reference.

How we edited them

This listing has 48 photographs: 5 are drone shots, real photos adjusted only for light and colour, without artificial intelligence. The other 43 are shots of the house, the rooms, the garages, the terrace and the garden, including two drone shots. All 43 were processed by a generative image model (Google's Nano Banana family, used through the Higgsfield platform): 31 are simulations and on the website carry the label «AI · simulated», 11 were modified to remove objects, and 1 only in light and colour.

In 27 of the 31 simulations the model widened the framing, often considerably: what you see at the edges is not in the shot but was drawn by the model, and includes neighbouring houses, bushes, trees and palms, walls, windows, doors and cabinet doors, extended shutters, a mirror, a panel, a pillar and a second arch of the terrace, a railing, a chest, a sitting area with sofas, a chest of drawers, a woodpile and a dining area. In 3 it also rebuilt the perspective and in 2 the shaded areas, in one of them inventing a fireplace, a sideboard and a painting that cannot be seen in the shot. In 4 it put in a sunset sky, in one it changed the clouds, in 2 it removed the shadows and in 2 it lit up the interior of the house seen from outside.

It added a poster of a motorbike, a candle, a sculpture, a soap dispenser, perfume bottles, a towel on a rail, a picture frame and a stack of logs in the niche under a fireplace, which is empty in the shot; it turned some bags into sheets of paper, a chaise longue into an armchair and a chessboard into a tray, and changed some pots and a few other objects. On the terrace the furniture, under covers in the shot, is shown uncovered, with sofas and cushions drawn by the model, and the dry plants in the planters have become green; in the garden the round flowerbed was emptied and surrounded with gravel. Across the simulations and the photos where objects were only removed, the following were removed: shelves, tools, posters, a folding chair and hanging objects in the garages; a hanging bag, a black sack, a hose, a desk lamp, a print, three small pictures, ornaments, a red panel, a decorative branch and a reflection in a mirror; knives, ladles, tea towels and a chopping board in the kitchen; rolls, bottles, toothbrushes and brushes in the bathrooms; an iron chair, planters and dry plants on the terrace; an aerial, in 3 photos, a satellite dish and some writing on the eaves; the cable of a wall lamp, a container near the path, a parked car and, in the two drone shots, the tall dry grass and the overhead cables in the foreground.

In 4 of the 11 photos with objects removed the model also slightly widened the framing. Where an object was removed, what it hid was not photographed: the model rebuilt it, in a plausible way. The model also changed fixed parts and defects, and we say so: it replaced a ceiling light, made the glass of the cabinets in a bathroom opaque, removed two wall lamps and two black plates from a wall, and in 2 photos made the eaves look clean, while in reality they are stained and their paint is peeling; the dry plants on the terrace, removed or made green, are there in reality.

The crack in the wall of a garage and the dry branches in the garden remain as they are. For the rest, in the part that was photographed, the house, the façade and the porch, the gate, the fence and the boundary wall, the path, the garages, the rooms with their furniture and fireplaces, the staircase, the kitchen, the bathrooms with their sanitaryware, bathtub and tiles, and the terrace are as in the shot. 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.

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