Ref. 0171 · Semi-central
Historic 1789 Villa with Sea View and Garden
DEL PANORAMA, Semi-central, Trieste
€695,000
Villa · 275 m² · 3 bedrooms · 2 bathrooms · on multiple levels · Energy class F39 photos
Mortgage€2,209 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.74%CalculateHistoric 1789 Villa with Sea View and Garden
DEL PANORAMA, Semi-central, Trieste
€999,000
Villa, annexe and garage together
Next to the villa stands a 112 m² annexe awaiting completion, with a covered double garage beneath it: the whole compound can be bought together.
The villa alone is €695,000 and the annexe €224,000; the garage can be added for €80,000.
2
Uncovered parking spaces, included
They are uncovered, inside the property, and included in the price of the villa.
The covered double garage, 52 m² with an EV charging point, is sold separately.
3D tour
Inside the two houses
Scan date: 14 May 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
Scan date: 19 May 2026. The tour is a true capture, not retouched: it shows the property as it was that day.
Video
The property, in 3D
Two homes and a garage, on a single plot.
This is not a rendering: these are the two real 3D captures, the villa on 14 May 2025 and the annexe on 19 May 2026, set where they stand, over the Region's orthophoto, with the plot drawn in gold. Turn the model, open the houses floor by floor, take out of the total what you don't need: every blue dot takes you into the tour right there.
How we know
Geometry and images: TriesteVillas' Matterport scans, unretouched (villa 14/05/2025, annexe 19/05/2026). We reconstructed the position of the two houses by matching the two scans, the orthophoto, drone photos and the land-register plan: it is accurate to about one metre. The plot outline is redrawn from the cadastral plan and scaled to the 352 m² cadastral area: it is indicative, and the model shows only the outdoor areas inside it. The garage was not scanned: the dashed outline is indicative and includes the annexe's entrance stair. Base map: TrueOrtofoto 2017-2020 © Regione Autonoma Friuli Venezia Giulia, CC BY 4.0.
To scale
How large each part is
The squares have an area proportional to the square metres: the villa and the annexe, side by side, measured the same way.
196 m²
The villa
91 m²
The annexe
How we know
Heated usable floor area from the energy certificates: not the area given in the listing (about 275 and 112 m²). The double garage has a cadastral area of 52 m².
To the south-east
Behind, the garden
The lawn with its stepping stones is level with the first floor: the front door, under the glass canopy, opens straight onto the garden.
Unretouched photo · 14 May 2025
The figures
Two certificates, one plot
F
The villa · EPgl,nren 181.08 kWh/m² per year
EPgl,ren 6.21 · building envelope: winter low, summer medium · valid until 7 August 2035
F
The annexe · EPgl,nren 170.77 kWh/m² per year
EPgl,ren 0 · building envelope: winter low, summer medium · valid until 19 September 2036
352 m²
The plot: houses, courtyard and garden
Cadastral area, since 2004
3
Units in a single building: the villa, the annexe, the garage
Sold together or separately
In detail
For those who want to know everything
The in-depth chapters, with measurements and sources. Open them one at a time.
The story is told by the deeds, the municipal files and the land register. The dates come from there; the oldest is an estimate given by the parties in the 1992 deed.
The house at number 6, today's annexe: "the building was built about two hundred years ago", the parties declare in the 1992 deed of sale. Sandstone walls and a rectangular plan to which a wing was added over time, which since 2004 has been the villa's dining room: so the 2000 project report describes it.
Number 4 is still a rustic building of three rooms, a bedroom, a small bedroom and the kitchen: so the municipality records. Today's villa comes later.
The villa is renovated and raised by a storey; the occupancy certificate is dated 1 February 1995. In 1992 the house next door is bought as well: six small two-room flats, two per floor, all to be restored.
The restoration of the house at number 6, in an area protected for its landscape: windows found under the plaster reopened, stone frames, roof tiles partly reclaimed, lime plaster in the colours of the villa. Works completed on 30 June 2004.
The three land parcels merge into one of 352 m², and the building is divided into three units: the villa, the annexe, the garage. The courtyard and the garden are assigned to the villa.
The 3D captures on this page: the villa on 14 May 2025, the annexe on 19 May 2026.
Sources: 1992 deed of sale, records of the Municipality of Trieste, 2000-2005 building file, 2004 land-register plan, cadastral records.
Property features
- Type
- Villa
- Surface
- 275 m²
- Rooms
- 5
- Bedrooms
- 3
- Bathrooms
- 2
- Floor
- On multiple levels
- Energy class
- F · 181.08 kWh/m² year
- Renewable index (EPgl,ren)
- 6.21 kWh/m² year
- Building envelope performance
- Winter: low · Summer: medium
- Condition
- Good / Habitable
- Kitchen
- Eat-in
- Garden
- Private
- Sea view
- Yes
- Building floors
- 3
- Lift
- No
- Garage / parking
- Yes
- Heating
- Independent
›The full description
Via del Panorama, off Via Commerciale, in Scorcola. The front faces the sea — a wide view, long sunsets — while the rear closes onto a small, private garden, intimate and almost rural in feel.
This is a late-eighteenth-century residence, dated 1789, restored with philological care. Natural stone walls 80 cm thick, irregular, never perfectly squared, just as the historic building of this area once was. The renovation added restraint rather than noise: exposed steel beams, a completely rebuilt roof, updated systems. The result is a home of Mediterranean character, bright yet naturally cool through every season.
The main villa is set over three floors, about 275 sqm: three bedrooms, two full bathrooms, a laundry area and generous living spaces open to several uses. Two cars park comfortably in line in the entrance courtyard, at ground level.
The villa is part of a small historic compound: alongside it stands an independent annexe still to be completed (112 sqm, over the first and second floors) and, on the ground floor beneath the annexe, a cadastrally independent double garage (52 sqm, with an EV charging point). The units can be bought together or separately.
Energy class F.
CONFIGURATIONS & PRICES (non-negotiable)
The property may be purchased as a whole or as single units:
• The main villa alone (approx. 275 sqm): €695,000
• The independent annexe alone, to be completed (112 sqm): €224,000
• Double garage (52 sqm, with EV charging point) — available only in combination with one of the two houses: €80,000
• The entire compound, both houses plus the garage: €999,000
The units can be freely combined: for example villa + garage at €775,000, or annexe + garage at €304,000.
The prices shown are non-negotiable.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €27,800+ VAT
- Notary
- ≈ €2,400-4,800estimate, incl. VAT and costs
Annual running costs
- Property tax · ILIA
- Exempt (main home)
- Waste tax · TARI
- Occupants2≈ €381/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
€2,209a month
for a €486,500 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.74%
- 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 September 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.
The buyer
- Monthly payment
- €2,209
- 360 payments
- Total interest
- €308,814
- Total amount payable
- €802,244
- payments and loan costs
- Cash needed at the deed
- at least €249,500 - €254,400
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €6,628 a month
- For the Bank of Italy it is reasonable for the payment not to exceed one third of disposable income, also of several borrowers together. It is a prudence rule, not a requirement: every bank has its own criteria.
- Italian tax relief (IRPEF)
- up to €760 in the first year
- 19% of the interest and loan costs on a main home, up to €4,000 a year per contract (€760 of tax), split between the borrowers. Above €75,000 of income, for loans signed from 2025, it counts towards the overall cap on deductions; and from 2026, above €200,000, total deductions are cut by €440.
- Down payment€208,500
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€33,916
- Loan costs€2,566
- Notary, purchase and mortgage deeds (estimate)€4,530 - €9,380
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: September 2026, provisional.
Over a year this average moved from 3.31% (September 2025) to 3.65% (September 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% (€1,216), arrangement fee €1,000 (assumption), valuation €350, fire insurance €109 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 September 2026 was 4.05%.
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
- ECB, bank interest rate statistics (MIR): the series used
- Bank of Italy, Banks and money: national data
- Bank of Italy, consumer guide to home mortgages
- Substitute tax: Presidential Decree 601/1973, art. 18
- Interest tax relief: Italian Revenue Agency
- Typical costs: bank information sheets and October 2026 comparisons
- The notary: our estimate; archive tax and contributions under Ministerial Decree 265/2012
Rates updated on 3 November 2026.
Floor plans
Browse the drawings; tap the plan to enlarge it.
Drawing 11 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 villa has a laundry, WC, storeroom and cellars on the ground floor; on the floors above, three rooms and two bathrooms, as the listing says. In the 3D survey plan the storeroom and the cellar are called «family room»: today they are used as a hobby room, but for the land registry they remain ancillary rooms.
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.
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos and in the video
2 of 39 photos edited with AI, with the edits marked on the photo. The viewing remains the only reference.
How we edited them
Four more drone photos, taken in 2026 a few metres above the street: the annexe with its outside staircase and the garage below, and the villa's brick courtyard. Light, colour and contrast were adjusted locally, without AI. In two photos a passer-by was removed with a generative image model (Google's Nano Banana family, used through the Higgsfield platform), only in the area where they stood: the low wall and brick floor behind them were not photographed and have been reconstructed plausibly; the rest is the original photograph.
Car number plates are blurred. In three photos the annexe, and in one also the villa, is marked with a graphic (outline and label) that is not part of the photograph. The damp stains on the facades and the electric cables across the street have been left as they are.
The video
Video edited from photographs of this property. The voice-over is AI-generated.
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