Ref. 0172 · Muggia

Single-Level Villa with Sea-View Garden — Fontanella, Muggia

Località Fontanella, Muggia

€890,000 + VAT

Mortgage€2,812 a monthexample: 70% over 30 years · TAN 3.54% · APRC 3.68%Calculate

Località Fontanella, Muggia

Request a private viewing

Request a private viewing WhatsApp

2023
New: completed 2023, never lived in
Underfloor heating with an air-to-water heat pump and cooling with an air-to-air heat pump, both installed that year.
€1,800,000
With the upper home
The upper home is for sale separately at €980,000; the two together cost €1,800,000, €70,000 less than the sum.
Prices exclude VAT.

3D tour

Visit the home now

What sets it apart

Steps from the road to the home, and inside.

You go down the ramp to the door, and inside everything is on one level: 175 m², with the sea-facing terrace level with the living room. Of the garden, the east side is at the same height as the house; in front, towards the gulf, the lawn is lower and six steps lead down to it.

Sea-facing terrace · 41.40 m²
Portico · 11.60 m²
Three parking spaces under the canopy

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

The film

Three minutes inside the home.

Filmed walking through, in May 2025: from the road down the ramp, the door, the rooms, the garden.

Single-Level Villa with Sea-View Garden — Fontanella, Muggia — Three minutes inside the home. — Today · Unretouched photo, frame from the drone footage of 27 November 2025

Drone footage

Dusk, from the garden.

From the home's lawn: the Porto San Rocco marina, the gulf, and Trieste turning on its lights.

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

Real footage · no AI · drone, 27 November 2025

The garden

252 m² of garden and outdoor space, facing the sea.

Frames from the drone footage of 27 November 2025, unretouched.

From the lawn, towards the gulf
The two-family house: the lower villa is the ground floor, with the garden in front
Porto San Rocco, below the house
Dusk over the gulf

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: 222 m²
Rooms: 3
Bathrooms: 2
Floor: Ground floor
Condition: New / Under construction

Energy class: A3 · 46.29 kWh/m² year
Renewable index (EPgl,ren): 63.19 kWh/m² year
Building envelope performance: Winter: medium · 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 A3, with a non-renewable energy need of 46.29 kWh/m² a year.

Where it sits on the scale

A4
this homeA3
A2
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 A3 the home uses between 40% and 60% 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

46.29kWh/m² year

58%

of the energy it uses is renewable

EPgl,ren 63.19 kWh/m² year

Building envelope

Wintermedium
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

In the Fontanella district, on the ridge looking out over the gulf: the ground floor of a semi-detached house completed in 2023. First occupancy, never lived in.

The point here is that everything is on one level. No stairs to reach it and none inside: you come in through the portico and you are already home. One hundred and seventy-five metres of ground floor, 2.55 m internal height throughout, arranged around a 71.70 sqm living space with kitchen. From there a continuous glazed wall opens to the outside.

And the outside is what surprises: 252 sqm of garden and grounds, all flat, with a 216-metre grill terrace facing the sea, a 41-metre sea-facing terrace and an 11-metre loggia. Provision for a swimming pool is in place.

Besides the living space there are two ancillary rooms of 26.00 and 21.70 metres, three service rooms, a hallway, an entrance lobby and a 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 A3, performance index 46.29 kWh/sqm year. Triple-glazed PVC windows. Three covered parking spaces under a carport on 54 sqm of forecourt.

Weighted commercial area 222.40 sqm. Cadastral category A/2, class 4, cadastral income € 1,139: the property does not fall into the "luxury" bracket for tax purposes.

For anyone coming from a house full of stairs — or thinking about the next twenty years — that single level matters more than the square metres.

The upper unit, with its 106-metre panoramic terrace, sauna and a garage designed as a gym, is for sale separately at € 980,000. Taken together the two come to € 1,800,000.

Indicative taxes & costs

Purchase costs (one-off)

First-home taxes: ≈ €36,200
TriesteVillas fee: ≈ €35,600+ VAT
Indicative turnkey total: ≈ €969,632

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

A mortgage for this home

€2,812a month

for a €623,000 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% (€1,558), arrangement fee €1,000 (assumption), valuation €350, fire insurance €140 a year, payment collection €3 a month. The notary's fees for the mortgage deed are left out of the APRC here (usually €2,000-3,000). 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 and the loan costs paid at signing. Notary fees for the purchase and for the mortgage are not included. 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.

Ground floor1 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 the home is a single main room with the living area; the two rooms of 26 and 21.7 m² are ancillary rooms, with a laundry, a storeroom and a bathroom. The design drawing shows them as bedrooms: a surveyor would say they are not bedrooms on paper, and 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

14 of 19 photos retouched with AI: 5 simulations, marked on the photo; 9 in light and colour only. The viewing remains the only reference.

How we edited them

Of the 19 images in this listing, 5 are frames from drone footage shot on 27 November 2025: they are published as filmed, without retouching, and no model was used on them. The other 14 photographs are shots of the interiors and exteriors of the home, including one drone shot. All 14 went through a generative image model: 9 only for light and colour, with nothing added or removed; 5 are simulations and on the website they carry the label «AI · simulated».

In these 5 the model changed the sky and the lawn: in 2 the overcast or hazy sky of the shot was replaced by a blue sky with clouds; in another 3 it added clouds to the sky; in 3 the lawn, dry in the shot, was made green. In one a builder's tape was also removed. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly.

The green lawn, the clouds and the blue skies in these photos are not those of the shots. Compared with the shots, the houses, walls, fence, gravel, path, vegetation and car are instead those of the shots, and in the 9 light-only photographs nothing was added or removed. Light and colour were corrected as in normal photo retouching; even where it added nothing, the model recalculated the whole image, and the fine grain of surfaces and views is reconstructed, not photographed.

The original unedited photographs are available on request; a viewing remains the only reference for the actual condition of the property.

How we use AI →