Ref. 0177 · Muggia
Multi-level Sea-view House in Muggia, Vanisella
€680,000
Villa · 170 m² · 2 bedrooms · 3 bathrooms · Energy class E50 photos
Mortgage€2,162 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.74%CalculateMulti-level Sea-view House in Muggia, Vanisella
Località Vanisella, Muggia
From the bedrooms, the gulf
The two bedrooms under the roof look out over the sea, Porto San Rocco and the Gulf of Trieste; one has its own balcony.
2008
Built in 2008
A detached family house on three levels, with the garage connected to the house.
Year of construction from the 2016 energy certificate.
Video
How we know
Real frames from the drone video: it climbs straight above the house, from the garden to the roof, until the house is a red roof among the trees; then it lifts its gaze, and below the hill lies Porto San Rocco, less than five hundred metres away as the crow flies, with the gulf behind. Frames from the real drone video (DJI Mini 3, 4K): no generative model, only resized. The heights are those the drone records in the video, second by second, relative to where it took off; the distance to the harbour is as the crow flies, from OpenStreetMap.
Property features
- Type
- Villa
- Surface
- 170 m²
- Rooms
- 4
- Bedrooms
- 2
- Bathrooms
- 3
- Energy class
- E · 120.13 kWh/m² year
- Renewable index (EPgl,ren)
- 0 kWh/m² year
- Building envelope performance
- Winter: medium · Summer: medium
- Kitchen
- Open-plan
- Terrace
- Yes
- Sea view
- Yes
- Garage / parking
- Yes
Description
In Muggia, in the Vanisella area, the sea, Porto San Rocco and the Gulf of Trieste are in view from the bedrooms. Porto San Rocco and the town centre are minutes away. A detached house over three levels, with 170 sq m of land-registry floor area, plus the garage.
On the lower level, next to the garage, a large room currently used as a recreation room, and a WC. The main floor is the living level: a lounge open to the kitchen, a guest bathroom, and from here the terrace and garden facing the sea. Upstairs, under the pitched roof, two bedrooms facing the water, one with its own balcony, the bathroom and a third, smaller room, currently furnished with a bed.
The house is furnished. The garden has room to consider a small pool, subject to design and permits. Besides the covered garage, connected to the house, there are a further 2/3 outdoor parking spaces — all included in the price.
The energy performance certificate is due for renewal: the previous one, class E (EPgl,nren 120.13 kWh/m² a year), expired on 20/09/2026.
Floor areas are those of the land-registry record and room names describe how each room is used today; the lawful use of each room is set by the building permits and the current land-registry plan.
Estimated TARI €297 a year. Price €680,000.
The gulf, from the garden
From Trieste to the open sea
The drone comes down slowly beside the house and turns its gaze: Trieste with its port and cranes opposite, then the open gulf and the breakwater, Porto San Rocco below. It is the view the Muggia hillside looks at every day.
Real footage · no AI · drone, 10 July 2025 at 17:13, coming down from 24 to 7 m above the take-off point; the 2× zoom is the camera's own. Only trimmed and looped, no retouching
In detail
For those who want to know everything
The in-depth chapters, with measurements and sources. Open them one at a time.
Six public flights over the same square of hillside above Muggia: in 1989 the plot is still terraced fields, in 1998 trees, and in the 2007 flight the house. All around, the hill becomes a neighbourhood of villas facing the gulf.
On the plot, terraced fields along the road.
Black-and-white orthophoto, flown in 1989 («1988-89» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
New houses rise around it; on the plot, trees.
Black-and-white orthophoto, flown in 1997 («1994-98» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
Colour orthophoto, flown in 1998 («2000» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
Colour orthophoto, flown in 2007 («2006» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
The house with its tiled roof, among the neighbouring villas.
Colour orthophoto, flown in 2011 («2012» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
Bare trees: the house, the garden and the road climbing up can be read.
True orthophoto 2017-2020, 2017 flight · Autonomous Region of Friuli Venezia Giulia (CC BY 4.0)
Real photos: no generative model, only cropping, resampling to 0.5 m per pixel and alignment on the 2017 flight, which corrects shifts of a few metres between flights (where the place changed too much to align, the flight's own georeferencing applies). Frame of 640 × 480 m, north at the top.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €27,200+ VAT
- Notary
- ≈ €2,400-4,800estimate, incl. VAT and costs
A mortgage for this home
€2,162a month
for a €476,000 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
Possible incentives
The Region guarantees the part above 80%, up to €42,500: on this home the loan can reach 85% of the value (100% up to €170,000). For those resident in the region for 24 months, with employment income and no other home; a 10- to 30-year loan, up to 150 sq m of usable floor area, energy class F or better; applied for at a partner bank before the deed.
- Monthly payment
- €2,162
- 360 payments
- Total interest
- €302,149
- Total amount payable
- €784,982
- payments and loan costs
- Cash needed at the deed
- at least €244,200 - €249,000
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €6,485 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€204,000
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€33,184
- Loan costs€2,540
- Notary, purchase and mortgage deeds (estimate)€4,500 - €9,320
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% (€1,190), arrangement fee €1,000 (assumption), valuation €350, fire insurance €107 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
- Regional loan guarantee: Friuli Venezia Giulia Region
- 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
Pick a floor; tap the plan to enlarge it.
Ground floorCeiling height: 2.70 m
- Living room
- Kitchen
- Entrance hall
- WC
- Terrace
How to read the plans
The plans are design drawings, indicative and not to scale. Room names and ceiling heights are those of the 2012 land-registry plan: there, the lower-level room now used as a recreation room is a cellar, and the smaller room on the first floor — about 8.8 sq m by the design dimensions, under the sloping roof — is a dressing room. In 2022 the internal layout was updated with the land registry, in a change that also redrew the division between the house and the garage. The lawful use of each room is set by the building permits and the current land-registry plan.
Design drawing, for illustration only: it may differ from the property as it stands and has no planning, cadastral or permit value. Furniture, measurements and room names are indicative. The available cadastral and planning documents can be requested from the agency and are in any case provided before an offer is signed.
Location
Approximate location within the area. The exact address is shared on request.
Simulations created with AI are marked on the photo. How we use AI →
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