
House with garden «Le Vigne» — Duino
€575,000
Townhouse · 259 m² · 5 bedrooms · 4 bathrooms69 photos
Mortgage€1,828 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.75%CalculateHouse with garden «Le Vigne» — Duino
Frazione Duino/Devin — Località Duino Stazione (complesso «Le Vigne»), Sistiana-Duino, Duino-Aurisina
2 parking spaces
Covered, inside the property
One behind the other under the entrance portico, and included in the price.
3D tour
Visit the home now
Scan date: 15 July 2026. The tour is a true capture, not retouched: it shows the property as it was that day.
Video
How we know
The drone takes off from the garden: the house, the Le Vigne neighbourhood, and to the west Duino Castle and the gulf, less than six hundred metres away as the crow flies. Then it looks down and climbs to 117 metres above the houses. Real drone photos (DJI Mini 3): no generative model, only resized. The heights are those the drone records in each shot, relative to the garden it took off from; the distance to the castle is as the crow flies.
Property features
- Type
- Townhouse
- Surface
- 259 m²
- Rooms
- 6
- Bedrooms
- 5
- Bathrooms
- 4
- Floor
- Lower ground · Ground floor · First floor (3 levels)
- Energy class
- Not yet stated
- Condition
- Good / Habitable
- Kitchen
- Eat-in
- Terrace
- Yes
- Garden
- Private
- Building floors
- 3
- Lift
- No
- Garage / parking
- Yes
- Heating
- Independent
Description
A terraced house with garden in the «Le Vigne» development at Duino (Duino-Aurisina), Località Duino Stazione — a few minutes from the sea and the Costiera. Three levels, built in 1996, and in genuinely good order for its age. There is a reason: the owners kept it as a seaside pied-à-terre rather than a full-time home, so it never took the wear of daily life. Well looked after, freshly repainted, condensing boiler recently changed. You can move straight in; a modest budget would lightly modernise and furnish it to taste.
The first floor, under the roof, has three attic rooms used today as double bedrooms, two bathrooms — one with a bath, one with a shower — and a broad sunken terrace, reached directly from the master too. The ground floor holds the living area (a sitting room, with room to add a fireplace, and the kitchen), plus a garden-facing bedroom and a shower room: handy for guests, or for living on one level. Down in the basement, which the land registry lists as a cellar, a large tavern room stays cool through summer, alongside the boiler and laundry room, a room furnished today as a bedroom and a bathroom. Five bedrooms and four bathrooms in all, basement included.
The rear garden is private and well judged — neither large nor small — with a big fig, a commanding olive and a rose garden some thirty years old; the grounds run to about 313 m². Two cars park in line under the entrance portico within the property, and by local custom up to three guests' cars sit along the boundary wall.
The setting matters as much as the house: a small, tucked-away cluster of terraced homes where, come summer, you hear only the cicadas. The sea is a five-to-ten-minute walk; an electric bike makes short work of the run between Sistiana and Duino. Close by are Duino's everyday services, the United World College, the castle and its Rilke path, and quick links to Trieste and the motorway towards Venice and Ljubljana.
Independent natural-gas heating, condensing boiler replaced in 2025 (efficiency check in January 2026, compliant). Reinforced door, insect screens. Private, VAT-exempt sale: under the «price-value» rule the purchase taxes stay low — around €3,000 for a primary residence. Vacant, with possession at completion; the EPC is being prepared.
Indicative taxes & costs
Purchase costs (one-off)
- First-home taxes
- ≈ €3,000
- TriesteVillas fee
- ≈ €23,000+ VAT
- Notary
- ≈ €2,300-4,600estimate, incl. VAT and costs
- Indicative all-in purchase cost
- ≈ €608,400 – €610,600
An indicative estimate: we work out the exact figures together, line by line.
A mortgage for this home
€1,828a month
for a €402,500 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.59%
- nominal annual rate
- APRC (TAEG)
- 3.75%
- 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
- €1,828
- 360 payments
- Total interest
- €255,494
- Total amount payable
- €664,147
- payments and loan costs
- Cash needed at the deed
- €210,200 - €214,800
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €5,483 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€172,500
- Purchase taxes (as a main home)€3,000
- Agency fee incl. VAT€28,060
- Loan costs€2,356
- Notary, purchase and mortgage deeds (estimate)€4,280 - €8,850
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% (€1,006), arrangement fee €1,000 (assumption), valuation €350, fire insurance €91 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
Browse the drawings; tap the plan to enlarge it.
Drawing 11 of 3
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 semi-basement is a cellar 2.40 metres high with the boiler room; the ground floor has a living room, one room, a kitchen and a bathroom; on the first floor three rooms are listed as «attic rooms», with heights starting from 0.70 metres. Today the semi-basement also holds a room furnished as a bedroom and a bathroom that the floor plan does not show, and the attic rooms are used as bedrooms. A surveyor would say the semi-basement is not habitable on paper; for the attic rooms the building permit is what counts, and the bathroom that is not drawn must be added to the land registry before a deed of 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
- Terrace
- Parking space
- Quiet area
- Residential area
- Near the sea
- Unfurnished
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos
51 of 69 photos retouched with AI: 6 edited and 25 simulations, marked on the photo; 20 in light and colour only. The viewing remains the only reference.
How we edited them
This listing has 73 photographs: 18 are real photos, adjusted only for light and colour, without artificial intelligence, showing the lawn as it was on the day they were taken: 8 drone shots taken on 11 June 2026 and 10 ground-level shots taken on 15 July 2026 (the garden, the house seen from the garden and from the entrance, the entrance path, the living room, two attic bedrooms and the terrace), which show how many of the spaces in the simulations really looked. The other 55 are shots of the house, inside and out, and drone shots. All 55 went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform): 20 only for light and colour; 8 were retouched without adding anything, 7 by removing objects and one by attenuating damp stains; 27 are simulations and on the website carry the label «AI · simulated».
In the simulations the model added or invented things that are not there in reality: in 10 the lawn, which in the shots is dry, sparse or unkempt, partly bare soil and covered with dry leaves, is shown green and dense (in one drone shot these are the dry lawns and fields of the neighbourhood, with a warmer light); in 12 clouds were added to the sky, in one together with the green lawn; in 3 photos of the bedrooms a mattress, sheets and pillows were added on the bed base, which has no mattress, and in one the bare mattress is covered with a white sheet and a pillow; on the terrace, which is empty, a potted olive tree, a rosemary planter and pots of lavender and geraniums were added; in one room the view in the window, dark in the shot, is invented. In one drone shot the model redrew the castle tower in the background, and in 4 photos it widened the frame, inventing what lies beyond the edges of the shot, in one including the neighbouring house in the background. Removed were: the electrical wires coming out of the ceiling where there is no light fitting, and bulbs hanging from the ceiling; a broom and a red object on the floor; small tables, a child's chair, an exercise bike, a toy car, a low cabinet, cardboard boxes and boxes, toys, bags and the objects in a room at the back; a garden hose on the path.
Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly. The model also attenuated defects that are there in reality: in 2 photos the damp stains at the base of the walls, and on the terrace the pale patches of the terracotta floor, which looks uniform. Otherwise, according to the comparison with the shots, house, roof, porch, walls, beams, doors, windows, radiators, furniture, room floors, path, hedges, trees, roads and coastline are as photographed.
Even in the photos retouched only for light the model recalculated the whole image: the fine grain of surfaces is reconstructed, not photographed. Light and colour were corrected as in normal photo retouching. 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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