Small villa (multi-unit) with large park, sea view. Upper Via degli Olmi
Via Degli Olmi, Karst & Plateau, Trieste
€795,000
Villa · 200 m² · 2 bedrooms · 2 bathrooms · on multiple levels · Energy class G24 photos
Mortgage€2,527 a monthexample: 70% over 30 years · TAN 3.59% · APRC 3.74%CalculateSmall villa (multi-unit) with large park, sea view. Upper Via degli Olmi
Via Degli Olmi, Karst & Plateau, Trieste
The house in three numbers
94%
Of the land sees the sea
At eye level, measured every four metres on the Region's laser survey, with the city's buildings in front: from the Gulf of Trieste to the Istrian coast.
Counting the trees as solid walls too: 28%.
24,181 m²
Of land, in a single holding
Twenty-two plots of woodland, terraces, meadows, vegetable plots and vines, around a house of 150 m² (cadastral).
Land register and cadastre.
3 min
From SISSA and the International School
By car. Piazza Unità is 9 minutes away, the Obelisk and the Napoleonic Road a quarter of an hour on foot, the airport half an hour.
Routes on OpenStreetMap, in free-flowing traffic.
3D tour
Inside the house, room by room
Scan date: 15 July 2025. The tour is a true capture, not retouched: it shows the property as it was that day.
Video
From the lawn, in a single take
The sea begins among the pines
Thirty seconds filmed on the land on 26 March 2025, without a cut: from the bench beneath the pines you move towards the light, and the gulf appears between the trunks. The drone flies at walking height; top left, the height it recorded, second by second.
Real drone footage, 26 March 2025, afternoon · No generative model: only light and colour corrected.
The real photo, the names calculated
Twenty-seven metres above the lawn
The drone rises above the treetops and the gulf opens up: the harbour, the Old Port, Muggia, the Istrian coast as far as Piran and Savudrija. We did not place the names by eye: the calculation projected them, from the position and height written in the photo's file. Switch on the calculated coastline: it is the line of the sea the calculation sees from here, and it matches the one in the photo.
Real drone photo, 16 May 2025, 27 m above the take-off point on the lawn · unretouched
How we know
How it is made: position and height from the photo's file; direction, tilt and focal length found by matching the sea in the photo with the calculated sea. The resulting field of view, 69°, is the one stated for the drone's camera. A name appears only if, from there, the place rises above the line of the land and the buildings.
The sea, measured
The gulf is visible from 94% of the land
A photograph shows one spot at a time. Here the land has been measured spot by spot, every four metres, on the Region's laser survey and with the city's buildings in front: for each spot, how much of the horizon the sea fills. Choose where to stand. The panorama shows what you see from there at eye level, with the names of the places, and where the sun sets on the day you choose.
- 94%
- of the land sees the sea at eye level, with the city's buildings in front
- 28%
- even counting every tree as a solid wall
- 129°
- of horizon filled by the sea at the most open spot
- 2.2 km
- from the sea, as the crow flies
How we know
How it is made. Land: digital terrain model from the laser survey of the Autonomous Region of Friuli Venezia Giulia (1 m and 10 m grids); beyond the regional borders, Terrarium elevation data. Buildings: heights from OpenStreetMap. Trees: canopy height map by Meta and World Resources Institute (2018). Boundary: the 22 cadastral plots (Italian Revenue Agency). Eye at 1.6 m above the ground, Earth's curvature and refraction included; a place is named on the panorama only if, from that spot, it rises above the line of the land. Sun: NOAA algorithm. Orthophoto: Region FVG, 2017-2020. It is a calculation, not a photograph: the visit remains the reference.
The hill in 3D
Above the city, with the gulf ahead
The land in gold: 22 plots in a single holding, 254 × 162 m, from 281 to 315 m above sea level. Below, the city; ahead, the gulf as far as Istria. Turn the model or pick a view.
Walk the land
Two days on foot in the park, spot by spot
On 16 May and 1 July 2025 we walked the land, phone in hand. Each dot on the aerial photo is where a clip was started: tap it to watch, with the time and the sun of that moment. From the pines in front of the house to the gulf between the trees.
The land and the house
Twenty-four thousand square metres around a house of one hundred and fifty
Twenty-two plots in a single holding: 24,181 m² according to the land register and the cadastre. Almost half is woodland, to the north and east; the rest is terraces, meadows, vegetable plots and vines to be brought back, on the slope that faces the sea. Below, to scale.
24,181 m²
the land
150 m²
the main house, cadastral area
How we know
The areas of the squares are proportional to the square metres. The land: 11,717 m² of woodland, 10,507 of vines, vegetable plots, meadow and pasture, 1,957 of buildings and yards.
In the green, close to everything
Two minutes from the Karst, nine from Piazza Unità
The house stands high up, between Cologna and Conconello, on the edge of the Karst: the Obelisk and the Napoleonic Road are a quarter of an hour on foot, SISSA and the International School three minutes by car, the centre less than ten, the airport half an hour, Ljubljana an hour. Every destination below sits in its true direction; the distance from the centre is the time by car.
All destinations, with times
The Karst
- Obelisk and Napoleonic Road2 min17 min on foot
- Grotta Gigante (Giant Cave)8 min
- Val Rosandra13 min
Schools and science
- SISSA3 min25 min on foot
- International School of Trieste4 min29 min on foot
- University of Trieste7 min
- Area Science Park8 min
- ICTP17 min
The city
- Central Station7 min
- Piazza Unità d'Italia9 min
The sea
- Barcola seafront11 min
- Miramare Castle18 min
Sport
- Golf Club Trieste8 min
Hospitals
- Ospedale Maggiore (hospital)10 min
- Cattinara Hospital11 min
Getting away
- Slovenian border (Fernetti)7 min
- Trieste Airport34 min
- Ljubljana1 h 05
- Ljubljana Airport1 h 17
- Venice Airport1 h 40
- Venice, Piazzale Roma1 h 48
How we know
Times calculated on 16 October 2026 on OpenStreetMap (OSRM, routing.openstreetmap.de) from the house, in free-flowing traffic: at rush hour allow a few minutes more. Walking times do not account for the climb.
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, from 1989 to 2017: the cultivated terraces around the house, the vine rows reaching right below it, the woods climbing the slope. The land registry still lists 5,397 m² of the plot as vineyard.
Black and white: the house among terraced fields.
Black-and-white orthophoto, flown in 1989 («1988-89» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
Black-and-white orthophoto, flown in 1997 («1994-98» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
In colour: rows of vines around the house, woods on the slope.
Colour orthophoto, flown in 1998 («2000» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
The vine rows reach right below the house.
Colour orthophoto, flown in 2007 («2006» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
South-east of the house, where the vine rows were, there is meadow; to the north-west the vines remain.
Colour orthophoto, flown in 2011 («2012» series) · Italian National Geoportal, Ministry of the Environment (CC BY 4.0)
Bare trees: the terrace walls under the woods show through again.
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.
Property features
- Type
- Villa
- Surface
- 200 m²
- Rooms
- 5
- Bedrooms
- 2
- Bathrooms
- 2
- Floor
- On multiple levels
- Energy class
- G · 282.58 kWh/m² year
- Renewable index (EPgl,ren)
- 0.48 kWh/m² year
- Building envelope performance
- Winter: low · Summer: medium
- Condition
- Good / Habitable
- Kitchen
- Kitchenette
- Garden
- Private
- Sea view
- Yes
- Heating
- Independent
›The full description
High above Trieste, on Via degli Olmi, a property looks down over the whole Gulf from the edge of the Karst — a few minutes from the centre, yet firmly out in the green.
Start with the land: 24,181 sq m of private grounds, reached easily by car, with parking that never runs out and the seclusion only a plot this size can give. The main house is a single-storey villa of roughly 150 sq m in excellent condition — two bedrooms and a small room used today as a third bedroom, two bathrooms, a sitting room with a majolica stove, and wide windows opening onto the sea-view garden beneath tall maritime pines.
A short walk away stand the old caretaker's house, built as a small rural cottage in 1938, with its stable and threshing yard: buildings to be recovered. Before any plans are made we will give you the full picture of their planning status, to be read with a surveyor or architect.
Commanding, private, wrapped in the Karst landscape, with city and sea held in a single view. For a buyer after space, greenery and potential — residential or hospitality — this delivers.
Energy performance. The certificate covers the main house, no. 33: energy class G, non-renewable global energy performance index (EPgl,nren) 282.58 kWh/m² a year, renewable index (EPgl,ren) 0.48 kWh/m² a year; building envelope performance low in winter and medium in summer. Heating and hot water come from a 2012 gas condensing boiler. Energy performance certificate valid until 16 October 2036.
Price €795,000.
Indicative taxes & costs
Purchase costs (one-off)
- TriesteVillas fee
- ≈ €31,800+ VAT
- Notary
- ≈ €2,600-5,100estimate, incl. VAT and costs
Annual running costs
- Property tax · ILIA
- Exempt (main home)
- Waste tax · TARI
- Occupants2≈ €315/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
€2,527a month
for a €556,500 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
- €2,527
- 360 payments
- Total interest
- €353,248
- Total amount payable
- €917,325
- payments and loan costs
- Cash needed at the deed
- at least €284,800 - €289,900
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €7,581 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€238,500
- Purchase taxes (as a main home)not stated in the listing
- Agency fee incl. VAT€38,796
- Loan costs€2,741
- Notary, purchase and mortgage deeds (estimate)€4,770 - €9,840
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% (€1,391), arrangement fee €1,000 (assumption), valuation €350, fire insurance €125 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.
Cadastral plan 11 of 9
Cadastral floor plan, with personal data removed: room names and heights are those of the document filed with the Land Registry (Catasto).
What the documents say
In the land registry the main building has three rooms, a small room and a laundry: of the four rooms counted in the listing, one is the small room. The outbuildings at number 35 are cellars and a former hayloft, that is, 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.
Amenities
- To renovate
- Garden
- Detached
- Parking space
- Sea view
- Panoramic view
- Fireplace
- Barbecue
- Greenery view
- On the hill
Location
Approximate location within the area. The exact address is shared on request.
How we used AI in these photos
9 of 24 photos retouched with AI: 1 edited and 2 simulations, marked on the photo; 6 in light and colour only. The viewing remains the only reference.
How we edited them
The 24 photographs in this listing are shots of the property, from the ground and from a drone. 9 of the 24 went through a generative image model (Google's Nano Banana family, used through the Higgsfield platform); the other 15 did not go through artificial intelligence. Of the 9, 6 were retouched only for light and colour; in one the light and colour retouching changed the colour of the façade, which is pale green in reality and looks beige in the photo; 2 are simulations, which on the website carry the label «AI · simulated». In one drone shot the model drew at the top a sky with clouds and distant hills where the shot shows woodland, made the building on the right fully visible, although in the shot it is partly hidden by trees, adding flowering shrubs, and removed a sign and some objects from in front of the house door.
In another photo it added a terracotta pot in front of the wall, below the window. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly; the same applies to the part of the building that the trees covered in the shot. Otherwise, according to the comparison with the shots, the houses, shapes, windows, stonework, land and garden 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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