Privacy Policy

1. Data controller

TriesteVillas srl · Via Milano 5, 34132 Trieste (TS), Italia · C.F./P.IVA 01235580329 · Email richieste@triestevillas.com · PEC milou@pec.emailc.it

2. Data we process

Contact details you voluntarily provide through the forms (name, email, phone, any message and the property of interest) and technical browsing data (e.g. IP address, browser type) collected via technical cookies required for the site to work. If you write to the site's AI assistant (the concierge, or the Private Collection chat), we record the text of the conversation: to answer you, to prevent abuse, to follow up your enquiry if you leave your contact details and to improve the service; conversations may be reread by our team. The assistant is an artificial intelligence (Claude, by Anthropic): how we use it is explained on the “How we use artificial intelligence” page.

3. Purposes and legal basis

We process the data to respond to your requests and manage the relationship (pre-contractual measures and your consent) and to comply with legal obligations. Providing data is optional, but without contact details we cannot follow up on your request.

4. “Send to a friend” feature

If you use the feature to share a property with another person, you confirm you have their consent to receive the message. We use the recipient's address only to send that single referral.

5. Processing and retention

Data is processed with electronic tools and appropriate security measures, and kept for as long as needed to handle the request and for subsequent legal obligations, after which it is deleted or anonymised.

6. Recipients and processors

Data may be handled by our authorised staff and by suppliers acting as data processors for the site's technical services (notably Neon, which hosts the database of our in-house management system, where we record contacts; Airtable, for the account area, the Private Collection, the newsletter and the log of conversations with the AI assistant; Anthropic, for the AI assistant; Vercel for hosting; an email provider for sending emails; Google Ireland Ltd for usage statistics, as described in section 9). Data is not disseminated.

7. Non-EU transfers

Some suppliers may process data outside the European Union; where this happens, the transfer is based on appropriate safeguards (e.g. the European Commission's standard contractual clauses).

8. Your rights

You may at any time exercise the rights of access, rectification, erasure, restriction, objection and portability, and withdraw consent, by writing to richieste@triestevillas.com. You also have the right to lodge a complaint with the Italian Data Protection Authority.

9. Cookies

The site uses technical cookies required for operation and, only with your consent, Google Analytics 4 statistics cookies (Google Ireland Ltd) to measure site usage in aggregate; statistics cookies last up to 24 months. Before you choose, and if you refuse, Google Analytics stays in consent-denied mode (Google Consent Mode): it sets no cookies and reads no identifiers from your device, but it sends Google cookieless signals (page visited, browser type, consent state), which Google uses for aggregate statistical estimates. You can give, refuse or withdraw consent at any time via the banner on your first visit or the “Cookie preferences” link in the footer of every page. Third-party services (e.g. maps, YouTube videos in privacy-enhanced mode) may set their own cookies when you activate their content. The technical cookie "contatore_no" (12 months) is set only if you ask not to be counted in the visit statistics, and it stores that choice.

10. Visit statistics without cookies

To know how many people visit our sites and which pages they read, we count page visits ourselves, without cookies and without needing your consent. For each page we record only the day, the page address (without parameters), the country, the type of device (computer, phone or tablet), whether it is the first page opened or a move within the site, the language of the page and, if you arrive from another site, its domain and the kind of source (for example a search engine or an email). We count a page only when there is a sign that a person is looking at it: a first gesture (tapping or clicking, moving the mouse, pressing a key, scrolling the page) or five seconds with the page visible on screen. The browser tells us so with a minimal request that contains no identifiers, as it does for every move from one page to another. In the same way we count, only as totals, clicks on the phone, WhatsApp and email buttons, the enquiries sent through the forms and the use of the mortgage calculator. Pages closed before a gesture or the five seconds, and everything reported by a browser that declares it is controlled by a program, are kept apart, only as totals, and do not enter the visit statistics. Of the page requests that reach the site's server we keep only the number, by country and type of device: it shows us how many come from automated programs. To estimate how many different visitors arrive in a day, the site computes a temporary code from your shortened IP address (without its last part) and your browser type, mixed with a random value that changes every day: the code is valid only for this site and that day, and at the end of the day it is deleted together with the random value, so that it can no longer be linked to anyone. The full IP address is never stored. We use this data only for aggregate statistics on the use of our sites: we do no profiling or advertising and we do not link it to the contact details you leave us. The legal basis is our legitimate interest in knowing how our sites are used (Art. 6(1)(f) GDPR); as first-party statistics treated like technical tools (Italian Data Protection Authority guidelines of 10 June 2021, section 7.2), no consent is required. The aggregate, anonymous counts are kept for 25 months. The data is processed on our behalf by Vercel Inc. (hosting, United States, under the Standard Contractual Clauses) and Neon Inc. (database, United Kingdom, a country covered by a European Commission adequacy decision). If your browser sends the Global Privacy Control signal, or if you use the link below to ask us not to count you, we do not compute the daily code and your pages remain only in the anonymous totals; the link stores your choice in a technical cookie for 12 months. The rights described in this notice still apply.

Don't count my visits · Count them again

11. Account area and personalisation

If you create an account, we process your profile data (name, email, phone, stated preferences) and log your on-site activity as an authenticated user — properties opened, time spent on listings, favourites, ratings and searches — to provide the service (saved favourites, personal area) and, on the basis of our legitimate interest, to organise the follow-up of enquiries internally. Personalised proposals and commercial emails only happen with the optional consents you can give and withdraw at any time from your account area. Raw browsing events are kept for 18 months, then deleted or aggregated. You can request the deletion of your account directly from your personal area.

12. Google Maps content

The “Sell” page (/en/vendi) shows the average rating and the number of reviews of the TriesteVillas profile on Google, which our system requests from Google Maps when you open the page and does not keep. This is Google Maps content: its use is subject to the Google Maps/Google Earth Additional Terms of Service (https://maps.google.com/help/terms_maps/) and the Google Privacy Policy (https://policies.google.com/privacy). Your browser does not connect to Google to show it: the request comes from our server, with no data about you. Only if you follow the link to the profile do you open a Google page.

13. The emails we send you

Some of our emails contain personal links that recognise you without asking for a password: the page with your enquiry, the invitation to tell us how a viewing went, the request for a review, the Private Collection letters and property proposals. When you open one of these links we record that you opened it and when and, where relevant, which property you looked at; for the links in the Private Collection letters and the choices you make from them (for example extending your access or asking not to receive the letters any more), and for proposal pages, we also record the IP address and, for proposals, the browser type, as proof and to recognise automated programs that open links on their own. We use this data to follow up on what you ask us (pre-contractual measures, Art. 6(1)(b) GDPR) and to understand which properties interest you (our legitimate interest, Art. 6(1)(f) GDPR); you may object to this at any time by writing to richieste@triestevillas.com, and the letters also contain a link to stop receiving them. The Private Collection letters also contain an invisible image that is the same for all recipients of the same letter: it only counts how many times, in total, the letter has been opened, without knowing by whom and without recording the IP address or the email program. This is the aggregate statistical count that the Italian Data Protection Authority's guidelines of 17 April 2026 on tracking pixels in emails allow without consent; if you keep images turned off, it is not loaded. In our other emails we do not insert images to find out whether you have opened them.

14. The documents for the sale of your property

If you entrust us with the sale of a property, or are considering doing so, we email you a personal link to a page (triestevillas.com/d/…) where you can upload the documents we need: for example your identity document, the deed by which you acquired the property, the energy certificate, the boiler logbook, the building's papers. The link recognises you without a password; if we change it, the previous one stops working. For each file we record which document it refers to, the day and any note you write; the file goes to your property's folder in our archive on Google Drive, and identity documents to a restricted folder. Cadastral records, land register extracts, deeds, energy certificates and the signed mandate are read by an artificial intelligence (Claude, by Anthropic), which extracts the data (for example owners and shares, mortgages, cadastral data, expiry dates) and compares it with the people who sign the mandate: it is a proposal, which a member of our team checks against the document. Identity documents are not read by the artificial intelligence. Until a document we asked for arrives, we may remind you by email, at most three times and never before five working days. We process these data to perform the mandate and the steps preceding it (Art. 6(1)(b) GDPR) and to meet our legal obligations, starting with anti-money-laundering customer due diligence (Legislative Decree 231/2007; Art. 6(1)(c) GDPR). We keep them for the duration of the mandate and then for the periods required by law (ten years for due-diligence documents). The providers that process them on our behalf are Google Ireland Ltd (the document archive), Anthropic (reading with artificial intelligence), Vercel (the page) and Neon (our internal management database).

15. Changes

We may update this policy; the current version is always published on this page.