Elegie Duino · Two-bedroom first floor with terrace — Duino
Ref. 0094 · Localita Duino, Sistiana-Duino, Duino-Aurisina
€351,000 + VAT
Elegie Duino · Two-bedroom first floor with terrace — Duino
Ref. 0094 · Localita Duino, Sistiana-Duino, Duino-Aurisina
Home on the water
The sea a few steps away.
The nearest bathing water point about 260 metres away
Technically the shore is 210 metres away, past our two hundred: just this once, we turned a blind eye.
Bathing water quality
- in 10 of 11 seasons
- Excellent
- the sea in August, on average
- 25.4 °C
- days a year above 20 °C
- 132
- days a year above 24 °C
- 68
Quality: European Environment Agency, nearest bathing water point, 2015–2025 seasons. Sea: NASA JPL MUR satellite data, 2003–2025 averages for the Duino–Monfalcone stretch of coast.
Architect's rendering
Elegie Duino · the eight homes
Home 6, one of eight.
It is on the first floor, with a glazed veranda; below it is home 2. Eight homes in a single building: four with gardens on the ground floor, four with glazed verandas upstairs. Every home still available, on the plan or in the list, opens its own listing.
- Two-bedroom€441,000 + VAT97.24 m² · garden 280.02 m²
- Two-bedroom€396,000 + VAT97.44 m² · garden 51.65 m² · below this home
- One-bedroom€288,000 + VAT70.40 m² · garden 47.48 m²
- Two-bedroomSold102.38 m² · garden 226.02 m²
- Two-bedroomSold97 m² · glazed veranda
- Two-bedroomThis home97.44 m² · glazed veranda
- One-bedroom€261,000 + VAT70.40 m² · glazed veranda
- Two-bedroom€396,000 + VAT102.38 m² · glazed veranda
Floor plans redrawn from the architect's construction drawings (September 2026); the trees are indicative.
The project site: the building in the real village, the sun hour by hour, the costs and the brochure.
Duino, for real
From the plot, up to the castle
↓ Scroll: the drone climbs
Duino Castle on the cliff, less than three hundred metres from the plot, and the gulf.
- The drone sets off from the plot where the Elegie homes are being built and climbs over Duino: the road, the gardens, the village roofs. Higher up it turns south-west, and the castle appears on the cliff, less than three hundred metres from the plot as the crow flies, with the gulf behind.
- +10 m above the plot, at take-off: The Elegie plot, just above the ground: this is where the eight homes are being built.
- +25 m above the plot, at take-off: Higher: the plot among the trees and the village houses.
- +44 m above the plot, at take-off: The road in front, the neighbours' gardens.
- +63 m above the plot, at take-off: At sixty metres: the plot in the middle of Duino's gardens.
- +69 m above the plot, at take-off: The plot, a rectangle of earth among the villas.
- +94 m above the plot, at take-off: At ninety metres: the village around it, house after house.
- Higher up: Higher, the whole village.
- Higher up: The drone turns south-west: beyond, the coast and the sea.
- Higher up: Duino Castle on the cliff, less than three hundred metres from the plot, and the gulf.
- Real drone photos (DJI Mini 3): no generative model, only resized. The heights are those the drone records in each shot, relative to the plot it took off from; the distance to the castle is as the crow flies, from OpenStreetMap.
Where these figures come from
The drone sets off from the plot where the Elegie homes are being built and climbs over Duino: the road, the gardens, the village roofs. Higher up it turns south-west, and the castle appears on the cliff, less than three hundred metres from the plot as the crow flies, with the gulf behind. Real drone photos (DJI Mini 3): no generative model, only resized. The heights are those the drone records in each shot, relative to the plot it took off from; the distance to the castle is as the crow flies, from OpenStreetMap.
Property details
- Type
- Apartment
- Contract
- For sale
- Floor area
- 97 m²
- Rooms
- 3
- Bedrooms
- 2
- Bathrooms
- 2
- Floor
- First floor
- Energy class
- EPC on completion
Description
Unit 6 of Elegie Duino is a three-room first-floor flat of 97 gross square metres: two bedrooms, two bathrooms and a terrace. An outdoor parking space is included in the price.
The building is certified NZEB in energy class A: load-bearing walls in PEFC-certified spruce X-LAM timber, rock wool external insulation, thermal-break aluminium windows. Inside, oak in the bedrooms and stone-effect porcelain stoneware in the living area; each flat is independent, with heating and cooling by air-to-water heat pump.
Duino Castle and the Rilke Path are a five-minute walk away, as are the small harbour and the restaurants of the village. Portopiccolo and the beaches of the bay of Sistiana are ten minutes by car, Ronchi dei Legionari airport fifteen, Trieste twenty-five. All around lie the Duino Cliffs Nature Reserve and the Miramare Marine Protected Area.
Building work started in June 2026 and completion is scheduled during 2027. Prices are exclusive of VAT; price list subject to change.
Water and temperature, data in hand
The 2026 season: six checks out of six
Between April and September 2026 ARPA went down six times to the Duino beach below the castle walls, and six times the water proved compliant. For the years before, the ratings of the EU's environment agency speak: «excellent» from 2015 to 2025, apart from 2021, «good». The beach is five minutes from the house; below, the sea from the satellite and the degrees taken at the shore since 2010.
- 10 of 11
- seasons «excellent» for the EU environment agency
- 132
- days a year, on average, above 20 °C
- 27.1 °C
- the highest reading on the beach
- monthly mean temperature from satellite
- degrees logged on the beach at each ARPA sample
The water, test by test
European ratings, year by year
- 2015: excellent
- 2016: excellent
- 2017: excellent
- 2018: excellent
- 2019: excellent
- 2020: excellent
- 2021: good
- 2022: excellent
- 2023: excellent
- 2024: excellent
- 2025: excellent
- excellent
- good
The figures as a table
| Month | Open sea, mean °C | On the beach, min–max °C | Readings taken |
|---|---|---|---|
| January | 10.3 | — | — |
| February | 9.2 | — | — |
| March | 10.0 | — | — |
| April | 13.3 | 11.1–16.4 | 16 |
| May | 17.9 | 12.4–19.3 | 15 |
| June | 22.9 | 18.0–26.1 | 15 |
| July | 25.4 | 20.1–27.1 | 15 |
| August | 25.4 | 19.2–26.6 | 21 |
| September | 22.7 | 18.5–27.0 | 15 |
| October | 19.1 | — | — |
| November | 15.9 | — | — |
| December | 12.7 | — | — |
Where the figures come from. The bathing point is ARPA FVG's IT006032001009 «Duino, sotto il castello»: 108 samples between 2010 and 2026, published as open data by the Region (beach degrees logged up to 2025). The ratings are those of the European Environment Agency for the seasons 2015 to 2025; other than «excellent»: 2021 «good». 4 samples since 2010 went over the single-sample limit (Italian decree 30/3/2010, annex A), most recently on 09/08/2023: so no comparison with the limit here, but the official ratings. The curve is the NASA JPL MUR SST surface temperature, day by day from 2003 to 2025, in the sea at 45.77 N 13.6 E. How many days a year the sea passes 20 °C comes from the average of those years (from 116 in the coolest year to 154 in the warmest). The satellite looks at the open water, ARPA's thermometer at the shore: they are two measurements and stay separate.
Indicative taxes & costs
Purchase costs (one-off)
First-home taxes
≈ €14,835
TriesteImmobiliare fee
≈ €14,040+ VAT
Notary
≈ €2,800-5,500estimate, incl. VAT and costs
A mortgage for this home
€1,109a month
for a €245,700 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.54%
- nominal annual rate
- APRC (TAEG)
- 3.72%
- 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: first-home mortgage in Trieste
The buyer
Possible incentives
The Region guarantees the part above 80%, up to €42,500: on this home the loan can reach 89% 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
- €1,109
- 360 payments
- Total interest
- €153,562
- Total amount payable
- €403,965
- payments and loan costs
- Cash needed at the deed
- €143,600 - €148,300
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €3,327 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€105,300
- Purchase taxes (as a main home)€14,835
- Agency fee incl. VAT€17,129
- Loan costs€1,964
- Notary, purchase and mortgage deeds (estimate)€4,400 - €9,050
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 TriesteImmobiliare 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% (€614), arrangement fee €1,000 (assumption), valuation €350, fire insurance €55 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 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, 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. TriesteImmobiliare 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 20 October 2026.
Floor plans
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.
Features
- 5 min to the sea
- Parking space
- Air conditioning
- Greenery view
- New build
- Quiet area
- Near the sea
Location
Approximate location within the area. The exact position is shared on request.
How we used AI in these photos
4 images generated entirely with AI and 1 design rendering: not photographs. The viewing remains the only reference.
Read the full note
The building is under construction (works began in June 2026, completion expected in 2027), so none of the images in this listing is a photograph. The view of the complex in its garden is a project rendering, computer-generated: as far as the file shows, without generative artificial intelligence. The other images were generated with generative artificial intelligence models, used through the Higgsfield platform (at least in part Google's Nano Banana family), or derived with AI from a project rendering, like the view of the entrance at sunset: they show how the spaces might look once the works are finished.
Each image carries the label of its kind. Furniture, plants, people and cars are there only to give a sense of the spaces; materials, finishes and fittings are those in the specification. The two drone photographs at the end of the gallery show the land at Località Duino 69/A after demolition, as it was: they are real shots, adjusted only for light, contrast and sharpness, without artificial intelligence, and nothing has been removed or added.
In both the plot is highlighted with a graphic (light, a white outline and a caption): these are added graphics, not part of the shot. The building does not exist yet: only the renderings show it.
The images, by type of edit
- 7in total, in this listing
- 2technical retouch without AI: no label
- 4AI · renderingimages generated entirely with AI
- 1Renderingdesign visualisations, no AI
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