
Renovated Top-Floor Flat, Three Sea-View Balconies
Ref. 0332 · Via Samuele Romanin, City Centre, Trieste
€330,000
Renovated Top-Floor Flat, Three Sea-View Balconies
Ref. 0332 · Via Samuele Romanin, City Centre, Trieste
3D tour
Property details
- Type
- Apartment
- Contract
- For sale
- Floor area
- 99 m²
- Rooms
- 3
- Bedrooms
- 2
- Bathrooms
- 1
- Floor
- 3
- Condition
- Excellent / Renovated
- Energy class
- E · 112.08 kWh/m² year
- Renewable index (EPgl,ren)
- 0.21 kWh/m² year
- Building envelope performance
- Winter: low · Summer: high
Description
San Vito, Via Samuele Romanin 13 — top-floor flat (third floor) in a period building from 1952, completely renovated in 2026. Surface area 99 sq m, 3 rooms with 2 bedrooms and 1 modern bathroom with walk-in shower. The distinctive feature is the three small terraces, all with sea views, which add outdoor space and light to the rooms.
Contemporary interiors: oak floors, renewed double-glazed wooden windows, light-coloured walls, armoured door, TV system. Bright living area with kitchenette. Independent gas heating.
The property also includes a cellar in the basement and the use of a communal garden. Energy class E. Service charges € 80/month.
Please note: the building has no lift (three floors on foot). Price € 330,000. Sold by a company, with no VAT: the buyer pays registration tax, calculated on the cadastral value rather than on the price.
Matterport 3D tour available on request.
Indicative taxes & costs
Purchase costs (one-off)
First-home taxes
≈ €1,708
TriesteImmobiliare fee
≈ €13,200+ VAT
Notary
≈ €1,900-3,800estimate, incl. VAT and costs
Annual running costs
Service charges
≈ €960/yr
Property tax · ILIA
Exempt (main home)
Waste tax · TARI
≈ €225/yr
Annual costs are indicative estimates — service charges from the reported figures, ILIA and TARI from fixed formulas on the council's rates — and do not replace an official check.
A mortgage for this home
€1,043a month
for a €231,000 mortgage (70% of the price) over 30 years: 360 monthly payments at a fixed rate
- TAN
- 3.54%
- nominal annual rate
- APRC (TAEG)
- 3.73%
- 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 90% 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
- €1,043
- 360 payments
- Total interest
- €144,375
- Total amount payable
- €379,942
- payments and loan costs
- Cash needed at the deed
- €122,200 - €126,000
- down payment, purchase taxes, agency fee incl. VAT, loan costs and notary, as a range
- Suggested net income
- at least €3,128 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€99,000
- Purchase taxes (as a main home)€1,708
- Agency fee incl. VAT€16,104
- Loan costs€1,928
- Notary, purchase and mortgage deeds (estimate)€3,500 - €7,290
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% (€578), arrangement fee €1,000 (assumption), valuation €350, fire insurance €52 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
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.
Features
- Sea view
- Top floor
- Balcony
- Cellar
- Renovated
- No elevator
- Garden
Location
Approximate location within the area. The exact position is shared on request.
How we used AI in these photos
26 of 32 photos edited with AI: 3 in light and colour only, 23 with changes marked on the photo. 21 are simulations. The viewing remains the only reference.
How we edited them
This listing has 32 images: 6 are drone shots taken in October 2026, real photos adjusted only for light and colour, without artificial intelligence. The other 26 start from photographs of the empty apartment, with protective cardboard on the floors and bare bulbs hanging from the ceilings, and from shots of the views and of the entrance from outside. All 26 went through a generative image model available on the Higgsfield platform: 3 only for light and colour, with nothing added or removed; 2 to remove objects; the other 21 are simulations and carry the label «AI · simulated» on the website. 4 are furnishing simulations of rooms that are empty in reality: in one bedroom a double bed, a bedside table and a chest of drawers with lamps, a plant, books, three pictures, a backpack, shoes and a cat were added, and the colour of the walls was changed; in another bedroom a single bed, a bedside table, a bookcase with books, toys and a globe, a beanbag, a ball, shelves with models and pictures, a poster, a rug and a basket; in the living room a corner sofa, a coffee table, an arc lamp, objects in the niche, a large plant and a kitchen with wall units, shelves, an island and stools, which another simulation shows close up with a worktop, appliances and food.
The kitchen does not exist in reality: on the green wall there are only the water and power connections. In 6 interior photos the model raised roller shutters and curtains, or made lowered pleated blinds disappear, and what can be seen behind them, sky, clouds, mountains, town and hills, is invented. In 3 it drew elements that are not there: a dropped ceiling with indirect lighting and spotlights, where the ceiling is flat; a skirting board, where in reality there is none; a strip of light at the top of the shower wall.
In the 8 exterior shots, 7 views and the entrance: in 7 the model widened the frame, reconstructing buildings, roofs, trees, a bell tower, the port and houses at the edges; it redrew the view, the harbour cranes, the distant coast and the clothes airers; in 3 it added clouds to a sky that is clear in the shot; in one it removed the corner of a nearby building; at the entrance it invented the stone wall with the railing, the part of the pillar that was not in the frame and the ivy. Inside, the protective cardboard on the floor, a ladder, the objects in the niches and on the windowsills, the bulbs hanging from the ceiling, a bottle, reflections on a pane and, in one photo, some service connections on the green wall, which are there in reality, were removed. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly.
The model also erased defects that exist in reality: the stains on the walls, in 3 photos, and the marks at the foot of a wall. In 6 photos the frame was also straightened, in one with edges reconstructed by the model. Compared with the starting shots, windows, French windows, radiators, floors and, except as stated, walls and connections are as photographed.
Even where it added nothing, the model recalculated the whole image: the fine grain of surfaces and views 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.
The images, by type of edit
- 32in total, in this listing
- 3light and colour only: no label on the photo
- 6technical retouch without AI: no label
- 2AI · editedobjects removed, hidden areas filled in by the model
- 21AI · simulatedelements added or rebuilt: simulations
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