Roiano or San Giacomo, Trieste: prices, homes and buses (2026)

San Giacomo is cheaper than Roiano: for the Agenzia delle Entrate, a standard-condition home of the «civile» type is worth €1,900/m² in San Giacomo and €2,025–2,050 in Roiano, at the midpoint of the OMI range for the first half of 2026. On 70 m² that is a gap of €8,750–10,500; in exchange San Giacomo is more densely built, with older buildings and smaller homes.

At a glance

• Price: at the midpoint of the OMI range for «civile» homes, €1,900/m² in San Giacomo (zone C2), €2,050 in lower Roiano (B1), €2,025 in upper Roiano (C3).
• People: San Giacomo's district has 48,619 residents on 3.14 km²; Roiano's has 33,767 on 10.22 km².
• Buildings: within 500 m of Campo San Giacomo, 54% of residential buildings predate 1919; around largo Roiano 44%, across the city 32% (ISTAT).
• Buses: Roiano is the terminus of the 5 and the 8; the 1 and the 10 run through Campo San Giacomo, and from via del Molino a Vento the 37 and the 48 climb to Cattinara.
• To choose, the street and the building count for more than the name of the neighbourhood: floor, lift, service charges, paperwork.

Where one neighbourhood ends and the other begins

Neither the OMI zones nor the districts follow the neighbourhoods as people name them. We placed a few addresses on the OMI boundaries for the first half of 2026:

• Roiano is split in two. Largo Roiano lies in B1, the «urban centre»; via dei Moreri, uphill, lies in C3. The boundary runs a few dozen metres from the church and from piazza Tra i Rivi: look up your address on the free GEOPOI map.
• San Giacomo lies in C2: Campo San Giacomo is about 200 m from the nearest boundary. Piazza Perugino, towards Barriera, is already in B1.
• For the city council, Roiano belongs to district III, with Gretta, Barcola, Cologna and Scorcola; San Giacomo to district V, with Barriera Vecchia. The picture for every neighbourhood is in the guide to the areas of Trieste.

What it costs: the OMI ranges

€/m², first half of 2026	San Giacomo (C2)	Lower Roiano (B1)	Upper Roiano (C3)
«Civile» homes (A/2, A/3), standard condition	1,650–2,150	1,800–2,300	1,750–2,300
«Economico» homes (A/4, A/5, A/6)	1,250–1,600	1,400–1,850	1,350–1,750
Garages	1,550–2,100	2,250–3,100	1,800–2,500
Rent for «civile» homes, per month	5.3–7.7	6.7–9.2	6.5–9.5

Agenzia delle Entrate, OMI sheets for zones C2, B1 and C3, gross floor area; read on 31/10/2026.

• In all three zones the most common home, for the OMI, is the «economico» type. Which row applies depends on the category in the cadastral record (visura): the land registry calls A/3 an «abitazione di tipo economico», but the OMI puts it with the «civile» homes.
• The range describes ordinary homes: those of particular quality or in a state of decay are left out. What listings ask is in the guide to prices per square metre.
• A garage weighs in: in lower Roiano 15 m² are worth €33,750–46,500, in San Giacomo €23,250–31,500.

The buildings: period blocks, denser in San Giacomo

From the 2011 ISTAT census, the sections whose centre lies within 500 m of Campo San Giacomo and of largo Roiano:

Residential buildings, 2011 census	Within 500 m of Campo San Giacomo	Within 500 m of largo Roiano	City of Trieste
Buildings	1,078	520	22,638
Built before 1919	54%	44%	32%
Built before 1946	74%	67%	46%
With 4 storeys or more	67%	67%	34%
In poor or very poor condition	32%	26%	18%
Average size of an occupied home	68 m²	78 m²	81 m²
Households renting	26%	21%	24%

ISTAT, 2011 census, indicators by census section; our calculation on the sections, read on 31/10/2026.

So both are neighbourhoods of tall, old blocks, but in San Giacomo the homes are smaller, and one building in three was already in poor or very poor condition back then. How many have a lift, the section indicators do not say: in a building from the early 1900s, ask whether there is one, or whether the residents' meeting has ever discussed fitting one.

Today district V has 15,484 residents per km², district III 3,304; and in San Giacomo and Barriera Vecchia more than one household in two is a single person, 15,225 out of 27,046 (City of Trieste, June 2026).

Getting about: buses, the station, hospitals

• Roiano is the terminus of the 5, which runs along via Udine, past piazza Goldoni and the Ospedale Maggiore, and of the 8, which goes down to the station, along the seafront and on to Servola and Valmaura. The 42 and the 44 also pass through, from Opicina, Prosecco and Duino towards the station and piazza Oberdan. From via Udine the 38 climbs to SISSA; for Cattinara there is the 26, but only on its evening runs and, on public holidays, as the 26/.
• San Giacomo: the 1 runs through Campo San Giacomo towards piazza Goldoni and the station, and the 10 towards piazza Goldoni and piazza Tommaseo. From via del Molino a Vento the 37 and the 48 climb to Cattinara every day.
• The climbs: according to the European terrain model EU-DEM, largo Roiano sits about 9 m above sea level, almost like the station (8 m), but via dei Moreri rises to about 190 m; Campo San Giacomo sits at about 57 m, some forty metres above piazza Goldoni (18 m).
• As the crow flies, our own measurement: largo Roiano is about 770 m from piazza della Libertà, in front of the station; Campo San Giacomo is about 800 m from the Ospedale Maggiore and 3.9 km from Cattinara, against 5.6 km from Roiano.

Trieste Trasporti routes, winter timetable from 14 September 2026; one hour on the bus costs €1.50.

By car, each neighbourhood has a multi-storey car park run by Esatto, the city's own company, with a season ticket at €120 a month or €1,200 a year (2026 fares): in Roiano the Park Tor San Piero, 25 spaces, about 200 m from largo Roiano; in San Giacomo the car park in via del Rivo, 72 spaces. In Campo San Giacomo there is also the Saba car park, open day and night, at €2.00 an hour.

On the doorstep: market, ricreatorio, library

The city's 2025 regulation lists seven street markets with mobile stalls: two of them are the Roiano market and the San Giacomo market. Each neighbourhood also has its own municipal ricreatorio, Trieste's after-school centre for children and teenagers: the Brunner in via Solitro in Roiano, the Pitteri in via San Marco in San Giacomo, normally open Monday to Saturday from 14:30 to 19:30. San Giacomo also has the Quarantotti Gambini municipal library, in via delle Lodole; Roiano has no council library.

Example: the same three-room flat in each neighbourhood

Example: 70 m² in the cadastral record, category A/3, standard condition, at the midpoint of the OMI range for «civile» homes; an 80% mortgage over 30 years at 3.54% (nominal rate, TAN), the August 2026 average used in our mortgage guide. Size and condition are assumptions.

	San Giacomo (C2)	Lower Roiano (B1)	Upper Roiano (C3)
Price	70 × 1,900 = €133,000	70 × 2,050 = €143,500	70 × 2,025 = €141,750
20% deposit	€26,600	€28,700	€28,350
Monthly mortgage payment	€480	€518	€512
Net monthly income under the one-third rule	€1,440	€1,550	€1,540

Between the two neighbourhoods the gap is €8,750–10,500 on the price and €32–38 a month on the payment. If the cadastral record says A/4, the «economico» row applies: €99,750 in San Giacomo, €113,750 in lower Roiano. Taxes and the notary come on top (the taxes a buyer pays).

The checklist: two flats, not two neighbourhoods

With differences this small, the home and the building decide:

What to check	Where to find it
Floor, lift, the climb to the bus stop	the viewing, on foot, at the hour you will leave every day
Service charges and approved works	the latest accounts and minutes of the residents' meetings, from the building manager
Category, size, matching floor plan	cadastral record and plan; cadastral and planning compliance
Owner, mortgages, easements	the land register extract (estratto tavolare): €10 plus €16 stamp duty
Heating and energy class	the boiler logbook and the energy certificate (APE), before negotiating
Garage, cellar, loft	cadastral record and the seller's title deed: they must be listed

Frequently asked questions

How much does a home cost in San Giacomo, Trieste?

For the OMI a standard-condition «civile» home is worth €1,650–2,150/m², an «economico» one €1,250–1,600 (first half of 2026). A 70 m² «civile» three-room flat at the midpoint of the range: €133,000.

How much does a home cost in Roiano, Trieste?

It depends on which side of the OMI boundary it falls: €1,800–2,300/m² for a «civile» home in B1, around largo Roiano, and €1,750–2,300 in C3, further up. For 70 m², about €141,750–143,500.

Roiano or San Giacomo for someone working at Cattinara hospital in Trieste?

San Giacomo is closer, 3.9 km as the crow flies against 5.6, and the 37 and the 48 climb from via del Molino a Vento. From Roiano a direct bus runs only in the evening and on public holidays, from via Udine.

Is San Giacomo a working-class area of Trieste?

It is the most densely populated: district V has 15,484 people per km². Homes are smaller, 68 m² on average in the census, and older: 54% of the buildings near the Campo predate 1919.

What to do now

• Look up the address on the GEOPOI map: in Roiano the OMI zone can change from one street to the next.
• Make the real journey to work and to the bus stop, shopping bags included.
• Ask the building manager for the last two years' accounts and minutes, and get the land register extract.
• Work out the range with the valuation guide before you offer a price.

What this guide does not tell you

Which of the two neighbourhoods suits you: we do not rate neighbourhoods or the people who live there. OMI ranges describe ordinary homes, not the one you are viewing; the census is fifteen years old and counts buildings, not flats. The 500 m radius is our own choice; bus timetables and routes change.

If you are house-hunting. In the pages of our homes for sale you will find the mortgage payment with its assumptions alongside, the taxes and what to expect from the notary. If the right home is not there yet, send us your budget, area and the work you would accept: we will send you a list of ideas made for you, including homes not yet online.

Selling in Roiano or San Giacomo? Buyers arrive with these ranges in hand. Before setting the price we read the paperwork and come to see the home; then we give you an explained price range, starting from similar homes in the area and from the Agenzia delle Entrate's values. Tell us about your home.

A guide to inform, not to advise: before deciding, check the OMI zone, the building's minutes and the paperwork with the notary. Questions about your neighbourhood: info@triesteimmobiliare.com · +39 331 8940822.