Drone footage above Borgata Bach: the roofs of the hamlet, the meadow plain with its hay barns and the ski run beyond the Piave; the camera turns slowly west to Granvilla, below the ridges of the Terze.

Sappada · Plodn · Friuli Venezia Giulia

Sappada, measured in hours of sunlight.

Fifteen hamlets in a row on the sunny side of the valley. Before counting square metres, it is worth asking here how much light a house gets in December, and what you see from the balcony: we have worked it out on the terrain model, hamlet by hamlet.

Move the sun The properties

On 21 December the sun reaches Bach at about 10:00 and leaves at about 15:20.

Calculated on the 10 m terrain model: trees and buildings are not in it, and may take away a few more minutes.

Gathering and vetting sellers; in open dialogue with developers

Real footage · SappadaTriesteVillas, drone footage, spring 2026

Three-dimensional relief of the Sappada basin, with the shadows of the mountains on the hamlets.

IThe valley in the sun

Move the sun. Watch where the shadow falls.

This is the real relief of the basin: the 10 m terrain model, with no vertical exaggeration. As you scroll you fly from Lerpa to Cima Sappada, 4.2 km as the crow flies. The day and the hour are yours to choose: the shadows of the mountains move across the hamlets, and the line under the slider tells you when the sun arrives.

This is the real relief of the basin, from Lerpa to Cima Sappada: the 10 m terrain model, with no vertical exaggeration. Choose the day and the hour with the sun slider: the shadows of the mountains move across the hamlets, and the line beside it tells you when the sun arrives.

Highlighted on the relief

BachPòch

Altitude: 1,254 m
Part of the valley: The centre, on the valley floor

The page for Bach

Sun and shadows are a calculation on the terrain model: trees and buildings are not in it. Relief: TINITALY/INGV (CC BY 4.0) and Copernicus DEM. Map: © OpenStreetMap contributors.

IIThe numbers

What it costs, how much space, what it might earn.

Three tables, each with its source and its limitations. The official values are from the Italian Revenue Agency, asking prices come from listings, and rental income is a scenario: these are different measures, and here they are kept apart.

Prices in Sappada

OMI values for standard homes, by half-year

central zone: minimum, maximum and mid-pointperipheral zone: mid-point

Central zone, latest half-year: €2,000/m² – €3,000/m²
Mid-point of the range, change over five years: 17.6%
Average asking price in listings: €3,577/m²

An official value is an estimated range, not the price of a house; what is asked in listings is not what is paid. In the peripheral zone, over the same period, the mid-point of the range rose by 43.8%.

The market, with its sources

How much space you buy

The same budget in Sappada and in three other places in the region

Your budget350,000 €

Sappada140 m²
Tarvisio226 m²
Ravascletto · Zoncolan233 m²
Forni di Sopra215 m²

At the mid-point of the OMI range, for standard homes in normal condition, before taxes and costs. The squares are to scale with one another. For the same budget you buy less space in Sappada: among these places it has the highest official value.

Compare the places The full tool

Rental income, in three scenarios

A one-bedroom apartment let to holidaymakers: gross takings over a year

Cautious

€5,927

58 nights sold, at €102 on average

Central

€14,502

81 nights sold, at €179 on average

Favourable

€22,578

104 nights sold, at €217 on average

These are scenarios with stated assumptions, not promises or forecasts. The amounts are gross: after the booking platform, cleaning, fixed costs and taxes much less is left, and in the cautious scenario the year may end in a loss. For tax decisions you need a professional adviser.

Investing: the sums, line by line

The Sappada valley looking east: Mühlbach in the foreground, then the hamlets of Sappada Vecchia in a row on the sunny side, forest on the shaded side and, at the far end, the pointed summit of Monte Tuglia. — The hamlets all stand on the left, on the sunny side; on the right, on the shaded side, the forest and the gravel bed of the Piave. At the far end the valley climbs towards Cima Sappada.

IIIFifteen hamlets

From west to east, one by one.

The municipal statute lists 15 of them, from Lerpa to Cima Sappada. From one end to the other it is 4.2 km as the crow flies, and yet on 21 December direct sun ranges from 1 h 15 min to 5 h 30 min, depending on the hamlet. Each card carries its own southern horizon: the true outline of the mountains, with the arc of the sun on that day.

Monte Siera, a pyramid of pale rock above the forest; at its foot the hairpin bends of the road, the stream gorge and the houses of Bach and Mühlbach. — The Siera closes the basin to the south-east. On the left, further away, Monte Cimon; below, beyond the gorge of the Rio del Mulino, Mühlbach and the first hamlets of Sappada Vecchia.

AllThe centre, on the valley floorSappada VecchiaCretta and Cima Sappada

01Lèrpa
Lerpa
The western gateway, the most recent
Altitude
1,220 m
Sun, 21 Dec
4 h 25 min
First light
10:20
02Dorf
Granvilla
The “village” of the church
Altitude
1,243 m
Sun, 21 Dec
4 h 40 min
First light
10:00
03Moss
Palù
Low down, between the church and the centre
Altitude
1,214 m
Sun, 21 Dec
3 h 55 min
First light
9:30
04Pihl
Pill
The knoll above the centre
Altitude
1,251 m
Sun, 21 Dec
5 h 30 min
First light
9:45
05Pòch
Bach
The centre, along the road
Altitude
1,254 m
Sun, 21 Dec
5 h 20 min
First light
10:00
06Milpa
Mühlbach
The threshold of Sappada Vecchia
Altitude
1,243 m
Sun, 21 Dec
4 h 55 min
First light
10:30
07Kòttern
Cottern
Small, high up, among the meadows
Altitude
1,269 m
Sun, 21 Dec
4 h 45 min
First light
10:45
08Houve
Hoffe
The cluster around the small square
Altitude
1,247 m
Sun, 21 Dec
4 h
First light
11:15
09Prunn
Fontana
Where the timber is densest
Altitude
1,246 m
Sun, 21 Dec
3 h 40 min
First light
11:35
10Krotn
Kratten
Where Sappada 2000 starts
Altitude
1,253 m
Sun, 21 Dec
3 h 25 min
First light
11:50
11Begar
Soravia
Open, between two lifts
Altitude
1,248 m
Sun, 21 Dec
3 h
First light
12:15
12Ekke
Ecche
The detached knoll
Altitude
1,270 m
Sun, 21 Dec
2 h 50 min
First light
10:25
13Puicha
Puiche
The smallest, the most isolated
Altitude
1,270 m
Sun, 21 Dec
3 h
First light
10:25
14Krètte
Cretta
On the valley floor, with the house museum
Altitude
1,253 m
Sun, 21 Dec
1 h 15 min
First light
10:55
15Zepodn
Cima Sappada
A village within the village
Altitude
1,297 m
Sun, 21 Dec
2 h 10 min
First light
9:35

the sun on 21 December, where it shines on the hamletwhere it passes behind the mountains

Not sure where to start?

Tell us what matters to you (winter sun, lifts within walking distance, distance from the regional road, old timber or new build) and the tool ranks the hamlets, explaining why.

Find your hamlet All the hamlets

Drone footage approaching the timber houses of the last row of Borgata Bach: white-rendered base, upper floors in dark wood with balconies, meadow all around and the forest behind.

IVThe homes

A few, to begin with.

We have only just started in Sappada, and the catalogue says so. Listings: 3, of which for sale: 2. A home that has been sold stays on the page, marked as sold; where the price is not confirmed you will read “on request”.

Living area of the penthouse: beamed ceiling, wooden floor and the lit staircase leading to the upper level

For saleRef. SV-01

Penthouse in Granvilla

Two-level penthouse · Granvilla

A new penthouse on two levels, under the roof of a just-completed building in Granvilla: a large living room beneath the beams, three bedrooms, three bathrooms and two timber balconies facing the meadows and the peaks.

gross internal: 163.2 m²
bedrooms: 3
bathrooms: 3
levels: 2

Price on request

Images coming
For saleRef. SV-02
Duplex at the Cirmolo
Duplex under construction · Granvilla
levels
2
Price on request
SoldRef. SV-03
Three-bedroom apartment in Borgata Bach
Three-bedroom top-floor apartment · Bach
cadastral
83 m²
bedrooms
3
bathrooms
2
Sold

PreviewA project in Borgata LerpaFloor areas as designed, indicative. No prices: leave your details and we will get in touch.

All properties Tell me about the next ones

VFor sellers and for developers

Six steps, and a proof for each.

It is the method the TriesteVillas group uses in Trieste and on the coast, brought to the mountains. The figures from our own management system are about Trieste and the surrounding area, and we say so line by line. In Sappada, so far, homes sold: 1.

The valuation
We start from recorded sales and from the official values of the Italian Revenue Agency. Listings serve only as a check.
The proofIn 2025, 75 homes were sold in Sappada: when a direct comparison is missing, we say so. We promise the method, not a number.
The documents, before the listing
The energy certificate, the land registry records and the written agency agreement are checked before a single line is written.
The proofIn the listings on this page, where a document is missing, the listing says so.
Footage, photographs, floor plans
The drone footage, the photographs and the floor plans are our own. Where a photograph has been retouched with AI, it is declared photo by photo.
The proofThe footage at the top of this page is real, from spring 2026. On triestevillas.com, 1,183 photographs carry the declaration.
The 3D tour and the videos
You visit the house from a distance before setting out, and a video tells its story in a few minutes.
The proofOn the group's sites 46 homes have a 3D tour; the channel, opened in 2015, has 140 videos. A tour can be switched off by whoever hosts it: in that case the listing does not promise it.
Four languages
Every listing is published in Italian, English, German and Slovenian.
The proofOver twelve months, 37% of the buyers whose country we know wrote to us from abroad, about homes in and around Trieste. The translations are made with AI; German and Slovenian are still to be reviewed by a native speaker.
The management system and the viewings
The management system is developed in-house: the sites read the catalogue from it, and a check stops owners' names before they go out.
The proofOver twelve months we accompanied 463 viewings, in and around Trieste. In Sappada every viewing is a trip from Trieste: it is arranged in advance.

SoldThe home sold in Borgata Bach has stayed in the catalogue, marked as sold: it is the work done, there to be looked at.The listing

You have a home in Sappada

Show it to us before deciding the price.

We tell you how we would value it, which documents are needed and what we would do to get it seen. We have no office in Sappada: we come from Trieste, by appointment.

Show us your home

You are building in Sappada

A development is presented before it is finished.

On triestevillas.com 19 listings are units in 4 developments, new builds and full renovations, in and around Trieste. For a development we prepare the three-dimensional model, the price list showing the status of each unit, and a form that gathers interest in four languages.

Let's talk about your development

Relief map from the Gulf of Trieste to the Dolomites: the group's sites in Trieste, in Friuli, in Lignano, on the Slovenian coast and in Sappada. — The relief is drawn north of central Friuli, from this site's terrain grid (Copernicus DEM GLO-30); further south the map is flat. The coast of the Gulf of Trieste is from OpenStreetMap; the coast west of Grado, with the lagoon, is a hand-drawn sketch. The circles mean “around here”, not an address.

VIFrom the Karst to the Dolomites

The same method, from the sea to the mountains.

SappadaVillas is the mountain site of the TriesteVillas group: there are 6 other active sites, covering Trieste, Friuli, Lignano and the Slovenian coast. The office is in Trieste, not in Sappada: the drive takes about 2 h 45 min. Tarvisio and Ravascletto are the next stops: today we have no homes there.

94
properties online on the group's sites: 1,312
buyers in twelve months, for homes in and around Trieste: 4
languages for every listing

How far it is, by car (approximately)

Venice2 h 30 min
Munich5 h 20 min
Vienna6 h 50 min

All the distances

The group Sappada and the other places

The Sappada basin from above Borgata Bach on a simulated winter evening, with snow falling: a dark blue sky, snow on roofs and plain, street lamps and a few windows lit. Image reworked with AI from a real photograph taken in daylight in spring, with animated snowfall.

Epilogue

The basin at dusk.

On 21 December the sun leaves Bach at about 15:20.

If you have a home to sell, a development to present or a hamlet to understand, write to us: we reply in Italian and in English.

Write to us Show us your home

richieste@triestevillas.com +39 331 8940822 WhatsApp

Reworked with AIThe still is the entry «conca-da-bach-inverno-sera» of this register: snow and evening light added by the model to a real photograph; the lights are invented, the houses, roads and mountains are those of the photograph. The falling snow does not come from a video model: it is a particle animation computed locally and laid over the still, which stays identical in every frame; the loop lasts eight seconds and closes on itself. Eight attempts with image-to-video models were discarded: they either returned a still without snow, or moved the camera and redrew the houses.Modelnano_banana_pro · animazione calcolata in locale (nessun modello video)Source photoVolo con drone sopra Borgata Bach, Sappada (voce «conca-da-bach» di questo registro) · TriesteVillasLicenceMateriale proprioDate7 October 2026Its line in the creditsA simulation: the view is that of our spring photograph; the snow on the ground, the evening sky and the lights were added by a model, the falling flakes are a computed animation. It is neither night nor winter footage. Winter simulation generated by AI from a real TriesteVillas photograph (drone, spring 2026)

Sappada, measured in hours of sunlight.

Move the sun. Watch where the shadow falls.

The valuation

The documents, before the listing

Footage, photographs, floor plans

The 3D tour and the videos

Four languages

The management system and the viewings

Show it to us before deciding the price.

A development is presented before it is finished.

The basin at dusk.