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Drone footage above the plain of Sappada: hay meadow dotted with small timber barns, a gravel track, in the background the bed of the Piave, the forest and the ski run with its last patches of snow.

The group · TriesteVillas srl

From the Karst to the Dolomites

SappadaVillas is a website of TriesteVillas srl, an estate agency in Trieste. Until 2020 the group managed holiday lets in high-end homes; since 2020 it has handled sales and lettings of one to eighteen months. In Sappada we act as agents from Trieste: we do not have an office in Sappada, and we come up for surveys and viewings.

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Real footage · SappadaTriesteVillas, drone footage, spring 2026

Company
TriesteVillas srl
Where we work
Trieste. In Sappada by appointment
Live sites
7
Languages
IT · EN · DE · SL
Today in Sappada
Gathering and vetting sellers; in open dialogue with developers
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.
  • TriesteTriesteVillasTriesteImmobiliareTriesteAffitti
  • Friuli Venezia GiuliaFriuliVillas
  • LignanoLignanoVillas
  • Slovenian coast and KarstSloveniaVillas
  • SappadaSappadaVillasthis site
  • Tarvisionext stop
  • Ravasclettonext stop
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.

The sites

One company, 7 websites

Each site has its own territory and its own readers. Underneath there is a single company, with one management system and one way of working. We count the sites that are live today and name them one by one: the number changes when a new one is born, not before.

  • TriesteTriesteVillas

    triestevillas.com

    High-end sales in Trieste and along the Costiera, with the private collection. It is the group's main site.

  • TriesteTriesteImmobiliare

    triesteimmobiliare.com

    Residential property in Trieste and its province, in every price range.

  • TriesteTriesteAffitti

    triesteaffitti.com

    Lettings in Trieste of one to eighteen months. Not holiday lets.

  • Friuli Venezia GiuliaFriuliVillas

    friulivillas.com

    The rest of Friuli Venezia Giulia: the coast, the plain, Carnia.

  • LignanoLignanoVillas

    lignanovillas.com

    Lignano: the group's site for those who own or want a home by the sea.

  • Slovenian coast and KarstSloveniaVillas

    sloveniavillas.com

    The atlas of the Slovenian coast and the Karst, measured from Trieste. In Slovenia we do not act as agents today: the start is planned during 2027.

  • SappadaSappadaVillas

    You are here

    Sappada, measured in hours of sunlight. We act as agents from Trieste; the catalogue is small, and its number is the one in the register.

The next stops

Tarvisio, and Ravascletto with the Zoncolan. We will cover them: today we have no homes there, and they do not yet have a site. They are already in this site's comparison, with strengths and drawbacks.

The comparison of resorts

The method

The method, step by step

It is the same in Trieste and in Sappada. Next to each step is its caveat: we would rather you read it from us.

  1. 01

    The valuation

    We start from sales in the same building, then from twin buildings, then from the official values of the Italian Revenue Agency. Asking prices in listings serve only as a final check.

    The caveatIn Sappada the first step will almost always be missing. We promise the method, not a number.
  2. 02

    The documents, before the listing

    The energy performance certificate, the land registry records and the written agency agreement are checked before a line is written.

    The caveatIf a document is missing, the listing says so instead of staying silent.
  3. 03

    Photos, drone and floor plans

    The shots and footage are ours, and the floor plan is in the listing.

    The caveatMany photos go through AI retouching: it is declared photo by photo.
  4. 04

    The 3D survey and the videos

    On the group's sites 46 homes can be visited with a three-dimensional tour. On the YouTube channel, opened in 2015, there are 140 videos.

    The caveatA tour can be switched off by its host: then the listing does not promise it. Many videos are edited from photos, with a synthetic voice: the listing says so.
  5. 05

    Four languages, the portals, the private channel

    Every listing comes out in Italian, English, German and Slovenian. Listings go on the Italian portals with texts different from those on the site; those who prefer discretion stay off the portals.

    The caveatThe translations are made with AI. German and Slovenian have not yet been reviewed by a native speaker.
  6. 06

    The management system and the viewings

    We developed the management system in-house: the sites read the catalogue from it, with no manual copies, and a check stops owners' names before they go out. Viewings are accompanied.

    The caveatIn Sappada every viewing is a trip from Trieste: it is arranged in advance.

The figures

The figures, with their dates

These are group figures, measured on homes in and around Trieste. In Sappada the work is starting now: there, the figures are those of this site's catalogue, 3 listings, 2 of them for sale.

In and around Trieste · measured on 5 October 2026 – 7 October 2026

Artificial intelligence

Artificial intelligence, cards on the table

We use it to correct the light in a photo, to remove objects from a room, to show how a space might look, to edit a video from photos, and to translate. Since October 2026 every photo that has passed through a model carries its own line: what changed, and with what. On triestevillas.com the declared photos number 1,183.

We have not always done so: before that date many retouched photos went out undeclared. And the originals are not yet published alongside the retouched photos. Valuations, negotiations and viewings remain the work of people, as does responsibility for what we publish. The viewing remains the only reference.

On this site, what AI does

  • It corrects the light in a real photo.
  • It removes from a photo what is only passing through, such as builders' materials, and says so.
  • It reconstructs an overcast sky or a hazy view, and calls it a simulation.
  • It dresses a three-dimensional model built by us.

A simulation is never the cover image of a home.

This site's registerThe triestevillas.com page

Across the border

Buyers from abroad

Among the buyers whose country we know, 246 out of 659 write from abroad. Austrians are the largest group, followed by Germans; enquiries also come from Slovenia. The country is that of the phone number or email address, not of the passport.

These are enquiries about homes in and around Trieste. How many of these people would buy in the mountains our system does not measure: that foreign demand also matters in Sappada is a working hypothesis, not a fact.

The languages we reply in

The site and the listings are in four languages: Italian, English, German and Slovenian. You can write to us in your own language; today we reply in Italian or English. The German and Slovenian texts are AI translations, not yet reviewed by a native speaker: if you find a mistake, please tell us.

  • 37%Source 3Our calculation: buyers from abroad out of buyers whose country is known (TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking) · 5 October 2026of the buyers with a known country write from abroad
  • 69Source 8TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. Austrian buyers · 5 October 2026buyers from Austria in twelve months
  • 32Source 9TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. German buyers · 5 October 2026buyers from Germany in twelve months

Enquiries about homes in and around Trieste, not in Sappada.

The range

If you have the capital, but not yet the place

A second home in this region can mean four different things. For each there is a group site that covers it; the drawbacks of each are written alongside.

  • The sea

    Lignano and the Friulian coast: beach, lagoon, a season that is mostly summer.

    friulivillas.comlignanovillas.com

  • The city

    Trieste: a seaside city that is lived in all year round. On the group's sites 94 properties are online today, for sale and to let, almost all in Trieste and its province.

    triestevillas.comtriesteimmobiliare.com

  • The Karst and the Slovenian coast

    The Trieste Karst is on triestevillas.com. The Slovenian Karst and the coast from Koper to Piran are covered on sloveniavillas.com: in Slovenia we do not act as agents today.

    triestevillas.comsloveniavillas.com

  • The mountains

    Sappada, here: fifteen hamlets in the sun, and a catalogue that is starting now. Tarvisio and Ravascletto will come later.

    The hamletsSappada and the other resorts

Who we are

The people

We are a small group. The names below are those published on the group page of triestevillas.com, with the roles stated there.

  • Davide Carlin

    Agent · owner and director

  • Martino Coppola di Canzano

    Partner · group development

  • Giada Comelli

    Agent · lettings

  • Cécile Van der Salm

    Agent · lettings

Names and roles as published on triestevillas.com, re-read on 7 October 2026.

What we do not know

  • How many of the buyers who write to us about Trieste would buy in Sappada: our system has no field for it.
  • How long it takes to sell a home in Sappada: we have a single case, and one case is not a statistic.
  • How many homes will enter the catalogue, and when: it depends on the owners and on each home's paperwork.

Questions

Where is your office?

In Trieste. We do not have an office in Sappada: we come up for surveys and viewings, by appointment. From Trieste it is about 2 h 45 min by road.

Do you also cover Tarvisio and Ravascletto?

We will. Today we have no homes in our catalogue there. They are already in this site's comparison, measured with the same data as Sappada.

Do you manage short lets in Sappada?

No. The group managed holiday lets until 2020 and knows how a home let by the week works; today, in Trieste, it handles lettings of one to eighteen months. For Sappada, rental figures are scenarios with a source and a date, on the Invest page.

Why a Trieste agency in Sappada?

Because we have already sold 1 home in Sappada, in Borgata Bach, and because people who write to us about a high-end home in the region often have not yet chosen between sea, city and mountains. Whether that is enough, the work of the coming months will tell.

Where the figures on this page come from

  1. Status of our work in Sappada, reviewed on 2026-10-06 (to be reviewed again by 2026-12-31) · 6 October 2026
  2. This site's property register: the number is counted from the listings, not written by hand · 6 October 2026
  3. TriesteVillas knowledge base, “AI, cards on the table”: transparency live since 1–2 October 2026 · 6 October 2026
  4. Public catalogue of the group's websites (showcase of the TriesteVillas CRM), copy of 7 October 2026 at 13:14: triestevillas.com photos carrying the AI transparency line · 7 October 2026
  5. TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. Buyers from abroad among those whose country is known · 5 October 2026
  6. TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. Buyers whose country is known · 5 October 2026
  7. Our estimate: OSRM time × 1.15, rounded up to the next 5 minutes (calculated on the seconds). It is a stated rule of thumb, not a measurement on the road · 6 October 2026
  8. Public listing of the apartment sold in Borgata Bach, on triestevillas.com and friulivillas.com · 7 October 2026
  9. Our count: properties in the public catalogue with at least one working 3D tour (catalogue as at 13:14 on 7 October 2026, counting the second-tour field too) · 7 October 2026
  10. YouTube, channel “Agenzia Immobiliare Trieste Villas”, About page, read on 7 October 2026 at 12:22: channel created on 6 December 2015 · 6 October 2026
  11. YouTube, channel “Agenzia Immobiliare Trieste Villas”, About page, read on 7 October 2026 at 12:22 · 7 October 2026
  12. Public catalogue of the group's websites (showcase of the TriesteVillas CRM), copy of 7 October 2026 at 10:44: developments with a public name in the triestevillas.com catalogue · 7 October 2026
  13. Public catalogue of the group's websites (showcase of the TriesteVillas CRM), copy of 7 October 2026 at 10:44: distinct properties online on the four sites with a catalogue · 7 October 2026
  14. TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. Buyers who wrote to us in twelve months · 5 October 2026
  15. Our calculation: buyers from abroad out of buyers whose country is known (TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking) · 5 October 2026
  16. Public catalogue of the group's websites (showcase of the TriesteVillas CRM), copy of 7 October 2026 at 10:44: triestevillas.com listings in developments with a public name · 7 October 2026
  17. TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. Austrian buyers · 5 October 2026
  18. TriesteVillas CRM, enquiries and viewings from 5 October 2025 to 5 October 2026: measured on 5 October 2026, corrected after checking. German buyers · 5 October 2026
  19. The Group, triestevillas.com
  20. YouTube channel “Agenzia Immobiliare Trieste Villas”, About page
  21. How we use artificial intelligence, triestevillas.com

Facts re-read against the sources on 7 October 2026

AI translation, not yet reviewed by a native speaker.

For sellers

Do you own a home in Sappada? Show it to us.

Gathering and vetting sellers; in open dialogue with developers

Show us your home

Would you like to be the first to hear when a home comes up in Sappada?