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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.

For owners of a property in Sappada

Selling a home in Sappada

What happens after the phone call, step by step. And what we have already done here: a home sold in Borgata Bach, with the materials and the dates to show for it.

Tell us about your propertyThe six steps, one by one

Status at 6 October 2026: Gathering and vetting sellers; in open dialogue with developersOffice in Trieste · in Sappada by appointmentReal footage · Sappada

Where we stand

In Sappada we are just starting, and we say so

In these weeks we are meeting owners who are thinking of selling, looking at properties one by one and opening a conversation with the people who build. We have no office in the village: our office is in Trieste, and we come to Sappada, by appointment, for first visits and viewings.

In Sappada, so far, we have sold 1 home, in Borgata Bach: that is where we start from. We are not looking for a hundred: we are looking for a few, to present properly. A property joins the catalogue when its documents, photographs and price are in order; if you prefer discretion, it can stay off the portals.

After the phone call

Six steps, in the order they happen

The path is the same for an apartment and for a whole house. Under each step is its caveat: we tell you now, not after you sign.

  1. The first visit

    We come to you, from Trieste. We look at the rooms, the condition, the documents you have, the view and the aspect: in Sappada the winter sun changes from one hamlet to the next, and it is part of the value.

    The caveatEvery visit is a journey for us: it is arranged by appointment, not from one day to the next.

  2. The market study, in writing

    Before we talk about price we compare the property with the sales and the listings in its own area, hamlet by hamlet. You receive it in writing, with the comparisons it rests on.

    The caveatRecorded sales in Sappada are few: the study also says what cannot be known.

  3. Photographs and drone

    Our own photographs, room by room, and a flight over the hamlet: the property is shown where it stands, with the mountains it faces.

    The caveatIf a photograph goes through an artificial intelligence tool, even just for the light, we say so underneath it.

  4. 3D tour and floor plan

    We survey the property in three dimensions: someone who lives hours away walks through it on a phone before setting off. The floor plan comes from the survey.

    The caveatMeasurements from a survey are approximate, and we say so: for the deeds you need a surveyor's.

  5. Four languages, site and portals

    The listing is published in 4 languages on this site, and in Italian on the national portals, with a text written for each of them.

    The caveatGerman and Slovenian are translated with artificial intelligence: a native speaker has not yet read them through.

  6. The buyers we already have, and the report

    The property is put to people who have already written to us looking for a second home. In twelve months 1,312 buyers wrote to us, about homes in and around Trieste. After the viewings we tell you how many enquiries came in and what the people who saw the property said.

    The caveatHow many of those buyers want the mountains we do not yet know: it is the first thing this site will measure.

The evidence

In Borgata Bach we have already done it

In Sappada we sold a top-floor apartment in the upper part of Borgata Bach. Below are the four dates recorded in our files, and what was produced at each stage.

  1. The first day in the property

    56 photographs room by room and the scanning of the documents. The three-dimensional survey and the drone flight over the hamlet date from those same days.

  2. The study, before the price

    16 listings and 3 developments compared across five parts of Sappada, plus the list of checks to make on the documents.

  3. The agency agreement

    In writing, with the terms agreed before starting.

  4. On the portals

    The adverts on the property portals, with a text written for each.

From the first visit to the adverts on the portals: 28 days. The dates are those of the files produced for the sale.

The south façade of the timber building, seen from the meadow: two tiers of balconies, a rendered ground floor and stone stepsReal footage · Sappada
The view from the balcony, under that day's sky: the roofs of Sappada, the ski run through the woods and the peaks oppositeReal footage · Sappada
The back of the building from above, with the village, the valley floor and the ski run oppositeReal footage · Sappada

Our own photographs, spring 2026: the south front, the view from the balcony, the back with the village and the valley floor. None has been through an artificial intelligence tool.

What we produced

  • Photographs of every room
  • Drone footage of the hamlet and the valley
  • 3D survey and floor plan
  • Written market study
  • Information sheet, with the energy class stated
  • Texts for the site and for the portals

What is not here. The price it sold for and the number of days it took. The price belongs to the seller and the buyer; the dates of the offer and of the deed we will not write until they are confirmed on the documents.

The page of the property we sold

Where the property stands, and how much sun it gets

This goes into the listing too: how much sun the property gets on the shortest day of the year. It is a calculation on the terrain model, under a clear sky, without trees or buildings. Move the day and the hour, and watch the shadow of the mountains pass over the hamlet.

Three-dimensional relief of the Sappada valley seen from above Borgata Bach, with the shadow of the mountains on the chosen day and hour

Shadows calculated on the ten-metre terrain model: trees and buildings are not included. Relief: TINITALY/INGV (CC BY 4.0) and Copernicus DEM · Map: © OpenStreetMap contributors

21 December
12:00

On the time slider: night, mountain shadow, sun in Bach

21 December, 12:00 — sun 20° above the horizon, to the south.

Times rounded to five minutes, calculated on the ten-metre terrain model (TINITALY): trees and buildings are not included and may take away further minutes.

Who is behind it

The group's figures, each with its date

SappadaVillas is a site of TriesteVillas, an estate agency based in Trieste. The figures below measure the group's work in and around Trieste: in Sappada, so far, we have sold 1 home. Next to each figure is the reference to its source.

How we value

The price is anchored to real values, not to the hoped-for one

A property put on the market at the hoped-for price stands still, and a property that stands still sells worse. That is why the valuation follows a fixed order, from the data closest to your property to the most distant. You receive it in writing, with every comparison set out. For the home in Borgata Bach the study could compare asking prices only: that is the last rung of the ladder, and we say so.

  1. Sales in the same building

    The strongest comparison: an apartment in your own building, sold recently. In Sappada it seldom happens, and when it is missing we say so.

  2. Twin buildings, in the same hamlet

    Same period, same aspect, same distance from the lifts. In Sappada two neighbouring hamlets are not worth the same.

  3. The Revenue Agency's values

    For the centre, between €2,000/m2 and €3,000/m2 for standard homes in normal condition. It is a range estimated on completed sales, area by area: it works as a guard rail, not as a price.

  4. Asking prices, only as a check

    In the listings the average asking price in the municipality is €3,577/m2, across 26 listings: it is what is asked, not what is paid. It is a different measure from the valuation, and we do not mix the two.

Prices in Sappada, with their sources

Plainly put

What we do not promise

Better to know before you write to us. There are six things, and none of them is small print.

  • A time to sell

    In Sappada we have one case, and one case is not a statistic.

  • A price over the phone

    First the visit and the study: a figure given without seeing the property is an opinion.

  • Buyers lined up for Sappada

    The people who write to us today are looking in and around Trieste. To those who want a second home we also suggest the mountains; how many choose them remains to be measured.

  • A permanent presence in the village

    Our office is in Trieste. We come to Sappada for first visits and viewings, by appointment.

  • Letting management

    We do not manage holiday lets. The return figures on this site are scenarios with their assumptions.

  • That everyone will like the property

    A second floor with no lift or an oil-fired boiler goes into the listing, next to the good points: whoever comes to view already knows.

Before you write

The questions we are asked

How much does it cost to sell with you?

The commission is written into the agency agreement, before we start, and is due only if the deal is concluded. It depends on the property and on the work it calls for: that is why there is no single figure here, and we give it to you in writing after the first visit. Where nothing has been agreed, the customs recorded by the provincial Chamber of Commerce apply; we always put the agreement in writing. The first visit and the market study do not commit you to signing.

Do you ask for sole agency?

For a home, as a rule, yes. Photographs, drone, survey and translations are done once, and they make sense if the property has one story and one price on every channel. Duration and terms are in the agency agreement, in writing: you read them before signing.

How long does it take to sell a home in Sappada?

We cannot honestly say: in Sappada we have sold 1 home, and a single case is not an average. We can tell you how long we take to prepare the sale: for the home in Borgata Bach, less than a month passed between the first visit and the adverts going up on the portals.

Which documents are needed?

Three things stop a listing if they are missing: the energy performance certificate (by law, the class must appear in the advert), up-to-date land registry records and the signed agency agreement. Then come the registered floor plan and the building permits, to check that the property matches what was authorised: attics, verandas and basement rooms are where something most often does not add up. If a document is missing, we tell you who to ask.

I live far away and seldom come up to Sappada: how does it work?

It is the most common case. After the first visit almost everything is done at a distance: the market study arrives in writing, we accompany the viewings, and after each viewing we tell you how it went.

Can I sell without a public listing?

Yes. The property can stay off the site and the portals and be offered only to people who have signed up for the private previews. You give up part of the buyers in exchange for discretion: we talk it through at the first visit.

My property needs renovating: are you interested?

Yes. An old farm building or part of a period house has two audiences: the family who wants it for themselves and whoever will convert it. Which of the two can pay more depends on the zone in the land-use plan and on the building's protection grade: we check it on the papers before talking about price.

Do you have an office in Sappada?

No. Our office is in Trieste; we come to Sappada by appointment, for first visits and viewings.

The first step

Tell us about your property

The hamlet, what it is and a contact are enough. Someone from the group will get back to you to arrange the first visit.

  • No commitment before a written agency agreement.
  • Your details are used to contact you about this enquiry.
  • If you prefer discretion, tell us: the property need not appear on the portals.

Would you rather talk it through? Write to us or call: someone from the group will answer.

Write to us on WhatsApprichieste@triestevillas.com+39 331 8940822

We reply in Italian or in English. Our office is in Trieste: we come to Sappada by appointment.

The property

If you don't know the name of the hamlet, choose “Sappada, I'm not sure which hamlet”: we will work it out together.

The group also works in other parts of the region: tell us where the property is.

What it is

A rough figure is fine: we measure it ourselves at the first visit.

What condition it is inoptional
When you are thinking of sellingoptional

Floor, aspect, garage, work carried out, documents you already have: energy certificate, floor plan.

The full address, starting with https://

You

One of the two is enough: email or telephone.

How you would like us to get in touchoptional
The language we should reply inoptional

We reply in writing in Italian or in English.

The site sends nothing by itself: once the fields have been checked you will find the text ready, to send us from your own email or on WhatsApp. No commitment: a first visit always comes before any agency agreement.

What we do not know

  • How long it takes to sell a home in Sappada: we have a single case.
  • How many of the buyers who write to us about Trieste would buy in the mountains.
  • What is actually paid in Sappada, home by home: recorded sales are few, and the prices in the deeds are not public.

The sources of the figures on this page

Page checked on 7 October 2026