Private 35,000 sqm Island in the Grado Lagoon
Ref. TSV-PROP-0103
Property details
- Contract
- For sale
- Energy class · 62 m² unit
- A2 · 63.04 kWh/m² year
- Renewable index (EPgl,ren) · 62 m² unit
- 83.2 kWh/m² year
- Building envelope performance · 62 m² unit
- Winter: low · Summer: high
- Energy class · 56 m² unit
- A2 · 52.09 kWh/m² year
- Renewable index (EPgl,ren) · 56 m² unit
- 91.85 kWh/m² year
- Building envelope performance · 56 m² unit
- Winter: low · Summer: high
- Energy class · 20 m² unit
- A2 · 83.07 kWh/m² year
- Renewable index (EPgl,ren) · 20 m² unit
- 139.78 kWh/m² year
- Building envelope performance · 20 m² unit
- Winter: low · Summer: high
Green home · Class A
In the top band of the energy scale
It says so on the 3 filed energy performance certificates, one per unit: all of them class A.
Where it sits on the scale
- A4
- A3
- this homeA2
- A1
- B
- C
- D
- E
- F
- G
The class compares the home with a reference building of the same shape in the same place, built to the 2019–2021 requirements with standard systems. In class A2 the home uses between 60% and 80% of that building's non-renewable energy; a class G home uses more than three and a half times as much.
- Unit of 62 m²A263.04 kWh/m² year57% renewablelowhigh
- Unit of 56 m²A252.09 kWh/m² year64% renewablelowhigh
- Unit of 20 m²A283.07 kWh/m² year63% renewablelowhigh
In Italy, of the homes certified in 2024, about 15 in 100 are class A.
Source: ENEA–CTI, Annual report on the energy certification of buildings 2025, executive summary, p. 8. Classes: Italian Ministerial Decree of 26/06/2015, Guidelines, Annex 1, Table 2.
Description
Private island of over 35,000 sqm in the Grado lagoon, reachable in just three minutes by boat from the port. The property sits in an untouched natural setting, with an active fishing valley all around.
The residential complex consists of three recently restored casoni (traditional fishermen's houses). The first holds the living area with the master bedroom, the second the independent sleeping quarters with en-suite bathrooms, and the third the kitchen and dining room. The layout ensures comfort and privacy. Outside, a shaded space allows for al fresco dining or relaxing with a view over the lagoon and the skyline of Grado.
Access is exclusively by boat, and there is a private dock.
Energy performance. Each casone has its own energy performance certificate (APE): all three are class A2 and valid until 10 April 2035. Heating and cooling come from electric air-to-air heat pumps. For each one, in kWh/m² a year: the non-renewable global energy performance index (EPgl,nren), the renewable one (EPgl,ren), and the energy performance of the building fabric in winter and in summer.
Two-storey casone, 62 m² of heated floor area: class A2, EPgl,nren 63.04, EPgl,ren 83.20; building fabric performance low in winter, high in summer (APE no. 3100900018825).
Two-storey casone, 56 m² of heated floor area: class A2, EPgl,nren 52.09, EPgl,ren 91.85; building fabric performance low in winter, high in summer (APE no. 3100900019225).
Single-storey casone, 20 m² of heated floor area: class A2, EPgl,nren 83.07, EPgl,ren 139.78; building fabric performance low in winter, high in summer (APE no. 3100900019125).
A rare opportunity for those seeking absolute privacy and direct contact with nature. Sale price € 3,000,000. Contact us for information and viewings.
Indicative taxes & costs
Purchase costs (one-off)
FriuliVillas fee
≈ €120,000+ VAT
Location
Approximate location within the area. The exact position is shared on request.
Area: Coast & Lagoon
By car, to Grado
- Trieste1 h 02
- Udine57 min
- Trieste Airport34 min
- Venice Airport1 h 37
- Vienna5 h 48
- Munich5 h 27
Driving minutes, without traffic or border waits, to each municipality's town hall (for our homes, their own village when it was measured separately); for an area it is the median of its municipalities, excluding the one you start from. Measured with OSRM on 7 October 2026.
How we used AI in these photos
5 photos changed with AI, marked on the photo. The viewing remains the only reference.
How we edited them
The photos, by type of edit
- 5AI · editedWe removed what is movable or temporary (belongings, people, cars, building materials), or tidied up a bed or a parched lawn.
The 26 photographs in this listing are shots of the island and of the casoni, the traditional lagoon houses. 5 of the 26 were retouched with the Clean Up tool in Apple Photos, which uses generative artificial intelligence, to remove objects; the other 21 did not go through artificial intelligence. None is a simulation: no objects were added. Removed were: a black jacket hanging on a chair, in two photos; a backpack leaning against an antique wardrobe; a basket; an orange rope hanging from a wardrobe; a cleaning tool and a floor mop; two folding chairs and a wooden lounge chair; two stray objects at the bottom of the frame; in the background of one photo, a man working next to a ladder.
Two skulls drawn on the doors of a wardrobe were also erased. Where an object was removed, what it hid was not photographed: the model reconstructed it, plausibly. In this way part of a chair and, behind the chairs and the man that were removed, the paving and the garden were reconstructed; near the ladder the reconstruction has visible flaws.
In 2 photos light and colour were brightened as in normal photo retouching; in a third, which was also straightened and cropped, they were brightened markedly and the floor looks lighter than in the shot. Comparing each photo with its original found no other changes. The original unmodified photographs are available on request; a viewing remains the only reference for the actual condition of the property.
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