Regulated rent in Trieste 2026: how much to ask, how much you keep

For the Comune di Trieste, there are now two territorial agreements for regulated rent (canone concordato). Under the 2025 one, the rent runs from €4.20 per m² per month up to a maximum between €6.20 and €11.40 per m², depending on zone and band, before increases and reductions. In return, with the flat-rate tax (cedolare secca) you pay 10% instead of 21%, and ILIA goes down.

Which agreement applies to my lease?

For the Comune, both. Its page, updated on 26/08/2026, says: «Ad oggi la città di Trieste ha due Accordi Territoriali vigenti» (Trieste currently has two territorial agreements in force).

• The agreement of 14/12/2022 is extended by the supplementary protocol of 11/12/2025, signed by Confedilizia, UPPI, SUNIA, SICET, UNIAT, Confappi, Assocasa, Federcasa and Federproprietà. The protocol keeps it valid until a new ministerial decree is adopted; the Comune writes that the extension applies to those organisations, until any change in national law.
• The agreement of 15/12/2025 is signed by UNSICASA, CASAMIA, UNPI, FE.N.I.T. and ANIA; Tutelati.casa joined with effect from 11/08/2026. Its article 1 says it replaces the 2022 agreement in full, which would then apply only to leases signed while it was in force. Article 20 applies it to leases signed from 16/12/2025 and runs it until 15/12/2028.

The two readings do not match, and the Comune's page does not say which prevails. But each agreement is certified only by its own organisations: by choosing whom to ask for the certificate, you choose the agreement. The ranges differ, so work out both before setting the rent.

How is the rent calculated under the 2025 agreement?

Multiply the conventional floor area by the value per square metre for the zone and band, then apply increases and reductions (articles 8 and 9).

The zone (article 5). There are four zones, recognised from the OMI zone of the address (the Agenzia delle Entrate's GEOPOI portal or the OMI Mobile app). On the border between two zones, or when in doubt, the one with the higher maximum applies.

• OMI zonesB2, C1, D3Maximum, low band8.00middle10.30high11.40

  1

• OMI zonesC4, C5Maximum, low band7.70middle9.90high11.00

  2

• OMI zonesB1, C3, D2Maximum, low band7.10middle9.10high10.10

  3

• OMI zonesC2, D1, R1Maximum, low band6.20middle7.90high8.80

  4

Values in € per m² per month (article 7). The minimum is 4.20 in every zone and band.

The floor area (article 6). Start from the internal walkable area. Below 45 m² it can be increased by 20%, up to 49.50 m²; from 45 to under 65 m², by 10%, up to 65 m². Then add balconies and terraces at 35%, cellar and attic at 60%, a garage at 90%.

The band (article 7 and Annex 1). It is set by a score over 30 parameters: all systems compliant and certified 5 points, independent heating 3, a lift 2 (up to the second floor it counts as present even if there is none). Under article 7 the band is low up to 13 points, middle above 13 and below 19, high from 20 up. The request form (Annex 2) says instead «da 1 a 12» low, «da 13 a 18» middle, «oltre 19» high. At 13 points the two texts differ, at 19 neither gives a band: in those cases, clear it up with the certifying organisation before signing.

Increases and reductions (article 9). The percentages are added up and applied once, to the minimum and maximum of the band. Increases are optional, reductions mandatory:

• fully furnished up to +22%, partly furnished up to +15%; if the kitchen is not furnished and complete with oven, hob and fridge, «non può essere applicata alcuna maggiorazione» (no increase can be applied);
• energy certificate (APE) class A or B +12%, C or D +7%;
• a 4-year term +5%;
• a temporary lease up to +20%;
• in a 3+2 lease, a home used for short or holiday lets in the previous year: up to +20%;
• APE class G: −10%.

An example: 60 m² in zone 1

Assumptions: 60 m² walkable with a 6 m² balcony, zone 1, middle band, 3+2 lease, partly furnished with a complete kitchen.

1. Area: 60 m² + 10% = 66, but the cap is 65. The balcony counts 6 × 35% = 2.10. Total 67.10 m².
2. Base range: 67.10 × 4.20 = €281.82 a month; 67.10 × 10.30 = €691.13.
3. With partial furnishing (+15%): 281.82 × 1.15 = €324.09; 691.13 × 1.15 = €794.80 a month.

Under the 2022 agreement the sums change: the zones are not the OMI ones and the table of bands is different. The rules differ too: below 60 m² the area goes up by 10%, up to 60 m²; balconies, terraces and cellars count at 25%; furnishing is worth up to +15% and a 4-year term +4%. Have the range worked out under both.

How much do you keep compared with a market rent?

Stated assumptions: regulated rent at €790 a month (within the example's range), free-market 4+4 at €900, cedolare in both cases, cadastral income (rendita) of €500.

• Regulated rent 3+2€9,480Free market 4+4€10,800

  Annual rent

• Regulated rent 3+210% = €948Free market 4+421% = €2,268

  Cedolare

• Regulated rent 3+2€409.50Free market 4+4€890.40

  ILIA

• Regulated rent 3+2€8,122.50Free market 4+4€7,641.60

  Net in hand

With €110 a month less in rent, the regulated rent earns €480.90 a year more. To break even, the market rent would have to exceed €950.73 a month: (8,122.50 + 890.40) ÷ 0.79 ÷ 12.

ILIA, which under regional law has replaced IMU since 2023, is calculated on rendita × 1.05 × 160: here €84,000. Regulated: 84,000 × 0.65% = 546, cut to 75% = 409.50. Market: 84,000 × 1.06% = 890.40. If the home is the first residential building you have notified to the Region (article 13 bis of Regional Law 17/2022), the market lease pays 0.70%, i.e. €588, and the regulated rent's advantage drops to €178.50.

Without the cedolare, under ordinary income tax (IRPEF), the regulated rent gives two more breaks (Law 431/1998, article 8). Income is calculated on 66.5% of the rent: the TUIR cuts it by 5%, article 8 by a further 30% (0.95 × 0.70). Registration tax is calculated on 70% of the annual rent. A temporary regulated lease gets the 10% cedolare (Agenzia delle Entrate circular 8/E of 2017) and the reduced ILIA, but not these two breaks.

The certificate: who issues it and what you need

For a lease signed without the organisations' assistance ("unassisted"), the certificate of compliance (attestazione di rispondenza) is required for the 10% cedolare and for the IRPEF and registration breaks: so says the Agenzia delle Entrate's ruling 31/E of 20/04/2018.

• Under the 2025 agreement it is issued by UNSICASA, CASAMIA, UNPI, FE.N.I.T. and ANIA. Tutelati.casa only for leases signed from 11/08/2026: joining is not retroactive (article 19). It is valid only with a qualified digital signature: a scanned handwritten signature is not enough (article 10).
• Under the 2022 agreement it is issued by the organisations that signed that agreement.
• You need the request form (Annex 2), the signed lease (already registered, if the deadline has passed) and an ID document.
• For the reduced ILIA, file the declaration with Esatto SPA, with the lease and the certificate.

The 2025 agreement does not set a price for the certificate: ask first.

What changes from 2027?

The rules stay, the article numbers change: from 1 January 2027 Legislative Decree 117/2026 applies, the new consolidated act on income taxes (article 377). The 21% and 10% cedolare moves to article 203; the 5% reduction moves to article 39, along with the further 30% and registration tax on 70%, still denied to temporary leases. If the rates change, we will update this page.