Real estate with artificial intelligence, told by people who do it every day.
We build our own working tools: the CRM, the automations, the photos, the tours, the calculators. Here we explain how, with the numbers, the mistakes and what we learned. We sell nothing.
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Featured
AI · immagine generataA printed catalogue from our websites' data: what paper won't forgive
We generated an A5 catalogue from the same data interface behind our websites. Landscape photos, variable fonts and a forgotten placeholder reminded us that print plays by its own rules.
How we work
- 01The CRM, written by usFrom a no-code Airtable system to our own app on Postgres, without ever switching the old one off. What worked, what broke, and the rules that came out of it.
- 02Automations you can countEvery process that runs on its own has a name, a runner, a proof of life and an off switch. Why a dashboard without proof lies, and how we found out.
- 03AI photos and video, labelledWhat generative models really do to photos of a home, the mistakes we paid for, and the transparency rules that came out of them: labels, originals, no simulations in disguise.
- 04A newsroom that fact-checks itselfHow we write reader articles with AI: drafts only from the facts in the brief, four checks before publishing, and one article a week that goes out without human review only if every hard claim is confirmed.
- 053D tours and real dataA Matterport tour, a video, sunlight and walking times computed from coordinates: what they really tell a buyer abroad, and what you still need to see in person.
- 06When AI is not the answerFive questions, three homes and the reason for each: we built it without an LLM, using transparent scoring. Why plain code sometimes beats AI, and how to tell when.
Latest articles
AI · video animato3D tours and video: what you can check when buying from afar
A Matterport tour, a video, sunlight and walking times computed from coordinates: what they really tell a buyer abroad, and what you still need to see in person.
AI · video animatoA newsroom that checks itself (and knows when to stop)
How we write reader articles with AI: drafts only from the facts in the brief, four checks before publishing, and one article a week that goes out without human review only if every hard claim is confirmed.
AI · immagine generataAgreed rent in Trieste: how the canone concordato is worked out
Zones, sub-bands, conventional floor area, uplifts: the territorial agreement's mechanism explained for owners, with the mistakes we made ourselves.
AI · visione da renderAI Act, Article 50: what it means in practice for an estate agency
Chatbots that say they're bots, labelled retouched photos, disclosed AI articles: the AI Act's transparency rules, read by people who apply them every day. With the right dates and the open questions.
AI · video generatoAI-retouched listing photos: our notebook of mistakes
What generative models really do to photos of a home, the mistakes we paid for, and the transparency rules that came out of them: labels, originals, no simulations in disguise.
AI · immagine generataFifty-odd automations and one registry to know they're alive
Every process that runs on its own has a name, a runner, a proof of life and an off switch. Why a dashboard without proof lies, and how we found out.
ToolsAll →
Calculators and guided paths we use every day. They run in your browser and send nothing to anyone.
From our librariesAll →
Guides and articles born on the group's websites, gathered here in one place. TriesteAffitti · TriesteVillas · TriesteImmobiliare · LignanoVillas
AI · immagine generataTriesteAffittiLetting a home in Trieste: owners' questions
The questions owners ask most often about letting a home in Trieste: lease types, management, tenant selection, owners living elsewhere.
TriesteAffittiRental contracts in Trieste: Flex transitional, 3+2 regulated rent, 4+4
The three ways to let a home in Trieste compared: length, rent, tax, who they suit. Transitional 1–18 months, 3+2 regulated rent, 4+4 open-market rent.
AI · immagine generataTriesteAffittiRenting a home in Trieste: tenants' questions
The questions tenants ask most often when looking for a rental in Trieste: applying, documents, lease lengths, furnishing, arriving from elsewhere.
AI · immagine generataTriesteVillasBuying in Italy from Austria: the land registry will feel like home
Trieste kept the Habsburg land registry: the tavolare system IS the Grundbuch.
TriesteVillasItaly vs Germany: two notaries, two very different closings
In Germany a purchase is one notarial Kaufvertrag; in Italy it is a proposta, a compromesso and then the rogito.
AI · renderingTriesteImmobiliareRoiano or San Giacomo: how to compare the two Trieste districts
There is no single answer at district level: in Trieste two flats on the same street can be worth very different sums.
AI · immagine generataTriesteImmobiliareCadastral and planning conformity: what actually stops a deed in Italy
Two rules, two different kinds of nullity, and the worst possible moment to discover them. How to check in advance and what happens if you do not.
TriesteImmobiliareEstate agency commission in Italy: how much, when it is owed, and who pays
What the Civil Code actually says, the precise moment the fee is earned, and the four clauses in the mandate to read before signing.
AI · visioneTriesteImmobiliareHow a home in Trieste is valued — and why the area average is not your flat
The comparative method, the gap between asking prices and recorded sale prices, and the seven features that genuinely move value in Trieste.
AI · immagine generataTriesteImmobiliareOffer, preliminary contract, deed: what you are actually signing at each step
The three documents that lead to a deed, what binds you from when, deposit versus down payment, and when registering the preliminary contract is worth it.
AI · immagine generataTriesteImmobiliareSelling a home in Trieste: how it actually works, step by step
The six stages of a sale, how long each really takes, and the two documents that stop a deed dead if they are missing.
AI · renderingTriesteImmobiliareSelling an inherited home in Italy: succession, transfer, and the real timeline
What must be done before the flat can even be listed, what the succession costs, and why a single unreachable co-heir stops everything.