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Get all the data you need about the real estate market in Florence
This article explains the current housing prices in Florence in 2026, using the latest residential property data available for June 2026.
We constantly update this blog post so buyers can follow the Florence housing market with fresh and easy-to-read figures.
You will find average prices, price per square meter, neighborhood ranges, extra buying costs, and examples of what different budgets can buy in Florence.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Florence.
Insights
- The average housing price in Florence in 2026 is around €450,000, but the median price near €410,000 is more useful for normal buyers.
- Florence residential prices in 2026 are mostly between €250,000 and €900,000 for ordinary homes, once very small units and luxury homes are excluded.
- The median price per square meter in Florence in 2026 is about €4,600, which is around $5,380 per square meter.
- Central Florence is much more expensive than outer districts, with top areas often reaching €5,800 to €7,700 per square meter.
- More affordable Florence neighborhoods such as Novoli, Rifredi, Isolotto-Legnaia, and Peretola edges often sit around €3,300 to €4,100 per square meter.
- Florence listing prices are not usually final prices, and a realistic buyer should expect a typical discount of about 5% to 8% from the first asking price.
- New or fully renovated homes in Florence usually cost about 15% to 30% more than older comparable homes.
- A buyer in Florence should often budget 8% to 15% extra for taxes, notary fees, agency fees, and basic buying costs before renovation.
- Renovation can change the real budget quickly, especially in older Florence buildings where lifts, energy systems, windows, and permits matter.
What is the average housing price in Florence in 2026?
The median housing price in Florence in 2026 is more telling than the average price because a few luxury homes in the historic center can push the average higher than what most buyers actually see.
We are writing this as of 2026, using the latest Florence residential property data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Florence is about €410,000, which is about $480,000 and €410,000, while the average housing price in Florence is about €450,000, which is about $526,000 and €450,000.
For 80% of the Florence residential property market in 2026, a realistic mainstream price range is about €250,000 to €900,000, which is about $292,000 to $1,052,000 and €250,000 to €900,000.
A realistic entry range in Florence in 2026 is about €220,000 to €320,000, which is about $257,000 to $374,000 and €220,000 to €320,000, usually for a 45 to 55 square meter existing apartment in Rifredi, Novoli, Isolotto, Legnaia, or Peretola edge.
A typical luxury property in Florence in 2026 starts around €1.2 million to €2.5 million, which is about $1.4 million to $2.9 million and €1.2 million to €2.5 million, usually for a renovated 140 to 200 square meter apartment in Centro Storico, Oltrarno, San Niccolò, Lungarno, or near Piazza della Repubblica.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Florence.
Are Florence property listing prices close to the actual sale price in 2026?
In Florence in 2026, actual sale prices are typically about 5% to 8% below the first listing price, with a central estimate close to 6.5%.
This discount exists because many Florence sellers still test the market, especially in central areas with international demand. The gap is usually smaller for renovated apartments in Centro Storico, Oltrarno, and San Niccolò, and larger for older homes with renovation risk, poor energy performance, or no lift.
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What is the price per sq m or per sq ft for properties in Florence in 2026?
As of 2026, the median housing price in Florence is about €4,600 per square meter, or €427 per square foot, which is about $5,380 per square meter and $500 per square foot. The average housing price in Florence is about €4,750 per square meter, or €441 per square foot, which is about $5,560 per square meter and $516 per square foot.
The highest prices per square meter in Florence in 2026 are found in renovated central apartments, river-view homes, and character homes with terraces, while the lowest prices are usually found in older outer-area apartments because location, building quality, lift access, and renovation needs matter a lot.
The highest price per square meter in Florence in 2026 is usually in Centro Storico, Oltrarno, San Niccolò, Lungarno, and around Piazza della Repubblica, often around €5,600 to €7,700 per square meter. The lowest ranges are usually in Ugnano, Mantignano, Peretola edge, Brozzi, outer Rifredi, and parts of Novoli, often around €3,100 to €3,800 per square meter.
How have property prices evolved in Florence?
Florence residential asking prices in 2026 are about 3.5% to 4.5% higher than one year earlier, with a central estimate around 4.0%. The main reasons are steady demand from local buyers, foreign buyers, students, professionals, and second-home buyers, while good homes in central Florence remain limited.
Compared with two years ago, Florence housing prices in 2026 are roughly 7% to 10% higher in nominal terms. The increase is strongest for renovated and well-located homes because buyers want ready-to-use properties and are more careful about renovation costs.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Italy.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Florence.
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How do prices vary by housing type in Florence in 2026?
Florence in 2026 is mainly an apartment market, with an estimated 70% apartments, 10% larger apartments or penthouses, 7% townhouses or terratetto homes, 6% villas or semi-detached houses, 4% new or recently built homes, and 3% lofts, studios, or special units, because the city is dense, historic, and not easy to rebuild.
As of 2026, a studio or small apartment in Florence averages around €180,000 to €260,000, or $210,000 to $304,000, while a one-bedroom apartment often sits around €260,000 to €360,000, or $304,000 to $421,000. A two-bedroom apartment is often around €370,000 to €550,000, or $433,000 to $643,000, a family apartment is often around €520,000 to €750,000, or $608,000 to $877,000, a renovated central apartment is often around €850,000 to €1.2 million, or $994,000 to $1.4 million, and a villa or large luxury home is often around €1.5 million to €2.5 million, or $1.75 million to $2.9 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Florence in 2026?
In Florence in 2026, a new, recently built, or fully renovated home usually costs about 15% to 30% more than a comparable older home, with a central estimate around 22%.
This premium exists because Florence buyers often pay more to avoid uncertain renovation costs, slow permits, energy upgrades, old systems, and contractor delays.
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How do property prices vary by neighborhood in Florence in 2026?
Centro Storico is the most visible Florence property market for international buyers, with renovated apartments, pied-à-terre homes, and luxury flats often ranging from €650,000 to €1.4 million, or $760,000 to $1.64 million and €650,000 to €1.4 million. Prices are high because central Florence has limited supply, strong tourism appeal, and many historic buildings that cannot be easily replaced.
Oltrarno, Santo Spirito, and San Niccolò are popular lifestyle areas in Florence, with character apartments and renovated homes often ranging from €600,000 to €1.5 million, or $702,000 to $1.75 million and €600,000 to €1.5 million. Buyers pay more here because these neighborhoods feel central, beautiful, and residential at the same time.
Campo di Marte and Le Cure are more family-focused Florence neighborhoods, with larger apartments often ranging from €450,000 to €850,000, or $526,000 to $994,000 and €450,000 to €850,000. Prices are lower than in the historic core because these areas are less tourist-facing, but they stay strong because daily life is easier.
You will find a much more detailed analysis by areas in our property pack about Florence. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Florence area | Market label | Average home price range | Average price per sq m | Average price per sq ft |
|---|---|---|---|---|
| Centro Storico / Duomo | Trophy and tourist core | €520k to €1.5M $608k to $1.75M |
€5,600 to €7,700 $6,550 to $9,000 |
€520 to €715 $609 to $836 |
| Oltrarno / Santo Spirito | Popular lifestyle area | €480k to €1.4M $561k to $1.64M |
€5,400 to €6,900 $6,314 to $8,067 |
€502 to €641 $586 to $750 |
| San Niccolò | Luxury and scenic | €650k to €1.8M $760k to $2.10M |
€5,800 to €7,500 $6,781 to $8,769 |
€539 to €697 $630 to $815 |
| Santa Croce | Central and rental demand | €450k to €1.2M $526k to $1.40M |
€5,200 to €6,500 $6,080 to $7,600 |
€483 to €604 $565 to $706 |
| Campo di Marte | Family residential | €380k to €850k $444k to $994k |
€4,400 to €5,100 $5,144 to $5,963 |
€409 to €474 $478 to $554 |
| Le Cure | Local and family | €350k to €750k $409k to $877k |
€4,100 to €4,900 $4,794 to $5,729 |
€381 to €455 $445 to $532 |
| Gavinana | Residential value | €330k to €750k $386k to $877k |
€4,000 to €4,700 $4,677 to $5,495 |
€372 to €437 $435 to $511 |
| Coverciano | Commute and residential | €300k to €650k $351k to $760k |
€3,700 to €4,500 $4,326 to $5,261 |
€344 to €418 $402 to $489 |
| Isolotto-Legnaia | Value for families | €250k to €600k $292k to $702k |
€3,500 to €4,200 $4,092 to $4,911 |
€325 to €390 $380 to $456 |
| Rifredi | Practical and hospital-university | €240k to €580k $281k to $678k |
€3,400 to €4,100 $3,975 to $4,794 |
€316 to €381 $369 to $445 |
| Novoli | Transport and modern stock | €230k to €550k $269k to $643k |
€3,300 to €4,000 $3,858 to $4,677 |
€307 to €372 $358 to $435 |
| Ugnano / Mantignano / Peretola edge | Lower-price range | €200k to €480k $234k to $561k |
€3,100 to €3,800 $3,624 to $4,443 |
€288 to €353 $337 to $413 |
How much more do you pay for properties in Florence when you include renovation work, taxes, and fees?
In Florence in 2026, a buyer should usually budget 8% to 15% above the purchase price for taxes, notary, agency fees, and basic transaction costs, and 20% to 40% or more if renovation is needed.
For a Florence property bought around $200,000, or about €171,000, a buyer might add around €25,000 to €45,000, or $29,000 to $53,000, for taxes, agency fees, notary, and light work. The all-in budget would often land around €196,000 to €216,000, or $229,000 to $253,000.
For a Florence property bought around $500,000, or about €427,500, a buyer might add around €60,000 to €110,000, or $70,000 to $129,000, if the apartment needs moderate work. The all-in budget would often land around €488,000 to €538,000, or $571,000 to $629,000.
For a Florence property bought around $1,000,000, or about €855,000, a buyer might add around €120,000 to €300,000, or $140,000 to $351,000, depending on taxes, professional fees, and renovation quality. The all-in budget would often land around €975,000 to €1.16 million, or $1.14 million to $1.36 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Italy.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Florence
| Extra cost | Type | Estimated cost range in Florence |
|---|---|---|
| Registration tax, VAT, and cadastral taxes | Taxes | Usually 2% to 10% of the price, depending on whether the home is a main residence, second home, or new-build purchase. On a €500,000 home, that can mean about €10,000 to €50,000, or $11,700 to $58,500. |
| Notary | Fees | Often around €2,000 to €6,000, or $2,300 to $7,000. The exact amount depends on the purchase price, mortgage structure, and complexity of the deed. |
| Agency commission | Fees | Often around 3% to 4% plus VAT. On a €500,000 Florence property, this can easily be around €18,000 to €24,000 including VAT, or $21,000 to $28,000. |
| Mortgage setup and bank costs | Financing | Often around €1,000 to €4,000, or $1,200 to $4,700. This can include bank fees, valuation, mortgage registration, and related paperwork. |
| Light renovation | Renovation | Often around €500 to €900 per square meter, or $585 to $1,052 per square meter. This usually means paint, minor repairs, simple kitchen or bathroom updates, and basic finishes. |
| Full renovation | Renovation | Often around €1,200 to €2,000 per square meter, or $1,403 to $2,338 per square meter. This can include systems, floors, bathrooms, kitchen, windows, and layout improvements. |
| High-end historic renovation | Renovation | Often around €2,000 to €3,500 or more per square meter, or $2,338 to $4,092 or more per square meter. Historic Florence buildings can need specialist work, permissions, and custom finishes. |
| Architect, engineer, and permits | Professional | Often around 8% to 15% of the renovation budget. On €100,000 of works, this can mean about €8,000 to €15,000, or $9,400 to $17,500. |
| Furniture and appliances | Fit-out | Often around €10,000 to €80,000 or more, or $11,700 to $93,500 or more. A small rental flat costs much less to furnish than a high-end central Florence home. |
We made this infographic to show you how property prices in Italy compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Florence in 2026 with different budgets?
With $100,000, or about €85,500, there is not really a normal residential property market inside Florence in 2026, although a buyer might find a garage, a non-standard small unit, or a tiny studio needing major work outside the municipality.
With $200,000, or about €171,000, a buyer in Florence in 2026 might find a 28 to 35 square meter existing studio near Novoli edge, a 35 to 42 square meter older one-room apartment near Rifredi edge, or a compact 35 to 45 square meter existing flat near Ugnano or Mantignano.
With $300,000, or about €257,000, a buyer in Florence in 2026 might find a 45 to 55 square meter existing one-bedroom apartment in Rifredi, a 50 to 60 square meter compact flat in Isolotto-Legnaia, or a renovated 35 to 45 square meter small unit in Novoli.
With $500,000, or about €427,500, a buyer in Florence in 2026 might find a 75 to 90 square meter existing two-bedroom apartment in Isolotto-Legnaia, an 80 to 95 square meter family flat in Gavinana, or a smaller 55 to 70 square meter existing central unit in Santa Croce or San Lorenzo.
With $1,000,000, or about €855,000, a buyer in Florence in 2026 might find a 120 to 150 square meter existing family apartment in Campo di Marte or Le Cure, a 90 to 115 square meter renovated central apartment in Oltrarno or Santa Croce, or a 110 to 140 square meter renovated apartment with terrace in Gavinana or Campo di Marte.
With $2,000,000, or about €1.71 million, there is a real Florence luxury market in 2026, and a buyer might find a 160 to 220 square meter renovated apartment in Centro Storico or Lungarno, a 150 to 200 square meter character home in Santo Spirito or San Niccolò, or a 220 to 320 square meter hillside villa near Poggio Imperiale or Marignolle.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Italy.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Florence, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why this source is useful | How we used it |
|---|---|---|
| Agenzia delle Entrate OMI quotations | This is Italy’s official property market observatory for valuation bands by area. | We used OMI as the official baseline for Florence residential values by zone. We treated OMI as conservative because it gives semi-annual bands, not live asking prices. |
| Agenzia delle Entrate residential real estate reports | This official report uses tax, registry, and cadastral data to describe the Italian housing market. | We used the report to understand transaction-market direction and liquidity. We cross-checked portal asking-price growth against the official transaction context. |
| Agenzia delle Entrate Tuscany regional statistics | This regional report gives official Tuscany and Florence property-market context. | We used it to compare Florence with the wider Tuscan market. We also used it to avoid relying only on private listing portals. |
| Immobiliare.it Florence market data | Immobiliare.it is one of Italy’s largest property portals and gives current asking-price data by area. | We used it for live Florence asking prices and neighborhood ranges. We adjusted the figures when estimating likely closed prices. |
| idealista Florence price report | idealista is a major property portal with a long-running asking-price series. | We used it to cross-check Immobiliare.it. We also used its historical series to estimate one-year and longer-term price changes. |
| Banca d’Italia housing market survey | This survey is produced by Italy’s central bank with OMI and Tecnoborsa. | We used it to estimate the gap between asking and final sale prices. We also used it to understand negotiation conditions and sale timing. |
| ISTAT consumer price index | ISTAT is Italy’s official statistics agency and publishes national inflation data. | We used it for inflation-adjusted price comparisons. We used the latest May 2026 reading as the closest available inflation reference for June 2026. |
| Exchange-rates.org EUR/USD history | This source gives a clear historical EUR/USD average and range for 2026. | We used it only for currency conversion. We rounded all conversions so the numbers stay easy to read. |
| Agenzia delle Entrate registration tax guidance | This official tax-agency page explains how Italian registration tax works. | We used it to frame the tax portion of Florence buying costs. We kept ranges wide because buyer status changes the final tax bill. |
| Consiglio Nazionale del Notariato | This is the official Italian notary body and is useful for purchase process guidance. | We used it to understand notary-related buying steps. We estimated notary costs separately because fees vary by transaction size. |
| Tecnoborsa | Tecnoborsa supports housing-market research and participates in the housing survey with Banca d’Italia and OMI. | We used it as part of the negotiation and agent-survey context. We did not use it as a stand-alone price source. |
| Comune di Firenze | The municipality is important for local planning, housing, and urban context in Florence. | We used it to understand why central supply is structurally limited. We also used it to keep neighborhood explanations tied to the real city. |
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