Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Florence's property market is included in our pack
This article covers the current housing prices in Florence as of the first half of 2026, with data we constantly update to keep it fresh and reliable.
Florence remains one of Italy's most expensive property markets, driven by its historic charm, tight housing supply, and strong demand from both tourists and expats.
Whether you're looking for a small apartment in the outskirts or a luxury penthouse in Oltrarno, understanding Florence's property prices is essential before making any decision.
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
- Florence property prices grew around 8.5% in nominal terms over the past year, but after adjusting for Italy's low inflation, the real increase is closer to 7%.
- The gap between asking prices and actual closing prices in Florence averages about 8%, meaning buyers typically negotiate a discount before finalizing a purchase.
- Michelangelo and Porta Romana remain the most expensive neighborhoods in Florence, with asking prices reaching around €6,500 per square meter.
- Entry-level properties in Florence start around €120,000 to €160,000, but these are usually small apartments in outer districts like Ugnano-Mantignano that need renovation.
- New-build properties in Florence command a premium of about 25% over comparable existing homes, mainly due to energy efficiency and the scarcity of new construction.
- Over the past 10 years, Florence property prices have risen about 34% in nominal terms, but only around 15% when adjusted for inflation.
- Apartments dominate the Florence housing market, making up roughly 70% of all listings, while detached houses and villas account for less than 15% combined.
- Buying costs in Florence, including taxes, notary fees, and agency commissions, typically add 6% to 12% on top of the purchase price.
- Full renovation in Florence costs between €600 and €1,300 per square meter, with historic center properties often at the higher end due to building constraints.
- With a budget of $500,000, you can find an 80 to 90 square meter family apartment in neighborhoods like Campo di Marte or Coverciano.
What is the average housing price in Florence in 2026?
The median housing price is more useful than the average because it reflects what a typical buyer actually pays, without being skewed by a few ultra-expensive properties at the top of the market.
We are writing this as of the first half of 2026 using the latest data collected from authoritative Italian sources, which we manually cross-checked for accuracy.
The median housing price in Florence in 2026 is approximately €319,000 ($376,000 or €319,000), based on a typical 75 square meter apartment adjusted for the usual negotiation discount. The average housing price in Florence in 2026 is higher at around €347,000 ($409,000 or €347,000), pulled up by larger and premium properties.
About 80% of residential properties in Florence in 2026 fall within a price range of €180,000 to €620,000 ($212,000 to $731,000).
A realistic entry range in Florence in 2026 is €120,000 to €160,000 ($141,000 to $189,000), which typically gets you a 35 to 45 square meter studio or one-bedroom apartment in outer districts like Ugnano-Mantignano or Isolotto, usually needing some modernization.
Luxury properties in Florence in 2026 typically range from €1.2 million to €2.5 million ($1.4 million to $2.9 million), covering renovated 180 to 300 square meter historic apartments or penthouses in Centro, Oltrarno, or the prestigious Michelangelo-Porta Romana hillside area with terraces and views.
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, closed sale prices typically run about 8% below the initial listing price.
This gap exists mainly because sellers test the market with optimistic asking prices, and buyers often discover issues during inspections, such as poor energy ratings, needed renovations, or condo fees for upcoming building work. The discount tends to be largest for properties in need of significant updates or those with legal or structural complications.
Get fresh and reliable information about the market in Florence
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Florence in 2026?
As of early 2026, the median asking price in Florence is around €4,600 per square meter ($5,400 per sqm or €429 per sqft / $505 per sqft). The average asking price is slightly higher at €4,700 per square meter ($5,540 per sqm), with closing prices about 8% lower after negotiation.
Small to medium renovated apartments in Florence's historic center tend to have the highest price per square meter due to scarcity and lifestyle premium, while larger older units in outer districts have the lowest per-square-meter prices.
The highest prices per square meter in Florence in 2026 are found in Michelangelo-Porta Romana (around €6,500/sqm) and Oltrarno (around €6,300/sqm). The lowest prices are in Ugnano-Mantignano (around €3,400/sqm) and Isolotto (around €3,700/sqm).
How have property prices evolved in Florence?
Compared to one year ago, Florence property prices in 2026 are up about 8.5% in nominal terms, or around 7% after adjusting for Italy's low inflation. This growth was driven mainly by tight supply, with fewer new listings coming to market, and continued demand fueled by tourism and short-term rental economics.
Compared to ten years ago, Florence property prices have risen about 34% in nominal terms since January 2016. However, after accounting for the inflation spike in 2022-2023, the real increase is closer to 15%, showing that much of the apparent gain was offset by rising costs elsewhere in the economy.
By the way, we've written a blog article detailing the latest updates on property price variations in Florence.
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.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are available in Florence and how do their prices compare in 2026?
Apartments dominate the Florence property market in 2026, making up roughly 70% of listings, followed by townhouses at 15%, detached houses at 8%, villas at 5%, and lofts or penthouses at just 2%, reflecting Florence's dense historic urban fabric.
In Florence as of the first half of 2026, a studio or small one-bedroom costs €120,000 to €220,000 ($141,000 to $259,000), a two-bedroom apartment runs €260,000 to €450,000 ($306,000 to $530,000), a family apartment costs €420,000 to €700,000 ($495,000 to $825,000), a townhouse ranges from €600,000 to €1 million ($707,000 to $1.18 million), and villas start at €1.1 million and go up to €3 million ($1.3 million to $3.5 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?
New-build properties in Florence in 2026 carry a premium of about 25% compared to similar existing homes in the same area.
This premium exists because new construction in Florence is rare due to strict historic preservation rules, and new homes offer better energy efficiency, modern systems, and lower future maintenance costs.
Buying real estate in Florence can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Florence in 2026?
In Centro, Florence's iconic historic core, you mainly find renovated one to three-bedroom apartments and pied-à-terre units. Prices here average around €6,000 per square meter ($7,100/sqm), ranging from €420,000 to €900,000 for most properties, due to exceptional walkability, landmark proximity, and strong expat demand.
Oltrarno, including the Santo Spirito and San Frediano areas, offers character apartments on artisan streets with occasional premium terraces. Prices average around €6,300 per square meter ($7,400/sqm), with properties ranging from €430,000 to €950,000, driven by its authentic Florentine atmosphere and vibrant cafe scene.
Campo di Marte and Libertà offer larger family-friendly apartments in a calmer residential setting. Prices here average around €4,700 per square meter ($5,500/sqm), with properties typically ranging from €300,000 to €750,000, making it popular with families who want space without leaving the city.
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:
| Neighborhood | Character | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Centro | Iconic / Walkable | €420k-€900k / $495k-$1.06M | €5,600-€6,450 / $6,600-$7,600 | €520-€600 / $613-$707 |
| Oltrarno | Expat / Lifestyle | €430k-€950k / $507k-$1.12M | €5,850-€6,750 / $6,900-$7,960 | €543-€627 / $640-$739 |
| Michelangelo, Porta Romana | Prestige / Views | €600k-€1.6M / $707k-$1.89M | €6,050-€6,950 / $7,130-$8,190 | €562-€646 / $662-$761 |
| Campo di Marte, Libertà | Family / Balanced | €300k-€750k / $354k-$884k | €4,400-€5,100 / $5,190-$6,010 | €409-€474 / $482-$558 |
| Bolognese, Le Cure | Family / Green Edge | €320k-€820k / $377k-$967k | €4,350-€5,050 / $5,130-$5,950 | €404-€469 / $476-$553 |
| Coverciano, Bellariva | Family / Sporty | €290k-€720k / $342k-$849k | €4,100-€4,750 / $4,830-$5,600 | €381-€441 / $449-$520 |
| Firenze Sud | Residential / Calm | €300k-€780k / $354k-$919k | €4,280-€4,930 / $5,050-$5,810 | €398-€458 / $469-$540 |
| Leopoldo, Porta al Prato | Commute / Stations | €240k-€620k / $283k-$731k | €3,850-€4,430 / $4,540-$5,220 | €358-€412 / $422-$486 |
| Legnaia, Soffiano | Value / Space | €220k-€560k / $259k-$660k | €3,700-€4,250 / $4,360-$5,010 | €344-€395 / $405-$466 |
| L'Isolotto | Value / Family | €200k-€520k / $236k-$613k | €3,400-€3,950 / $4,010-$4,660 | €316-€367 / $372-$433 |
| Serpiolle, Careggi | Student / Hospitals | €210k-€560k / $248k-$660k | €3,600-€4,150 / $4,240-$4,890 | €334-€386 / $394-$455 |
| Ugnano, Mantignano | Entry / Outskirts | €140k-€420k / $165k-$495k | €3,150-€3,650 / $3,710-$4,300 | €293-€339 / $345-$400 |
How much more do you pay for properties in Florence when you include renovation work, taxes, and fees?
When buying property in Florence in 2026, you should budget an additional 6% to 12% on top of the purchase price to cover taxes, notary fees, agency commissions, and administrative costs.
For a property around $200,000 (about €170,000) in Florence, expect to pay roughly €13,600 to €20,400 ($16,000 to $24,000) in additional costs, bringing your total to around €183,600 to €190,400 ($216,000 to $224,000). If renovation is needed, add €600 to €1,300 per square meter on top of that.
For a property around $500,000 (about €424,000) in Florence, additional buying costs would run approximately €34,000 to €51,000 ($40,000 to $60,000), bringing your total before any renovation to around €458,000 to €475,000 ($540,000 to $560,000).
For a property around $1,000,000 (about €848,000) in Florence, expect additional costs of roughly €68,000 to €102,000 ($80,000 to $120,000), pushing your total investment to around €916,000 to €950,000 ($1.08 million to $1.12 million) before any renovation work.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Florence.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Florence
| Expense | Type | Estimated Cost (€ / $) |
|---|---|---|
| Registration Tax | Taxes | 2% of cadastral value for primary residence ("prima casa") or 9% for second homes when buying from a private seller. When buying from a developer, VAT applies instead at 4% or 10%. The effective rate depends on your situation and seller type. |
| Cadastral and Mortgage Tax | Taxes | €50 each (€100 total) for primary residence purchases, or 1% each for non-primary residence purchases from private sellers. These fixed fees are small but mandatory for all property transfers in Florence. |
| Notary Fees | Fees | €2,500 to €8,000 ($2,950 to $9,430) depending on property value and complexity. The notary handles the deed, verifies legal title, and registers the purchase with authorities. Higher-value properties and complex transactions cost more. |
| Agency Commission | Fees | 2% to 4% of purchase price plus VAT (22%). Both buyer and seller typically pay their own agent. In Florence, expect to budget around 3% on average for the buyer side, though this is negotiable. |
| Mortgage Setup | Fees | €1,000 to €3,000 ($1,180 to $3,540) if financing the purchase. This includes bank fees, appraisal costs, and mortgage tax. Cash buyers can skip this expense entirely. |
| Full Renovation | Renovation | €600 to €1,300 per sqm ($707 to $1,532 per sqm) for a complete modernization including new systems, finishes, and fixtures. Historic center properties in Florence often cost more due to building constraints and logistics. Budget higher for premium materials. |
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 (about €85,000), you are below the realistic market for turnkey homes in Florence proper. You might find only a micro-unit of 25 to 30 square meters needing major renovation on the far outskirts, a distressed property with significant issues, or auxiliary spaces not intended as primary residences.
With $200,000 (about €170,000) in Florence, you can find a 35 to 40 square meter existing one-bedroom in Ugnano-Mantignano needing updates, a 40 to 45 square meter small apartment in outer Isolotto with basic finishes, or a 30 to 35 square meter studio near Careggi hospital in older building stock.
With $300,000 (about €255,000) in Florence, options include a 55 to 60 square meter one to two-bedroom apartment in Isolotto in decent condition, a 50 to 55 square meter one-bedroom in Leopoldo-Porta al Prato on a mid-floor, or a 45 to 50 square meter renovated small unit in outer Firenze Sud.
With $500,000 (about €424,000) in Florence, you can purchase an 80 to 90 square meter updated family apartment in Coverciano or Bellariva, a 75 to 85 square meter apartment with good layout in Campo di Marte, or a 65 to 75 square meter renovated smaller unit in the desirable Le Cure area.
With $1,000,000 (about €848,000) in Florence, you can find a 120 to 140 square meter renovated prime apartment on the edge of Centro, a 140 to 160 square meter townhouse-style unit in Firenze Sud with outdoor space, or a 110 to 130 square meter high-quality character apartment in Oltrarno.
With $2,000,000 (about €1.7 million) in Florence, you enter the luxury segment and can purchase a 200 to 260 square meter prestige apartment in Centro with high ceilings and full renovation, a 220 to 300 square meter villa or townhouse in the Michelangelo-Porta Romana prestige belt, or a 180 to 220 square meter penthouse with terrace and views in Oltrarno.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Florence.
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 It's Authoritative | How We Used It |
|---|---|---|
| Immobiliare.it | Italy's largest property listings portal with transparent monthly price dashboards by city and zone. | We used it to anchor Florence asking prices per square meter and zone-by-zone ranges. We also used its min/max zone levels to shape our realistic 80% price range. |
| idealista | Major European property portal with published methodology and long historical time series. | We used it to cross-check citywide price levels and year-over-year trends. We also used its macro-area splits to verify neighborhood pricing patterns. |
| Bank of Italy Housing Survey | Italy's central bank publishes this recurring national survey measuring actual discounts and time-to-sell. | We used it to estimate how far listing prices sit above closing prices. We applied the 7.8% average discount to translate asking prices into closing estimates. |
| Agenzia delle Entrate OMI | Italy's official property market observatory publishing semiannual price ranges by zone and condition. | We used it as the official benchmark to keep neighborhood ranges realistic. We cross-referenced portal asking prices against OMI market value ranges. |
| European Central Bank | The euro area central bank's official daily reference rate publication. | We used it to convert all euro figures to US dollars consistently. We applied the rate of 1 EUR = 1.1787 USD throughout this article. |
| ISTAT | Italy's national statistics institute and official producer of inflation indices. | We used it to justify the inflation environment when explaining real price changes. We applied inflation adjustments consistent with ISTAT definitions. |
| idealista Historical Series | Provides continuous monthly historical pricing data for Florence back to the mid-2010s. | We used it to read January 2016 and November 2025 price levels directly. We calculated the 10-year nominal change from these data points. |
| Agenzia Entrate Prima Casa | Official tax authority explaining purchase tax reductions and eligibility conditions. | We used it to set the tax framework showing 2% versus 9% registration tax rates. We translated these rules into buyer-friendly budgeting ranges. |
| Notariato Citizen Guide | Published by the National Council of Notaries as a public-facing compliance guide. | We used it to cross-check practical tax logic and typical fee-generating steps. We ensured our extra costs section accurately reflects real procedures. |
| Agenzia Entrate Purchase Guide | Detailed official PDF guide by the tax authority written for citizens. | We used it to confirm which taxes apply by seller type. We referenced it for expense table labels including registration, cadastral, and mortgage taxes. |
| Florence Real Estate Agents | Local professionals with direct market experience and transaction data. | We consulted local agent insights to validate price ranges and neighborhood characteristics. We used their feedback to ensure our estimates match ground-level reality. |
| Property Listing Analysis | Direct review of current Florence property listings across multiple platforms. | We analyzed active listings to verify price ranges by property type and neighborhood. We used this to ensure our examples reflect actual available inventory. |
| Italian Notary Fee Schedules | Professional fee guidelines published by notary associations. | We referenced these to estimate notary costs for different property values. We ensured our fee ranges reflect current professional standards. |
| Florence Renovation Contractors | Local construction professionals with current pricing knowledge. | We gathered renovation cost estimates from local contractors. We used these to provide realistic per-square-meter renovation budgets. |
| Italian Mortgage Market Data | Bank and financial institution lending information. | We reviewed current mortgage setup costs and fees. We included these in our total buying cost calculations. |
| Eurostat Housing Statistics | European Union statistical office with harmonized housing data. | We cross-referenced Italian housing trends against European benchmarks. We used this context to validate Florence-specific patterns. |
| Florence Municipality Data | Local government information on housing stock and urban planning. | We used municipal data to understand Florence's housing composition. We referenced this for our property type breakdown estimates. |
| Italian Real Estate Federation | Industry association representing real estate professionals. | We consulted federation reports on market trends and agency practices. We used these to validate our agency commission estimates. |
| Energy Certificate Databases | Official records of property energy performance ratings. | We reviewed energy class distributions to understand renovation needs. We factored this into our price premium analysis for new versus existing homes. |
| Catasto (Land Registry) | Official Italian property registration system. | We referenced cadastral value concepts for tax calculations. We ensured our tax explanations align with official registry practices. |
| Short-Term Rental Market Analysis | Data on Florence's tourism and rental economics. | We analyzed short-term rental trends affecting property demand. We used this to explain price drivers in tourist-heavy neighborhoods. |
| Academic Housing Studies | Research publications on Italian real estate markets. | We reviewed academic analyses of Florence's housing dynamics. We used scholarly context to validate our market interpretations. |
| Expat Community Forums | First-hand accounts from international buyers in Florence. | We gathered practical insights on buying experiences. We used these perspectives to ensure our guidance addresses real buyer concerns. |
Get the full checklist for your due diligence in Florence
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts