How much will you pay for an apartment in Florence today? (2026)

Last updated on June 19, 2026

As of June 2026, buying an apartment in Florence is expensive by Italian standards, because the city combines limited housing supply, strong international demand, student demand, tourism demand, and very old buildings that often need extra repair money.

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We constantly update this blog post so the Florence apartment prices, taxes, mortgage assumptions, and neighborhood comments stay useful for buyers.

Florence is not a simple market, because a small apartment near Santa Croce can cost much more than a larger apartment in Isolotto, Rifredi, or Novoli.

This guide is written for foreign individual buyers who want a clear idea of the real cost of buying an apartment in Florence in 2026.

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 apartment price in Florence in 2026 is around €4,650 per m², but central and renovated apartments can easily move far above that.
A normal two-bedroom apartment in Florence in 2026 often costs around €375,000 before taxes, agency fees, notary costs, furniture, and repairs.
Foreign buyers should not judge Florence only by the purchase price, because closing costs and setup costs often add about 10% to 13%.
The best value in Florence is usually outside the postcard center, especially in Rifredi, Novoli, Isolotto, Legnaia, and parts of Firenze Sud.
Centro Storico and Oltrarno remain beautiful and liquid, but the net yield can be weak after IMU, condo fees, vacancy, and repairs.
Florence studios are small but not cheap, because students, expats, and short-let investors all compete for the same compact units.
New-build apartments in Florence carry a real premium, often 18% to 30%, because modern, energy-efficient stock is scarce in the city.
In Florence, a cheap apartment can become expensive quickly if the building needs roof, facade, lift, or structural work.
Short-let rules matter more in Florence than in many Italian cities, especially around the UNESCO historic core and tourist-heavy streets.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Florence. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Florence in 2026?

What's the average and median apartment price in Florence in 2026?

As of June 2026, the average apartment price in Florence is about €420,000 locally, or about $486,000, while the median Florence apartment is closer to €370,000, or about $428,000.

That means the average apartment price per square meter in Florence in 2026 is about €4,650 locally, or about $5,380, which is about €432 per sq ft locally, or about $500 per sq ft.

For most standard apartments in Florence in 2026, a realistic buyer range is about €230,000 to €700,000 locally, or about $266,000 to $809,000, depending mainly on size, building condition, lift, street, and neighborhood.

Sources and methodology: we checked Agenzia delle Entrate OMI, Immobiliare.it, and Wikicasa. We used OMI as the official benchmark and portals as asking-price checks. We also used our own Florence apartment samples to avoid over-reading luxury listings.

How much is a studio apartment in Florence in 2026?

As of June 2026, a typical studio apartment in Florence costs about €195,000 locally, or about $225,000, for a small but usable unit in a normal residential area.

In practice, entry-level to mid-range Florence studios usually cost €150,000 to €230,000 locally, or about $173,000 to $266,000, while renovated central or luxury studios often cost €230,000 to €300,000 locally, or about $266,000 to $347,000.

The usual studio size in Florence is about 32 to 38 m², so buyers should expect a high price per m² even when the total price looks lower than a larger flat.

Sources and methodology: we compared Immobiliare.it, idealista, and OMI quotations. We applied a small-unit premium because Florence studios are very liquid. We then checked live supply against our internal pricing model.

How much is a one-bedroom apartment in Florence in 2026?

As of June 2026, a typical one-bedroom apartment in Florence costs about €265,000 locally, or about $306,000, when the unit is around 50 to 55 m² and outside the most expensive streets.

For entry-level to mid-range one-bedroom apartments in Florence, buyers should expect €230,000 to €310,000 locally, or about $266,000 to $358,000, while central or luxury one-bedrooms can move from €350,000 to more than €450,000 locally, or about $405,000 to more than $520,000.

The typical one-bedroom apartment size in Florence is about 50 to 55 m², although older buildings often have layouts that feel less efficient than modern apartments.

Sources and methodology: we used Immobiliare.it, idealista, and Wikicasa. We treated portal prices as asking prices, not final sale prices. We adjusted the result for Florence one-bedroom demand from students, expats, and long-let investors.

How much is a two-bedroom apartment in Florence in 2026?

As of June 2026, a typical two-bedroom apartment in Florence costs about €375,000 locally, or about $434,000, for a practical 75 to 85 m² resale apartment.

For entry-level to mid-range two-bedroom apartments in Florence, the realistic range is about €330,000 to €460,000 locally, or about $381,000 to $532,000, while renovated or prime two-bedroom apartments in Centro Storico, Oltrarno, Porta Romana, or Campo di Marte can reach €450,000 to €650,000 locally, or about $520,000 to $752,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Florence.

Sources and methodology: we checked Agenzia delle Entrate OMI, Immobiliare.it, and idealista. We used 75 to 85 m² as the normal Florence two-bedroom size. We adjusted by neighborhood because central Florence changes the budget very quickly.

How much is a three-bedroom apartment in Florence in 2026?

As of June 2026, a typical three-bedroom apartment in Florence costs about €540,000 locally, or about $624,000, for a larger family-sized unit of around 110 to 120 m².

Entry-level to mid-range three-bedroom apartments in Florence usually cost €470,000 to €700,000 locally, or about $543,000 to $809,000, while high-end units in prime Oltrarno, Porta Romana, Bellosguardo, or central Florence can easily pass €750,000 locally, or about $867,000.

The typical three-bedroom apartment size in Florence is around 110 to 120 m², but buyers should check the floor plan carefully because old palazzi can have long corridors and less efficient rooms.

Sources and methodology: we used Immobiliare.it, Wikicasa, and idealista. We compared family-sized listings with neighborhood €/m² levels. We excluded villas, garages, and extreme trophy homes from our working estimate.

What's the price gap between new and resale apartments in Florence in 2026?

As of June 2026, new-build or fully redeveloped apartments in Florence usually cost about 18% to 30% more than comparable resale apartments, mainly because modern stock is limited.

A realistic average price for new-build apartments in Florence is about €5,500 to €6,200 per m² locally, or about $6,360 to $7,170 per m², with prime central redevelopments sometimes above that.

By comparison, ordinary resale apartments in Florence are closer to €4,650 per m² locally, or about $5,380 per m², although renovated central resale stock can behave like new-build stock in price terms.

Sources and methodology: we compared idealista new-build listings, Immobiliare.it new constructions, and Immobiliare.it market data. We separated new apartments from ordinary resale apartments. We also checked whether the premium reflected real renovation quality, not only listing language.

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Can I afford to buy in Florence in 2026?

What's the typical total budget (all-in) to buy an apartment in Florence in 2026?

As of June 2026, a foreign buyer purchasing a standard €375,000 apartment in Florence should plan for an all-in budget of about €415,000 to €425,000 locally, or about $480,000 to $491,000.

This Florence all-in budget usually includes the apartment price, purchase taxes, notary costs, agency fees, mortgage setup costs if used, technical checks, small legal or translation help, and a first repair or furnishing buffer.

We go deeper and try to understand what costs can be avoided or minimized (and how) in our Florence property pack.

Sources and methodology: we used Agenzia delle Entrate, Immobiliare.it, and Consiglio Nazionale del Notariato. We modeled taxes and fees separately instead of using one rough percentage. We added a Florence repair buffer because many apartments are in older buildings.

What down payment is typical to buy in Florence in 2026?

As of June 2026, a foreign non-resident buyer in Florence should often expect a down payment of 40% to 50%, which is about €150,000 to €187,500 locally, or about $173,000 to $217,000, on a €375,000 apartment.

The minimum down payment for buyers with strong Italian income can be closer to 20% to 30%, but non-resident foreign buyers should not assume that Italian banks will offer the same loan-to-value ratio.

For safer mortgage approval in Florence, a foreign buyer should prepare 45% to 55% of the apartment price in cash once closing costs and a setup buffer are included.

Sources and methodology: we checked Banca d'Italia, Agenzia delle Entrate, and current Italian bank lending practice. We used conservative non-resident assumptions because foreign income can be harder for lenders to underwrite. We stress-tested the estimate against a typical Florence two-bedroom budget.

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Which neighborhoods are cheapest or priciest in Florence in 2026?

How much does the price per m² for apartments vary by neighborhood in Florence in 2026?

As of June 2026, apartment prices in Florence vary from about €3,560 per m² locally, or about $4,115 per m², in cheaper outer areas to about €6,260 per m² locally, or about $7,240 per m², in prime Oltrarno.

The most affordable Florence neighborhoods in 2026 are usually Ugnano, Mantignano, Isolotto, Firenze Nord, Brozzi, Peretola, Legnaia, and parts of Soffiano, where typical apartment prices sit around €3,560 to €3,970 per m² locally, or about $4,115 to $4,590 per m².

The most expensive Florence neighborhoods in 2026 are Oltrarno, Centro Storico, Santo Spirito, San Frediano, Porta Romana, Michelangelo, and Bellosguardo, where typical apartments often sit around €5,800 to €6,300 per m² locally, or about $6,705 to $7,285 per m².

Sources and methodology: we used Immobiliare.it neighborhood data, OMI zone data, and Wikicasa. We compared neighborhood asking prices with official OMI ranges. We then grouped areas into buyer-friendly zones because OMI boundaries are not always intuitive.

What neighborhoods are best for first-time buyers on a budget in Florence in 2026?

As of June 2026, the three best Florence neighborhoods for first-time buyers on a budget are usually Isolotto and Legnaia, Rifredi and Careggi, and Novoli and San Donato.

In those budget-friendly Florence areas, many practical apartments sit between about €220,000 and €420,000 locally, or about $254,000 to $486,000, depending on size, tram access, building condition, and whether there is a lift.

These neighborhoods offer useful everyday advantages, including tram links, supermarkets, schools, hospitals, university demand, offices, and stronger long-let demand than many tourist-only streets.

The main trade-off is that these Florence areas are less postcard-like than the historic center, so resale value depends more on transport, building quality, and local services than on tourist prestige.

Sources and methodology: we checked Immobiliare.it, idealista apartment listings, and Comune di Firenze. We ranked neighborhoods by price, transport, liveability, and rental depth. We favored areas where a normal buyer can still find real apartment supply.

Which neighborhoods have the fastest-rising apartment prices in Florence in 2026?

As of June 2026, the fastest-rising Florence apartment areas are Firenze Sud, Ugnano and Mantignano, and Coverciano and Bellariva.

The recent year-over-year asking-price increases were roughly 14% in Firenze Sud, 10% in Ugnano and Mantignano, and 10% in Coverciano and Bellariva, although small listing samples can exaggerate movement.

The main driver is the outward push from expensive central Florence, because buyers still want liveable neighborhoods, green access, transport, and lower prices than Centro Storico or prime Oltrarno.

Sources and methodology: we used Immobiliare.it May 2026 data, Wikicasa, and our own neighborhood comparison model. We treated sharp annual increases carefully because listing mix can change quickly. We focused on areas with clear residential demand, not only statistical jumps.

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What extra costs will I pay on top of the apartment price in Florence in 2026?

What are all the buyer closing costs when you buy an apartment in Florence?

For a typical €375,000 apartment purchase in Florence in 2026, a foreign second-home or investment buyer should expect about €40,000 to €50,000 locally, or about $46,000 to $58,000, in closing and setup costs.

The main Florence buyer closing costs are registration tax or VAT, cadastral tax, mortgage tax, notary fees, agency commission, mortgage setup fees, technical checks, translation or admin help, and early furnishing or repairs.

The largest closing cost in Florence is usually the agency fee or the tax bill, depending on whether the apartment is resale, new-build, first home, or second home.

Some costs can vary, especially agency commission, notary fees, mortgage fees, technical checks, and repair budgets, while official taxes are much less negotiable.

Sources and methodology: we used Agenzia delle Entrate, Consiglio Nazionale del Notariato, and Immobiliare.it. We separated official taxes from market fees. We used conservative ranges because Florence due diligence can reveal extra old-building costs.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Florence?

In Florence in 2026, a foreign second-home or investment buyer should usually budget closing costs at about 10% to 13% of the apartment price before major renovation.

A realistic low-to-high range is about 6% to 8% for some eligible first-home buyers, 10% to 13% for many resale second-home buyers, and 13% to 16% for some new-build purchases where VAT applies to the price.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Florence.

Sources and methodology: we checked Agenzia delle Entrate tax guidance, Notariato guidance, and current Florence listing prices. We modeled resale and new-build purchases separately. We included our own transaction-cost assumptions for foreign buyers.

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What are the ongoing monthly and yearly costs of an apartment in Florence in 2026?

What are typical HOA fees in Florence right now?

In Florence in 2026, condominium fees are common, and a normal apartment usually costs about €80 to €180 per month locally, or about $92 to $208, before any extraordinary building works.

The realistic range is about €80 to €180 per month locally, or about $92 to $208, in basic buildings, €180 to €350 locally, or about $208 to $405, in buildings with lift or central heating, and more than €350 locally, or more than $405, in high-end central buildings.

Sources and methodology: we compared idealista listings, Immobiliare.it, and local condominium-cost benchmarks. We treated ordinary condo fees separately from special works. We adjusted upward for Florence buildings with lifts, heating systems, and heritage maintenance.

What utilities should I budget monthly in Florence right now?

For a typical occupied apartment in Florence in 2026, a realistic monthly utility budget is about €180 to €300 locally, or about $208 to $347.

A small efficient one-bedroom may cost about €130 to €190 per month locally, or about $150 to $220, while an older three-bedroom with poor insulation can exceed €350 per month locally, or about $405, especially in winter.

This Florence utility budget normally includes electricity, gas or heating, water, internet, waste-related charges, and sometimes shared building consumption through condominium fees.

The most expensive utility is usually heating or electricity, because many Florence apartments are old, not very insulated, and used heavily in winter and summer.

Sources and methodology: we used ARERA, Publiacqua 2026 tariffs, and local apartment consumption assumptions. We kept water separate because it is often billed through the condo. We adjusted for Florence's older housing stock and air-conditioning use.

How much is property tax on apartments in Florence?

For a typical second-home or investment apartment in Florence in 2026, annual IMU property tax often lands around €1,000 to €2,000 locally, or about $1,160 to $2,310, although the exact amount depends on cadastral income.

Florence IMU is calculated on the cadastral tax base, not on the market price, and the ordinary 2026 rate for many non-main-home properties is 1.06% of that taxable base.

A realistic annual IMU range for Florence apartments is about €700 to €3,000 locally, or about $810 to $3,470, depending on cadastral category, cadastral income, ownership use, and any relief that applies.

Sources and methodology: we used Comune di Firenze IMU 2026, Agenzia delle Entrate, and Italian cadastral-base rules. We did not infer exact IMU from market value alone. We gave a range because cadastral income varies sharply between apartments.

What's the yearly building maintenance cost in Florence?

For apartment owners in Florence in 2026, a sensible yearly maintenance budget is about €1,800 to €3,800 locally, or about $2,080 to $4,390, for a €375,000 apartment.

The realistic range is about 0.5% to 1.0% of property value each year for ordinary upkeep, but old central buildings can also create one-off bills of €5,000 to €25,000 locally, or about $5,780 to $28,900, for roof, facade, lift, or structural work.

Maintenance costs in Florence usually include internal repairs, appliance replacement, small plumbing or electrical work, building upkeep, stairwell works, roof repairs, facade works, and lift or heating-system work.

Ordinary shared building maintenance is often partly included in condominium fees, but extraordinary works are usually billed separately and can be the unpleasant surprise in old Florence buildings.

Sources and methodology: we used idealista listing evidence, Immobiliare.it market context, and local building-cost benchmarks. We separated normal upkeep from extraordinary condominium works. We adjusted the estimate for Florence's older masonry buildings and heritage constraints.

How much does home insurance cost in Florence?

For a normal apartment in Florence in 2026, basic home insurance usually costs about €180 to €400 per year locally, or about $208 to $463.

A broader Florence apartment policy with contents, liability, water damage, legal protection, and stronger rebuild cover usually costs about €350 to €700 per year locally, or about $405 to $809.

Home insurance is usually optional for cash buyers in Florence, but fire and explosion cover is commonly required when an Italian bank gives a mortgage.

Sources and methodology: we checked Italian insurance-market ranges, mortgage practice, and apartment values from Immobiliare.it. We treated bank-required cover separately from optional contents cover. We used broad ranges because price depends on value, coverage, deductible, and building risk.

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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 we trust it	How we used it
Agenzia delle Entrate - OMI quotations	It is Italy's official real-estate observatory.	We used it as the official benchmark for Florence value and rent ranges. We used it to keep portal asking prices in perspective.
Agenzia delle Entrate - OMI map	It shows official OMI zones on a map.	We used it to understand how Florence is split into official valuation zones. We translated those zones into buyer-friendly neighborhood language.
Immobiliare.it - Florence market page	It is a major Italian property portal.	We used its May 2026 Florence asking-price and rent data. We treated its figures as asking-market data, not final sale prices.
idealista - Florence apartments for sale	It gives a broad view of live apartment supply.	We used it to check apartment budgets, size ranges, and current supply. We did not rely on single listings for final estimates.
idealista - Florence new-build homes	It is useful for scarce new-build stock.	We used it to compare new-build and renovated apartment prices. We excluded villas, garages, and obvious outliers where possible.
Immobiliare.it - new constructions in Florence	It lists current new developments in Florence.	We used it to estimate the new-build premium. We compared new projects with ordinary resale apartment prices.
Wikicasa - Florence quotations	It offers another portal-based market check.	We used it as a cross-check against Immobiliare.it data. We did not use it alone for final price estimates.
Comune di Firenze - IMU 2026	It is the official municipal tax document.	We used it for 2026 Florence property-tax assumptions. We separated main homes from second homes and investment properties.
Comune di Firenze - short tourist rentals	It is the official city page for short lets.	We used it to flag short-let regulation risk in Florence. We paid special attention to the UNESCO historic core.
Agenzia delle Entrate - home purchase tax guide	It is the official guide to buyer taxes.	We used it for registration tax, VAT, cadastral tax, and mortgage-tax assumptions. We separated first-home and second-home cases.
Consiglio Nazionale del Notariato	It represents Italy's official notarial profession.	We used it to frame the role of the notary in property purchases. We used it to keep transaction steps understandable for foreign buyers.
Banca d'Italia - interest-rate statistics	It is Italy's central bank.	We used it to frame mortgage affordability in Italy. We then applied conservative assumptions for foreign and non-resident buyers.
European Central Bank - EUR/USD exchange rate	It is the official euro-area central bank.	We used it to convert euro estimates into US dollars. We rounded conversions so readers can process the numbers quickly.
Publiacqua - 2026 tariffs	It is the local water-service operator.	We used it for Florence water-cost assumptions. We kept water separate because it is often billed through the condominium.
ARERA - utility tariffs and consumption	It regulates Italian energy, water, and waste services.	We used it to structure the utility-cost estimate. We combined it with local water data and typical apartment consumption.
Istat - population and households	It is Italy's official statistics institute.	We used it to understand household demand and demographic pressure. We cross-checked it with Florence residential-demand patterns.