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SUMMARY
We analyzed apartment rental yields in Florence, as of 2026, for foreign individual buyers considering residential apartments, using the raw Florence apartment rental yield dataset provided.
The dataset compares purchase prices, monthly rents, gross yields, and estimated net yields across Florence neighborhoods and across studio, 1-bedroom, and 2-bedroom apartments.
We conduct this type of research regularly and update this page constantly, so the numbers should be read as a current Florence apartment yield snapshot for May 2026.
The main finding is simple: Florence studios usually produce the strongest rental yields because compact apartments rent efficiently compared with their purchase price.
The best yield pockets in the Florence apartment market are Leopoldo, Porta al Prato, Bellosguardo, Galluzzo, Firenze Nord, Legnaia, Soffiano, and Ugnano, Mantignano, although not all of these areas carry the same tenant-depth and resale profile.
Leopoldo, Porta al Prato and Bellosguardo, Galluzzo are the clearest risk-adjusted yield areas. Both reach about 4.0% net yield for studios and 3.6% net yield for 1-bedroom apartments.
Centro and Oltrarno command high rents, but purchase prices absorb much of that income advantage. They are better for tenant depth and liquidity than for maximum net rental yield.
Michelangelo, Porta Romana is the weakest pure income case among the premium Florence neighborhoods. Its 1-bedroom net yield is only about 2.8%, and its 2-bedroom net yield is about 2.7%.
For a beginner foreign buyer, the safest Florence apartment rental yield strategy is usually not to chase the cheapest district. The better strategy is to compare net yield, tram or station access, tenant depth, building quality, and resale liquidity together.
The practical takeaway is that Florence rewards small, well-located apartments. Studios and 1-bedroom apartments near transport, hospitals, universities, or central employment demand usually make more sense than expensive 2-bedroom apartments in prestige areas.
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Neighborhoods and apartment rental yields in Florence in 2026
This table compares apartment rental yields in Florence by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studio apartments, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Florence.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bellosguardo, Galluzzo | €165,000 | €890 | 6.5% | 4.0% | €244,000 | €1,180 | 5.8% | 3.6% | €324,000 | €1,490 | 5.5% | 3.4% |
| Bolognese, Le Cure | €189,000 | €810 | 5.1% | 3.2% | €279,000 | €1,070 | 4.6% | 2.9% | €370,000 | €1,350 | 4.4% | 2.7% |
| Campo di Marte, Libertà | €186,000 | €900 | 5.8% | 3.6% | €274,000 | €1,200 | 5.3% | 3.3% | €365,000 | €1,510 | 5.0% | 3.1% |
| Centro | €234,000 | €1,100 | 5.6% | 3.5% | €345,000 | €1,470 | 5.1% | 3.2% | €459,000 | €1,850 | 4.8% | 3.0% |
| Coverciano, Bellariva | €179,000 | €830 | 5.6% | 3.4% | €264,000 | €1,100 | 5.0% | 3.1% | €351,000 | €1,380 | 4.7% | 2.9% |
| Firenze Nord | €143,000 | €740 | 6.2% | 3.9% | €211,000 | €990 | 5.6% | 3.5% | €280,000 | €1,240 | 5.3% | 3.3% |
| Firenze Sud | €186,000 | €840 | 5.4% | 3.4% | €274,000 | €1,120 | 4.9% | 3.0% | €364,000 | €1,410 | 4.6% | 2.9% |
| Legnaia, Soffiano | €156,000 | €770 | 5.9% | 3.7% | €229,000 | €1,020 | 5.3% | 3.3% | €305,000 | €1,280 | 5.0% | 3.1% |
| Leopoldo, Porta al Prato | €160,000 | €860 | 6.5% | 4.0% | €236,000 | €1,150 | 5.8% | 3.6% | €313,000 | €1,440 | 5.5% | 3.4% |
| L’Isolotto | €145,000 | €710 | 5.9% | 3.6% | €214,000 | €940 | 5.3% | 3.3% | €284,000 | €1,180 | 5.0% | 3.1% |
| Michelangelo, Porta Romana | €246,000 | €1,050 | 5.1% | 3.2% | €363,000 | €1,390 | 4.6% | 2.8% | €483,000 | €1,750 | 4.3% | 2.7% |
| Oltrarno | €246,000 | €1,140 | 5.6% | 3.4% | €363,000 | €1,510 | 5.0% | 3.1% | €482,000 | €1,900 | 4.7% | 2.9% |
| Serpiolle, Careggi | €157,000 | €730 | 5.6% | 3.5% | €231,000 | €970 | 5.0% | 3.1% | €307,000 | €1,220 | 4.8% | 3.0% |
| Settignano, Rovezzano | €185,000 | €780 | 5.1% | 3.1% | €272,000 | €1,040 | 4.6% | 2.8% | €362,000 | €1,310 | 4.3% | 2.7% |
| Ugnano, Mantignano | €135,000 | €680 | 6.0% | 3.7% | €199,000 | €910 | 5.5% | 3.4% | €265,000 | €1,140 | 5.2% | 3.2% |
We have made this infographic to give you a quick and clear snapshot of the property market in Italy. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Florence?
The best net-yield neighborhoods among areas people actually want to live in Florence are Leopoldo, Porta al Prato, Bellosguardo, Galluzzo, Campo di Marte, Libertà, and Legnaia, Soffiano.
These areas combine usable renter demand with net yields that are above the Florence average for the apartment types most foreign buyers actually consider.
Leopoldo, Porta al Prato is the clearest yield pocket in the Florence apartment market. Studios show 4.0% net yield, 1-bedroom apartments show 3.6%, and 2-bedroom apartments show 3.4%.
Bellosguardo, Galluzzo is almost identical on income performance. A studio is estimated at €165,000 with €890 monthly rent, while a 1-bedroom apartment is estimated at €244,000 with €1,180 monthly rent.
Campo di Marte, Libertà is slightly lower on yield, with 3.6% net for studios and 3.3% net for 1-bedroom apartments, but it has a stronger stability profile because it is more residential and less dependent on tourist demand.
For a beginner buyer, the practical takeaway is simple: Leopoldo and Galluzzo give better income, while Campo di Marte gives more stability. A good 1-bedroom in Leopoldo, Porta al Prato or Campo di Marte is usually safer than a cheap unit in a weaker outer pocket.
Where can I find apartments with above-average yields and below-average entry prices in Florence?
The clearest Florence neighborhoods with above-average yields and below-average entry prices are Leopoldo, Porta al Prato, Legnaia, Soffiano, L’Isolotto, Firenze Nord, and Ugnano, Mantignano.
These areas are cheaper than the historic core and premium south-central districts, but rents remain high enough to support usable apartment rental yields in Florence.
Leopoldo, Porta al Prato is the best value example. A studio is estimated at €160,000 with €860 monthly rent, giving 6.5% gross yield and 4.0% net yield.
Legnaia, Soffiano also gives a practical entry point. A 1-bedroom apartment is estimated at €229,000 and €1,020 monthly rent, producing 5.3% gross yield and 3.3% net yield.
Firenze Nord and Ugnano, Mantignano look cheaper, with studio purchase prices of €143,000 and €135,000 respectively. The warning is that the lower price can reflect weaker prestige, more micro-location risk, and thinner resale demand.
For foreign buyers looking at Florence apartments, value does not mean the lowest price. The stronger value signal is a lower purchase price with enough transport, tenant demand, and rent depth to make the yield repeatable.
Where does the rent level justify the purchase price most clearly in Florence?
The rent level most clearly justifies the purchase price in Leopoldo, Porta al Prato, Bellosguardo, Galluzzo, and Campo di Marte, Libertà.
These areas show a better rent-to-price relationship than most premium Florence neighborhoods, without relying only on very low purchase prices.
Leopoldo, Porta al Prato has a 1-bedroom purchase price of about €236,000 and a monthly rent of €1,150. That produces 5.8% gross yield and 3.6% net yield.
Bellosguardo, Galluzzo gives the same 1-bedroom gross yield at 5.8%, with a higher estimated purchase price of €244,000 and a slightly higher rent of €1,180 per month.
Campo di Marte, Libertà is more expensive, with a 1-bedroom estimate of €274,000, but the monthly rent is also stronger at €1,200. The result is 5.3% gross yield and 3.3% net yield.
The contrast is Michelangelo, Porta Romana. A 1-bedroom apartment is estimated at €363,000 and €1,390 monthly rent, which sounds strong until the yield falls to 4.6% gross and only 2.8% net.
We have actually built the our real estate pack about Florence to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Florence?
The best Florence neighborhoods for stable rental income rather than maximum yield are Campo di Marte, Libertà, Centro, Oltrarno, and Serpiolle, Careggi.
These areas do not always produce the highest apartment rental yields in Florence, but they have deeper renter pools and clearer long-term demand drivers.
Campo di Marte, Libertà gives about 3.3% net yield on 1-bedroom apartments and 3.1% on 2-bedroom apartments. Those numbers are not the highest in the table, but the area is useful for local professionals, students, and longer-stay renters.
Centro and Oltrarno have the strongest rent levels in the dataset. Centro 1-bedroom apartments rent for about €1,470 per month, while Oltrarno 1-bedroom apartments rent for about €1,510 per month.
Serpiolle, Careggi is different. It is not a prestige purchase, but it benefits from practical hospital and university-related demand, with 1-bedroom net yield around 3.1%.
For a cautious beginner, a slightly lower yield can be worth it if vacancy risk and resale uncertainty are lower. Stable rental income in Florence often comes from tenant depth, not from the highest headline yield.
Which apartment type gives the best return for the lowest total investment in Florence?
The best apartment type for the strongest return and lowest total investment in Florence is usually the studio apartment.
Studios have the lowest purchase prices in the table and usually rent for a high amount relative to their size, which makes them efficient income assets.
Across the modeled Florence neighborhoods, studios produce about 5.7% gross yield and about 3.5% net yield. 1-bedroom apartments average about 5.2% gross and 3.2% net, while 2-bedroom apartments average about 4.9% gross and 3.0% net.
The ticket-size difference matters. In Leopoldo, Porta al Prato, the modeled studio purchase price is €160,000, compared with €236,000 for a 1-bedroom and €313,000 for a 2-bedroom.
For a foreign individual buyer, 1-bedroom apartments are often the safer middle product. They cost more than studios, but they can appeal to couples, professionals, visiting academics, and longer-term tenants.
The practical takeaway is that a good Florence studio gives the best yield efficiency, while a good 1-bedroom gives the best balance between income, liquidity, and tenant quality.
We give you more details in the our real estate pack about Florence.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Florence?
The Florence neighborhoods that combine strong rental income with lower vacancy risk are Campo di Marte, Libertà, Leopoldo, Porta al Prato, Centro, and Oltrarno.
These areas have stronger rental depth because they serve different renter groups: local professionals, students, long-stay international renters, and central-city tenants.
Centro and Oltrarno produce the highest monthly rents in the table. A 2-bedroom in Centro is estimated at €1,850 per month, while a 2-bedroom in Oltrarno is estimated at €1,900 per month.
Leopoldo, Porta al Prato is more attractive on yield. A 1-bedroom apartment rents for about €1,150 per month and produces about 3.6% net yield.
Campo di Marte, Libertà offers a strong stability profile because it is a real residential district rather than a pure tourist bet. A 1-bedroom apartment rents for about €1,200 and produces about 3.3% net yield.
The honest interpretation is that high rent alone is not enough. Centro and Oltrarno are safer for tenant depth, but Leopoldo is usually the better income compromise.
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.
Which areas look overpriced relative to their rental income in Florence?
The Florence areas that look most overpriced relative to rental income are Michelangelo, Porta Romana, Bolognese, Le Cure, Settignano, Rovezzano, and parts of Oltrarno.
These are desirable places to live, but the rental-yield case is weaker because purchase prices are high relative to achievable rent.
Michelangelo, Porta Romana is the clearest example. A 1-bedroom apartment is estimated at €363,000 and €1,390 monthly rent, but the net yield is only 2.8%.
The same issue appears in 2-bedroom apartments. Michelangelo, Porta Romana 2-bedroom apartments are estimated at €483,000 and €1,750 monthly rent, producing only 2.7% net yield.
Bolognese, Le Cure is livable and green, but the 1-bedroom net yield is only 2.9%. Settignano, Rovezzano is similar, with 2.8% net yield for 1-bedroom apartments and 2.7% for 2-bedroom apartments.
The trade-off is not bad neighborhood versus good neighborhood. It is income return versus lifestyle, quiet, views, prestige, and long-term ownership appeal.
Which neighborhoods should I avoid even if the rental yield looks attractive in Florence?
Beginner Florence rental investors should be careful with Ugnano, Mantignano, Firenze Nord, and some parts of L’Isolotto, even when the headline yield looks attractive.
The issue is not always rent. The real issue is tenant depth, transport access, building quality, resale liquidity, and whether the exact apartment is easy to let.
Ugnano, Mantignano has the lowest studio purchase price in the table at €135,000 and a respectable 3.7% net studio yield. But it also has the lowest rent base, with studios modeled at only €680 per month.
Firenze Nord looks better numerically, with 3.9% net yield for studios and 3.5% net yield for 1-bedroom apartments. The caution is that the area is more infrastructure-led and micro-location-sensitive than the most established residential districts.
L’Isolotto can work well when the apartment is close to useful tram access and services. It becomes much weaker when the unit is disconnected from the transport and daily-life reasons renters choose the area.
The avoid rule is not to reject these neighborhoods entirely. The rule is to avoid buying there unless the exact apartment, building condition, transport access, and rent evidence are clearly strong.
Which neighborhoods look risky even though the rental yield is high in Florence?
The Florence neighborhoods that can look risky despite high rental yield are Ugnano, Mantignano, Firenze Nord, and L’Isolotto.
The headline yield can be high because purchase prices are low, not because rental demand is exceptionally deep.
Ugnano, Mantignano produces about 3.7% net yield for studios and 3.4% net yield for 1-bedroom apartments. But the monthly rent levels, €680 for studios and €910 for 1-bedrooms, show a thinner rent base than central or semi-central Florence.
Firenze Nord offers strong modeled yields, including 6.2% gross yield for studios and 5.6% gross yield for 1-bedroom apartments. The risk is that resale liquidity and tenant quality may depend heavily on the building and immediate surroundings.
L’Isolotto is more balanced, with 3.6% net yield for studios and 3.3% for 1-bedroom apartments. Still, the Florence apartment rental yield case is stronger near transport and daily services than in weaker sub-locations.
A safer alternative is Leopoldo, Porta al Prato. It offers similar or better yields, but with stronger centrality and broader tenant demand.
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What neighborhoods should I avoid when buying a rental apartment in Florence?
For beginner rental investors in Florence, the avoid list is Ugnano, Mantignano for most first purchases, Michelangelo, Porta Romana for income-only investing, and weak micro-locations inside Firenze Nord or L’Isolotto.
This is not a full-neighborhood ban. It is a warning that some areas require more local judgment than a foreign individual buyer may have at the beginning.
Avoid Ugnano, Mantignano if the only attractive number is the purchase price. The area has the lowest estimated studio purchase price at €135,000, but also the lowest modeled studio rent at €680 per month.
Avoid Michelangelo, Porta Romana if the main objective is rental income. It has the highest purchase prices in the dataset, with 2-bedroom apartments estimated at €483,000, but the net yield is only 2.7%.
Avoid weaker Firenze Nord buildings if the apartment relies only on cheap price. The area can work near tram, work nodes, or practical services, but generic low-cost stock is riskier.
Avoid disconnected L’Isolotto apartments where the rent looks fine on paper but the tenant pool is narrow. The simple beginner rule is this: in Florence, avoid apartments where the yield depends on ignoring access, building quality, or resale liquidity.
Which neighborhoods are seeing rental demand weaken, and why, in Florence?
The Florence neighborhoods most exposed to weaker or more selective rental demand are the most tourist-dependent parts of Centro and Oltrarno, plus weaker outer areas without strong transport.
This does not mean demand disappears. It means the demand mix is changing, and some old assumptions about easy tourist-rental income are less safe.
Centro and Oltrarno still have very high rent levels. Centro studios rent for about €1,100 per month, while Oltrarno studios rent for about €1,140 per month.
The issue is that tighter short-let rules make tourist-rental upside harder to underwrite for a beginner buyer. A long-term rent model is more cautious and usually more useful for individual investors.
In outer areas, demand weakens when the apartment is far from tram, universities, hospitals, employment nodes, or daily services. Ugnano, Mantignano is the warning case because it has Florence’s lowest rent levels across all three modeled apartment types.
The honest interpretation is that Florence is not a weak rental city. It is a city where rental demand is rotating away from speculative tourist assumptions and toward realistic long-term tenant demand.
Which neighborhoods are seeing new developments that could create stronger rental demand in Florence?
The Florence neighborhoods most likely to benefit from demand-creating development are Firenze Sud, Gavinana-facing areas, Leopoldo, Porta al Prato, Firenze Nord, and Serpiolle, Careggi.
The important point is that demand-creating development is not the same as new apartment supply. Better transport, hospitals, universities, and employment access can deepen the tenant pool, while more apartments can simply create competition.
Firenze Sud is the most future-facing case because tram expansion toward Bagno a Ripoli can improve access and reduce car dependence. That matters because Florence renters often pay more for convenient movement around the city.
Leopoldo, Porta al Prato already benefits from station access and the western side of the historic center. Its 1-bedroom net yield of 3.6% is one of the strongest in the dataset.
Firenze Nord also benefits from transport logic and airport-side connectivity, but it remains building-specific. A good apartment near practical transport is very different from a cheaper unit in a weaker micro-location.
Serpiolle, Careggi is less about lifestyle development and more about institutional demand. Hospital and university-linked renters can make smaller apartments more resilient than the area name alone suggests.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Florence?
The Florence neighborhoods that have become less attractive for apartment investors over the last 12 months are Michelangelo, Porta Romana, parts of Oltrarno, and the most tourist-dependent parts of Centro.
The point is not that these are bad Florence neighborhoods. The problem is that the balance between purchase price, rent, regulation, and net yield has become less forgiving.
Michelangelo, Porta Romana is the clearest income warning because it has premium pricing but weak yields. A studio is estimated at €246,000 and €1,050 monthly rent, producing only 3.2% net yield.
The large-unit profile is even weaker. A 2-bedroom apartment in Michelangelo, Porta Romana is estimated at €483,000 and €1,750 monthly rent, but the net yield is only 2.7%.
Oltrarno remains highly desirable, but it is expensive and exposed to short-let policy risk. Its 1-bedroom rent of €1,510 is strong, but the purchase price of €363,000 leaves less margin for mistakes.
Centro is still liquid and easy to understand, but the simple Airbnb-style investment story is less safe than before. A beginner buyer should underwrite Centro using realistic long-term rent, not optimistic tourist-rental assumptions.
The practical conclusion is to avoid weak versions of these areas: low-yield premium apartments, overpriced tourist-core units, and large apartments where the rent does not keep pace with the capital required.
Which apartment types are becoming harder to rent in Florence, and in which neighborhoods?
The apartment type becoming harder to rent in Florence is the expensive 2-bedroom apartment in premium or weakly connected areas.
Two-bedroom apartments can still rent, but they are usually less efficient for pure rental income because the purchase price rises faster than the achievable long-term rent.
The dataset shows the pattern clearly. Florence 2-bedroom apartments average about 3.0% net yield, below studios at about 3.5% and 1-bedroom apartments at about 3.2%.
In premium areas, the problem is more visible. Michelangelo, Porta Romana 2-bedroom apartments show only 2.7% net yield, while Oltrarno 2-bedroom apartments show about 2.9% net yield.
In weaker outer areas, 2-bedroom apartments can also be harder if the tenant pool is mostly singles, students, budget-sensitive renters, or workers who prefer smaller units. Ugnano, Mantignano and parts of Firenze Nord need careful unit selection.
Studios and 1-bedroom apartments remain more liquid when priced correctly. The safest Florence rental apartment is usually a compact unit near transport, a hospital, a university, the station, or central employment demand.
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INSIGHTS
These insights are drawn from the Florence apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Florence.
- Florence studios show the strongest simple income profile. The citywide pattern is clear: smaller apartments convert purchase price into rent more efficiently than larger units.
- Leopoldo, Porta al Prato is the cleanest yield pocket in the dataset. It has about 4.0% net yield for studios and 3.6% for 1-bedroom apartments, while still staying close enough to the center to support renter demand.
- Bellosguardo, Galluzzo is unusually balanced. It combines strong modeled rents with lower purchase prices than premium inner Florence, which is why its studio and 1-bedroom yields match Leopoldo, Porta al Prato.
- Campo di Marte, Libertà is a stability choice more than a maximum-yield choice. The area’s 1-bedroom net yield of 3.3% is solid, but the stronger argument is its deeper residential tenant base.
- Centro is liquid, expensive, and easy to rent, but not always efficient. The rent numbers are high, yet the purchase prices absorb much of the income advantage.
- Oltrarno has strong rent levels but weaker pure yield. A 1-bedroom rent of about €1,510 per month is attractive, but the estimated €363,000 purchase price keeps the net yield near 3.1%.
- Michelangelo, Porta Romana is more convincing as a lifestyle or capital-preservation purchase than as an income investment. Its 1-bedroom net yield of 2.8% is one of the weakest in the dataset.
- Firenze Nord can look strong on yield, but the investor must be selective. Its 3.9% net studio yield is attractive, but tenant quality and resale liquidity depend heavily on the exact building and access.
- Ugnano, Mantignano is cheap, but cheapness is not the same as safety. The low purchase price helps yield, but the low rent base signals a thinner tenant pool.
- L’Isolotto works best when transport access is strong. The area’s yields are decent, but weak sub-locations can turn a good-looking yield into a vacancy and resale problem.
- Legnaia, Soffiano gives a useful middle-market profile. It is less expensive than central Florence, but still has enough renter demand to support 3.3% net yield for 1-bedroom apartments.
- Careggi is an institutional-demand play. Hospital and university-related renters can support long-term demand even when the neighborhood lacks the prestige of central Florence.
- Two-bedroom apartments are usually less efficient for income investors. They can earn higher monthly rent, but the extra purchase price usually reduces net rental yield.
- Foreign buyers should compare net yield, not only gross yield. Vacancy, maintenance, tax friction, reletting costs, building charges, and management effort can materially change the real return.
- The most important Florence risk is not always the neighborhood name. The real risk is buying an apartment with weak transport, poor building condition, narrow tenant demand, or a price that only makes sense under optimistic short-let assumptions.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Florence neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type.
For each area, we looked separately at studio apartments, 1-bedroom apartments, and 2-bedroom apartments, using comparable surface ranges and current residential market evidence.
We manually researched current residential sale and rental listings across major Italian real estate platforms relevant to Florence, including Immobiliare.it, idealista, and Casa.it.
We did not reuse a third-party rental yield dataset. We created our own dataset by reviewing live market listings, removing duplicates, excluding non-comparable properties, filtering unrealistic asking prices, and cleaning out luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other properties that would distort the estimate.
First, we collected sale listings for each neighborhood and property type. Then we cleaned the sample and kept only reasonably comparable apartments based on location, property type, size, condition, and listing quality.
Sale prices were normalized on a euro per square meter basis where possible. We used the median price as the main reference where the sample allowed it, or the average only when the sample was clean and not distorted by outliers.
We then built the rental side of the dataset separately. For the same Florence neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we did not apply a blind flat discount across every property. The deduction was adjusted by neighborhood and apartment type, reflecting differences in condominium charges, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, insurance, building costs, and reletting risk.
In other words, a small central apartment, a larger family apartment, and a cheaper outer-neighborhood apartment were not treated as if they had the same operating cost profile.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless the comparable area was widened carefully.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Florence.
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