What are housing prices like in Lucca right now? (2026)

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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 Lucca. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in Lucca in 2026?

The median housing price in Lucca in 2026 is often more useful than the average because the average is pushed upward by expensive villas, restored farmhouses, and rare historic-center homes.

We are writing this as of 2026, using the latest Lucca housing price data collected from authoritative sources and manually double checked.

The median housing price in Lucca in 2026 is about €310,000, or about $358,000, while the average housing price in Lucca in 2026 is about €420,000, or about $486,000.

For 80% of residential properties in the Lucca market in 2026, a realistic price range is about €120,000 to €1,050,000, or about $139,000 to $1,214,000.

A realistic entry range in Lucca in 2026 is about €95,000 to €170,000, or about $110,000 to $197,000, usually for an existing 45 to 65 sqm apartment in Ponte a Moriano, Moriano-Brancoli, Tempagnano, or Nozzano.

A typical luxury property in Lucca in 2026 costs about €900,000 to €2,200,000, or about $1,040,000 to $2,543,000, usually for a restored 220 to 350 sqm villa, a large historic apartment, or a country home with garden near Centro Storico, Monte San Quirico, or Santa Maria del Giudice.

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Lucca.

Are Lucca property listing prices close to the actual sale price in 2026?

In Lucca in 2026, final sale prices are usually about 5% to 7% below the listing price, with 6% as a practical central estimate.

The gap is not larger because good homes inside the walls, near the historic center, and in attractive villa zones are limited. The gap can become much larger, often 8% to 12%, when a Lucca property is overpriced, needs heavy renovation, has poor energy performance, or sits in a weaker outer area.

What is the price per sq m or per sq ft for properties in Lucca in 2026?

As of 2026, the median housing price in Lucca is about €2,200 per sqm, or about $2,543 per sqm, which equals about €204 per sqft, or about $236 per sqft. The average housing price in Lucca is about €2,350 per sqm, or about $2,717 per sqm, which equals about €218 per sqft, or about $252 per sqft.

The highest price per sqm in Lucca in 2026 is usually found in small or mid-size renovated apartments in Centro Storico, while the lowest price per sqm is usually found in larger older homes in outer villages because renovation costs and car dependence reduce buyer demand.

The highest price per sqm in Lucca in 2026 is generally in Centro Storico, at about €3,500 to €4,300 per sqm, followed by San Marco, Acquacalda, San Vito, San Concordio, and Pontetetto. The lowest ranges are usually in Ponte a Moriano, Moriano-Brancoli, Nozzano, Arliano, and Balbano, where typical prices are closer to €1,350 to €1,750 per sqm.

How have property prices evolved in Lucca?

Compared with one year ago, housing prices in Lucca are up by about 4% to 6% in nominal terms, with 5% as a reasonable central estimate. The main reason is simple: good homes in central and close-in areas are scarce, while buyer demand has stayed broad.

Compared with two years ago, housing prices in Lucca are likely up by about 8% to 11% in nominal terms. This rise comes from a mix of tighter supply, better buyer confidence, and stronger demand for renovated homes with outdoor space, parking, and practical daily access.

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 Lucca.

How do Lucca property prices vary by housing type in 2026?

In the Lucca residential market in 2026, apartments make up about 42% of listings, terraced houses about 16%, detached or semi-detached houses about 18%, villas about 12%, country houses about 8%, and new or recently redeveloped homes about 4%, because the market mixes historic-center flats with suburban houses and countryside properties.

In Lucca in 2026, a normal apartment averages about €270,000, or $312,000, while a historic-center apartment averages about €430,000, or $497,000. A terraced house is closer to €340,000, or $393,000, a detached or semi-detached house is around €480,000, or $555,000, a villa is around €1,150,000, or $1,329,000, a country house is around €760,000, or $879,000, and a new or recently redeveloped unit is around €500,000, or $578,000.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in Lucca?
• How much should you pay for an apartment in Lucca?

How do property prices compare between existing and new homes in Lucca in 2026?

In Lucca in 2026, new-build or fully redeveloped homes usually cost about 15% to 25% more than comparable older homes, with 20% as a useful planning estimate.

This premium exists because modern homes are relatively rare in Lucca, and buyers pay extra for better energy performance, updated systems, easier maintenance, and fewer renovation surprises.

How do property prices vary by neighborhood in Lucca in 2026?

In Centro Storico, buyers mostly find renovated apartments, historic flats, and occasional palazzo-style units. Prices in Lucca’s historic center usually range from about €300,000 to €850,000, or about $347,000 to $983,000, because walkability, charm, tourism appeal, and scarcity all support higher prices.

In Monte San Quirico and La Maulina, buyers usually find villas, semi-detached houses, larger apartments, and homes with outdoor space. Prices often range from about €350,000 to €950,000, or about $405,000 to $1.10 million, because the area is greener and quieter while still close to the city walls.

In Ponte a Moriano and Moriano-Brancoli, buyers usually find older apartments, village houses, and larger homes that may need updates. Prices often range from about €110,000 to €380,000, or about $127,000 to $439,000, because these areas are farther from the prime center and less walkable for daily life.

You will find a much more detailed analysis by areas in our property pack about Lucca. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

Area in Lucca	Simple buyer label	Typical price range	Typical range per sqm	Typical range per sqft
Centro Storico	Prime, walkable, tourist appeal	€300k to €850k / $347k to $983k	€3,500 to €4,300 / $4,046 to $4,971	€325 to €400 / $376 to $462
San Marco / Acquacalda / San Vito	Popular and close-in	€230k to €650k / $266k to $751k	€2,400 to €3,000 / $2,774 to $3,468	€223 to €279 / $258 to $322
San Concordio / Pontetetto	Practical and commute-friendly	€200k to €520k / $231k to $601k	€2,250 to €2,800 / $2,601 to $3,237	€209 to €260 / $242 to $301
Arancio / San Filippo	Local and near services	€190k to €480k / $220k to $555k	€2,200 to €2,700 / $2,543 to $3,121	€204 to €251 / $236 to $290
Monte San Quirico / La Maulina	Green villa belt	€350k to €950k / $405k to $1.10m	€2,200 to €2,900 / $2,543 to $3,352	€204 to €269 / $236 to $311
Sant’Anna / San Donato	Family and practical	€180k to €450k / $208k to $520k	€1,900 to €2,400 / $2,196 to $2,774	€176 to €223 / $204 to $258
Tempagnano / Picciorana / Antraccoli	Value and local	€140k to €380k / $162k to $439k	€1,600 to €2,000 / $1,850 to $2,312	€149 to €186 / $172 to $215
Santa Maria a Colle / Maggiano / San Macario	Semi-rural and family	€180k to €520k / $208k to $601k	€1,600 to €2,100 / $1,850 to $2,428	€149 to €195 / $172 to $226
Nozzano / Arliano / Balbano	Budget and village	€120k to €420k / $139k to $486k	€1,400 to €1,750 / $1,618 to $2,023	€130 to €163 / $150 to $188
Ponte a Moriano / Moriano-Brancoli	Lowest range and northern villages	€110k to €380k / $127k to $439k	€1,350 to €1,650 / $1,561 to $1,907	€125 to €153 / $145 to $177
Massa Pisana / San Lorenzo a Vaccoli / Santa Maria del Giudice	Countryside and expat	€250k to €1.1m / $289k to $1.27m	€1,650 to €2,300 / $1,907 to $2,659	€153 to €214 / $177 to $247
Montuolo / Cerasomma / Fagnano / Meati	Rural edge and value	€150k to €520k / $173k to $601k	€1,700 to €2,200 / $1,965 to $2,543	€158 to €204 / $183 to $236

How much more do you pay for properties in Lucca when you include renovation work, taxes, and fees?

In Lucca in 2026, a buyer should usually budget about 8% to 15% extra on top of the purchase price for a good-condition resale home, and about 20% to 45% extra if renovation work is needed.

If you buy a Lucca property for about $200,000, or around €173,000, a safe extra budget is about €21,000 to €31,000 without major renovation. That means the all-in cost may land around €194,000 to €204,000, or about $224,000 to $236,000.

If you buy a Lucca property for about $500,000, or around €432,500, a normal extra budget is about €52,000 to €78,000 without major renovation. That means the all-in cost may land around €485,000 to €511,000, or about $561,000 to $591,000.

If you buy a Lucca property for about $1,000,000, or around €865,000, a realistic extra budget is often about €104,000 to €156,000 without major renovation. That means the all-in cost may land around €969,000 to €1,021,000, or about $1.12 million to $1.18 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 Lucca

Extra cost	Type	Estimated cost range
Registration tax, resale second home	Taxes	Usually around 9% of cadastral value. In real buying terms, this often feels closer to about 4% to 7% of the market price, depending on the cadastral value.
Registration tax, resale first home	Taxes	Usually around 2% of cadastral value. In many cases, the effective cost is about 1% to 2% of the market price.
VAT on new-build first home	Taxes	Usually 4% of the purchase price. On a €300,000 new home, that means about €12,000, or about $13,900.
VAT on new-build second home	Taxes	Usually 10% of the purchase price, or 22% for luxury cadastral categories. This makes new-build second homes much more expensive to close.
Notary fees	Fees	Usually about €2,000 to €5,000, or about $2,300 to $5,800. The exact amount depends on the property value and the complexity of the purchase.
Agency fee	Fees	Often 3% to 4% plus VAT. In Lucca, many buyers should expect about €7,000 to €20,000, or about $8,100 to $23,100.
Technical due diligence	Fees	Usually about €1,000 to €4,000, or about $1,200 to $4,600. This can include checks on planning status, cadastral records, systems, and renovation risks.
Light renovation	Renovation	Usually about €400 to €800 per sqm, or about $462 to $925 per sqm. This may cover painting, small repairs, minor bathroom work, and simple upgrades.
Medium renovation	Renovation	Usually about €900 to €1,500 per sqm, or about $1,040 to $1,734 per sqm. This may include kitchens, bathrooms, systems, flooring, and energy improvements.
Heavy renovation	Renovation	Usually about €1,600 to €2,500 per sqm, or about $1,850 to $2,890 per sqm. This may include structural work, roof work, full systems, insulation, and layout changes.
Furniture and appliances	Setup	Usually about €15,000 to €60,000, or about $17,000 to $69,000. The final amount depends heavily on size, taste, and whether the home is for personal use or rentals.

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 Lucca in 2026 with different budgets?

With $100,000, or about €86,500, there is not much market in Lucca in 2026, but you might find a 35 to 45 sqm existing apartment in Ponte a Moriano, an older studio outside the most popular areas, or a small village property needing renovation in an outer district.

With $200,000, or about €173,000, you can realistically look for a 55 to 70 sqm existing apartment in Tempagnano, a 60 sqm older apartment in Sant’Anna, or a small 80 to 100 sqm townhouse in Ponte a Moriano or Nozzano.

With $300,000, or about €259,500, you can look for a 75 to 90 sqm existing apartment in San Concordio, an 80 sqm older apartment in Arancio or San Filippo, or a 100 to 120 sqm townhouse in Sant’Anna or San Donato.

With $500,000, or about €432,500, you can look for a 90 to 110 sqm renovated apartment in Centro Storico, a 140 to 170 sqm updated townhouse in San Concordio, or a 160 to 190 sqm semi-detached house in Monte San Quirico or San Marco.

With $1,000,000, or about €865,000, you can look for a large 160 to 220 sqm renovated apartment in Centro Storico, a 220 to 280 sqm villa with garden in Monte San Quirico, or a restored country house near Lucca with land.

With $2,000,000, or about €1,730,000, there is a real but selective luxury market in Lucca, including a high-end 300 to 450 sqm restored villa near the walls, a prestigious historic residence in Centro Storico, or a restored farmhouse estate with pool and land in the Lucca countryside.

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 Lucca, 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 matters	How we used it
Agenzia delle Entrate OMI quotations	OMI is Italy’s official public database for semi-annual real estate value ranges by local market zone.	We used it as the official benchmark for residential value ranges. We treated it as a valuation anchor rather than a live listing source.
Banca d’Italia housing survey	This survey is run by Italy’s central bank with Tecnoborsa and OMI, using market feedback from real estate agents.	We used it to understand the gap between asking prices and closing prices. We also used it to judge why discounting is not very large in 2026.
ISTAT consumer price index	ISTAT is Italy’s national statistics institute and the main official source for inflation data.	We used it to make a simple inflation-adjusted reading of Lucca price growth. We kept the real-price estimates rounded so they remain easy to understand.
Immobiliare.it Lucca market prices	Immobiliare.it is one of Italy’s largest property portals and publishes current asking-price data by area.	We used it for the latest Lucca asking-price levels and neighborhood ranges. We cross-checked its data with other listing platforms before estimating transaction prices.
idealista Lucca price report	idealista is a major property portal with a monthly local price history and a clear price-report format.	We used it to check the one-year trend in Lucca. We also used its local breakdown to test whether the neighborhood ranking looked reasonable.
Wikicasa Lucca quotations	Wikicasa is a recognized Italian listing platform with visible local price tables and neighborhood data.	We used it as a third private-sector check on the average price per sqm. We did not use it alone because portal data reflects asking prices.
RealAdvisor Lucca market data	RealAdvisor aggregates asking prices and valuation data, including medians and broad market ranges.	We used it to estimate total property prices and broad 80% market ranges. We adjusted figures where needed to reflect likely closing prices.
Agenzia Entrate home purchase taxes	This is the official Italian tax authority guidance for home purchase taxes.	We used it to estimate taxes and transaction costs. We separated first-home, second-home, resale, and new-build cases because the tax treatment changes materially.
ECB euro reference rates	The ECB is the official source for euro reference exchange rates.	We used it to justify using a market reference rate for euro-dollar conversion. We rounded dollar values so the article stays readable.
Consiglio Nazionale del Notariato home buying guidance	The Italian notary system is central to property purchases, so notary guidance is useful for buyers.	We used it to support the explanation of buyer costs and due diligence. We also used it to keep the buying-cost section practical for non-professional readers.
Banca d’Italia interest rate statistics	Bank of Italy rate statistics help explain buyer financing conditions in Italy.	We used it as background for the market context. We did not use it to calculate individual affordability, because each buyer’s mortgage profile is different.
ISTAT construction and building data	ISTAT construction data helps explain the supply side of the housing market.	We used it as background for the new-home premium. We connected the limited modern supply in Lucca with the higher price of new or redeveloped homes.