As of June 2026, apartments in Lucca cost about €2,350 to €2,450 per m² on the asking market, with a practical buyer budget closer to €2,250 to €2,350 per m² after normal negotiation.
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Lucca is not one single apartment market, because Centro Storico, Sant’Anna, San Marco, San Concordio, Arancio and the outer villages all behave differently.
For a foreign buyer in Lucca in 2026, the safest budget is the purchase price plus taxes, agency fees, notary fees, basic checks, and a realistic renovation reserve.
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 Lucca.
Insights
- Lucca apartment prices in 2026 look reasonable at city level, but Centro Storico can cost almost twice as much as Sant’Anna or San Donato.
- A standard Lucca apartment in 2026 often needs an all-in budget of about €260,000 to €275,000, even when the visible purchase price is closer to €240,000.
- San Marco, San Filippo and Arancio are the most interesting near-centre areas because they stay practical for daily life and remain cheaper than Centro Storico.
- Foreign buyers should not judge Lucca only by portal averages, because OMI official values and asking prices can tell very different stories.
- Small apartments in Lucca are not always easy to find, because much of the local housing stock was built for families rather than short-let investors.
- For a first-time buyer in Lucca in 2026, Sant’Anna is often the cleanest compromise between price, services, resale demand and access to the walls.
- Cheap villages such as Nozzano, Balbano and Ponte a Moriano can work for lifestyle buyers, but they are less liquid than central Lucca apartment areas.
- The biggest hidden cost in Lucca is often renovation, because older apartments can need windows, heating, wiring, bathrooms, roofs or damp work.
- New-build apartments in Lucca are expensive because they usually include rare features such as parking, energy efficiency, lift access and easier maintenance.
How much do apartments really cost in Lucca in 2026?
What's the average and median apartment price in Lucca in 2026?
As of June 2026, the average apartment price in Lucca is about €235,000 to €255,000, or about $272,000 to $295,000, while the median apartment price in Lucca is closer to €210,000, or about $243,000.
That means the average apartment price per square meter in Lucca in 2026 is about €2,350 to €2,450 per m², or about $2,720 to $2,830 per m², which is roughly €218 to €228 per sq ft, or about $253 to $264 per sq ft.
For most standard apartments in Lucca in 2026, a realistic live market range is about €130,000 to €450,000, or about $150,000 to $521,000, with the lower end usually outside Centro Storico and the higher end usually inside or very close to the walls.
How much is a studio apartment in Lucca in 2026?
As of June 2026, a typical studio apartment in Lucca costs about €115,000, or about $133,000, with the exact price depending mostly on whether the apartment is inside Centro Storico or in a practical outer area.
Entry-level to mid-range studios in Lucca in 2026 usually cost about €95,000 to €145,000, or about $110,000 to $168,000, while renovated or charming high-end studios inside Centro Storico can reach about €140,000 to €180,000, or about $162,000 to $208,000.
Most studio apartments in Lucca are small, usually around 30 to 45 m², because the city has fewer investor-style micro-units than markets built mainly around modern rental blocks.
How much is a one-bedroom apartment in Lucca in 2026?
As of June 2026, a typical one-bedroom apartment in Lucca costs about €165,000 to €175,000, or about $191,000 to $203,000, if the apartment is in a normal near-centre or first-ring location.
Entry-level to mid-range one-bedroom apartments in Lucca usually cost about €135,000 to €210,000, or about $156,000 to $243,000, while high-end or luxury one-bedroom apartments in Centro Storico often cost about €200,000 to €280,000, or about $232,000 to $324,000.
A normal one-bedroom apartment in Lucca is often around 50 to 65 m², with larger layouts more common in older buildings than in modern investment-style developments.
How much is a two-bedroom apartment in Lucca in 2026?
As of June 2026, a typical two-bedroom apartment in Lucca costs about €240,000, or about $278,000, which is a useful working number for a normal 80 to 95 m² apartment outside the most expensive historic-centre stock.
Entry-level to mid-range two-bedroom apartments in Lucca usually cost about €190,000 to €320,000, or about $220,000 to $370,000, while renovated high-end two-bedroom apartments in Centro Storico often move into the €300,000 to €450,000 range, or about $347,000 to $521,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Lucca.
How much is a three-bedroom apartment in Lucca in 2026?
As of June 2026, a typical three-bedroom apartment in Lucca costs about €360,000, or about $417,000, but the spread is wide because size, condition and historic-centre charm matter a lot.
Entry-level to mid-range three-bedroom apartments in Lucca usually cost about €285,000 to €500,000, or about $330,000 to $579,000, while luxury three-bedroom apartments with views, frescoes, terraces or lift access in Centro Storico can exceed €550,000, or about $637,000.
A normal three-bedroom apartment in Lucca is often around 105 to 130 m², while older Centro Storico apartments can be larger and more expensive to maintain.
What's the price gap between new and resale apartments in Lucca in 2026?
As of June 2026, new-build or fully rebuilt apartments in Lucca typically cost about 20% to 35% more than ordinary resale apartments, mainly because modern supply near the walls is limited.
New-build apartments in Lucca in 2026 often cost about €3,000 to €3,800 per m², or about $3,470 to $4,400 per m², which is roughly €279 to €353 per sq ft, or about $323 to $409 per sq ft.
Ordinary resale apartments in Lucca often cost about €2,000 to €2,400 per m², or about $2,320 to $2,780 per m², which is roughly €186 to €223 per sq ft, or about $215 to $258 per sq ft.
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Can I afford to buy in Lucca in 2026?
What's the typical total budget (all-in) to buy an apartment in Lucca in 2026?
As of June 2026, the typical all-in budget to buy a standard apartment in Lucca is about €258,000 to €275,000, or about $299,000 to $318,000, if the apartment price itself is around €240,000.
This all-in Lucca apartment budget usually includes purchase tax, notary fees, agency fees, mortgage setup costs, basic legal or translation help, and a small buffer for first repairs or furniture.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Lucca property pack.
What down payment is typical to buy in Lucca in 2026?
As of June 2026, a foreign non-resident buyer should often expect to put down about 35% to 50% of the apartment price in Lucca, which means roughly €84,000 to €120,000, or about $97,000 to $139,000, on a €240,000 apartment before closing costs.
Most Italian banks are more comfortable with a minimum down payment of about 20% to 35% for strong resident buyers, but foreign buyers in Lucca should not assume the easiest 80% loan-to-value structure.
For better mortgage terms in Lucca in 2026, a safer target is a 40% to 50% cash contribution including costs, especially if income is earned outside Italy.
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Which neighborhoods are cheapest or priciest in Lucca in 2026?
How much does the price per m² for apartments vary by neighborhood in Lucca in 2026?
As of June 2026, apartment prices in Lucca vary from about €1,300 to €4,000 per m², or about $1,500 to $4,630 per m², which is roughly €121 to €372 per sq ft, or about $140 to $430 per sq ft.
The most affordable Lucca apartment areas in 2026 include Arliano, Balbano, Nozzano, Ponte a Moriano and Moriano-Brancoli, where typical prices are often about €1,300 to €1,700 per m², or about $1,500 to $1,970 per m².
The most expensive Lucca apartment areas in 2026 are Centro Storico and the strongest near-wall locations such as San Marco, Acquacalda, San Filippo and Arancio, where typical prices often run from about €2,700 to €4,000 per m², or about $3,130 to $4,630 per m².
What neighborhoods are best for first-time buyers on a budget in Lucca in 2026?
As of June 2026, the best Lucca neighborhoods for first-time buyers on a budget are Sant’Anna, San Donato and San Concordio, with San Vito and Ponte a Moriano also worth checking if the buyer accepts more trade-offs.
In these budget-friendly Lucca neighborhoods, a standard apartment often costs about €130,000 to €260,000, or about $150,000 to $301,000, depending on size, condition and distance from the walls.
Sant’Anna, San Donato and San Concordio work well because they give buyers shops, services, transport, easier parking and faster access to central Lucca than the outer villages.
The main trade-off is that these areas are less postcard-like than Centro Storico, so buyers should focus on building quality, noise, parking and resale demand rather than charm alone.
Which neighborhoods have the fastest-rising apartment prices in Lucca in 2026?
As of June 2026, the fastest-rising Lucca apartment areas appear to be San Marco-San Filippo, Moriano-Brancoli and San Concordio, with San Pietro-Antraccoli also showing useful momentum.
Recent portal data suggests that San Marco-San Filippo is around +12% year on year, Moriano-Brancoli is around +7%, and San Concordio is around +6%, although these are asking-price signals rather than notarized sale-price data.
The main growth driver is that buyers want practical areas close to Lucca’s walls, services and transport, but many buyers no longer want to pay full Centro Storico prices.
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What extra costs will I pay on top of the apartment price in Lucca in 2026?
What are all the buyer closing costs when you buy an apartment in Lucca?
For a typical €240,000 apartment purchase in Lucca in 2026, buyer closing costs are often about €24,000 to €31,000, or about $28,000 to $36,000, if the purchase is a normal resale second-home or foreign-use case.
The main closing costs in Lucca are registration tax or VAT, cadastral tax, mortgage tax, notary fees, agency commission, mortgage setup costs, valuation fees, translation and extra legal checks.
The largest closing cost is usually either the agency fee or the tax bill, depending on whether the buyer is purchasing resale property, new-build property, first home or second home.
Some costs vary between transactions, because agency fees, notary fees, mortgage fees and optional legal support can change, while the main tax rules are set by Italian law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Lucca?
In Lucca in 2026, buyers should usually budget about 10% to 13% of the purchase price for closing costs on a normal resale apartment when first-home relief does not clearly apply.
A realistic low-to-high range for Lucca apartment closing costs is about 7% to 18%, with the low end more likely for resale first-home purchases and the high end more likely for new-build second homes.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Lucca.
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What are the ongoing monthly and yearly costs of an apartment in Lucca in 2026?
What are typical HOA fees in Lucca right now?
Condominium fees are common for apartments in Lucca, and a normal apartment owner in 2026 should often budget about €70 to €140 per month, or about $81 to $162 per month.
Basic buildings in Lucca can be closer to €30 to €70 per month, or about $35 to $81 per month, while buildings with a lift, garden, gate, shared heating or major works can reach €120 to €250 per month, or about $139 to $289 per month.
What utilities should I budget monthly in Lucca right now?
For a typical apartment in Lucca in 2026, a practical monthly utility budget is about €180 to €280, or about $208 to $324, for electricity, gas, water and internet.
The realistic range is about €110 to €380 per month, or about $127 to $440, because a small renovated studio uses much less energy than an older three-bedroom apartment with poor windows.
This Lucca utility budget normally includes electricity, gas heating or cooking, water, internet and basic household running costs, but it does not include condominium fees or property tax.
The most expensive utility for many Lucca apartment owners is winter heating, especially in older buildings with low energy ratings and thick historic walls.
How much is property tax on apartments in Lucca?
For a second home or investment apartment in Lucca in 2026, a typical annual IMU property tax budget is about €900 to €1,600, or about $1,040 to $1,850, on a mid-market apartment.
IMU in Lucca is calculated from cadastral income and official coefficients, not from the market purchase price, and qualifying main homes are generally exempt unless they fall into luxury cadastral categories.
A realistic annual property tax range for Lucca apartments is about €600 to €2,400, or about $695 to $2,780, depending on cadastral value, use, ownership structure and any local reduction that applies.
What's the yearly building maintenance cost in Lucca?
In Lucca in 2026, a normal apartment owner should usually set aside about €2,000 to €3,000 per year, or about $2,320 to $3,470, for building maintenance on a €240,000 resale apartment.
A realistic yearly maintenance range is about 0.5% to 1.5% of property value, but older Centro Storico apartments or properties needing upgrades can cost more in the first years.
Building maintenance in Lucca often includes ordinary repairs, roof and façade contributions, stairwell work, damp repairs, heating system care, window upgrades and shared-building works.
Some maintenance is included in condominium fees, but major works in Lucca are usually charged separately through special assessments, so buyers should always read condominium meeting minutes before signing.
How much does home insurance cost in Lucca?
In Lucca in 2026, a normal apartment insurance policy usually costs about €250 to €450 per year, or about $289 to $521, for a standard owner-occupied or second-home apartment.
A realistic annual insurance range is about €150 to €700, or about $174 to $810, depending on coverage for fire, liability, water damage, contents, legal support and rental use.
Home insurance is usually optional for an apartment owner in Lucca, but a bank can require insurance if the buyer takes a mortgage, and landlords should check that rental use is covered.
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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 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 | It is Italy’s official public source for property value ranges by OMI zone. | We used it as the official check on Lucca apartment values. We did not treat portal asking prices as final sale prices without comparing them to OMI ranges. |
| Idealista price report - Lucca | It is a major Italian property portal with current asking-price time series. | We used it to understand the June 2026 direction of Lucca asking prices. We cross-checked it because portal data is not notarized sale data. |
| Idealista price report - Lucca province | It helps separate Lucca city from the expensive Versilia coastal market. | We used it for broader provincial context. We did not use it as the main source for Lucca city apartment pricing. |
| Immobiliare.it market report - Lucca | It is a large Italian listings marketplace with current local market data. | We used it to validate citywide price levels and market direction. We compared it with Idealista because both are asking-price sources. |
| Wikicasa Lucca quotations | It gives useful neighborhood-level prices and rents for Lucca areas. | We used it to name specific Lucca neighborhoods and compare price gaps. We checked its hierarchy against OMI and major portals. |
| Mercato-Immobiliare.info Lucca observatory | It provides another view of active Lucca listing areas and market signals. | We used it as a secondary check on which areas have enough listing depth. We did not rely on it alone for final price estimates. |
| Comune di Lucca - IMU 2026 | The municipality publishes the local IMU rules that apply in Lucca. | We used it for second-home and non-primary residence tax assumptions. We treated it as stronger than generic tax calculators. |
| Comune di Lucca - IMU calculator | It is Lucca’s official tool for estimating IMU from cadastral data. | We used it to translate IMU rules into buyer-friendly ranges. We still explain that exact IMU depends on cadastral value. |
| Sistema Ambiente Lucca - TARI | It is the local waste-service source for TARI in Lucca. | We used it to explain waste tax as a recurring local cost. We estimated budgets from normal apartment sizes because bills depend on surface and household composition. |
| Agenzia delle Entrate - home purchase taxes | It is the official national source for Italian home purchase taxes. | We used it for registration tax, VAT, cadastral tax and mortgage tax. We separated first-home and second-home scenarios for foreign buyers. |
| Agenzia delle Entrate - first-home relief | It explains the official conditions for Italian first-home tax benefits. | We used it to avoid assuming that every foreign buyer gets first-home treatment. We flagged residence and eligibility as key checks. |
| Consiglio Nazionale del Notariato - fiscal aspects | Italian notaries are central to property conveyancing and purchase taxes. | We used it to verify closing-cost categories and tax logic. We combined it with Agenzia delle Entrate because tax law and transaction practice are not identical. |
| Banca d’Italia - regional economy and credit | It is the central-bank source for regional economic and credit conditions. | We used it for mortgage and credit context in Tuscany. We adjusted the mortgage assumptions for foreign buyers because banks are often more conservative with non-residents. |
| Banca d’Italia - household credit statistics | It gives official credit statistics for households and home loans. | We used it to check the wider mortgage environment. We did not use it to promise that a specific buyer will get a specific loan-to-value ratio. |
| ARERA - electricity and gas values | ARERA is Italy’s public energy regulator. | We used it to anchor utility-cost assumptions. We then adapted the estimates to Lucca apartment sizes, heating needs and older building stock. |
| European Central Bank - EUR/USD exchange rate | It is the official euro-area source for euro reference exchange rates. | We used it to convert euro amounts into simple dollar estimates. We rounded conversions because exchange rates move daily. |
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