Get all the data you need about the real estate market in Lucca
This blog post is updated regularly so the data you see here reflects the latest available information for 2026.
If you are thinking about buying an apartment in Lucca, this guide will show you exactly how prices differ from one neighborhood to the next.
You will find a full neighborhood ranking, a summary of key figures, and a clear explanation of how each price estimate was built.
And if you're planning to buy a property in Lucca, you may want to download our real estate pack about Lucca.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Lucca neighborhood for apartments | Piazza Napoleone - San Michele |
| Most affordable Lucca neighborhood for apartments | San Donato |
| Average price per square meter across all Lucca neighborhoods | Around 2,600 EUR/sqm |
| Median apartment price across Lucca | Around 235,000 EUR |
| Lowest realistic starting budget to buy an apartment in Lucca | Around 59,000 EUR (San Vito) |
| Most expensive apartment type in Lucca (by bedroom count) | Two-bedroom apartment |
| Most affordable apartment type in Lucca (by bedroom count) | Studio apartment |
| Average price for a studio apartment in Lucca | Around 97,000 EUR |
| Average price for a one-bedroom apartment in Lucca | Around 138,000 EUR |
| Average price for a two-bedroom apartment in Lucca | Around 210,000 EUR |
| Price gap between the most and least expensive Lucca neighborhoods | About 1,900 EUR/sqm (from 3,757 to 1,890 EUR/sqm) |
| Price spread across Lucca apartment neighborhoods | Prices range from around 1,890 to 3,757 EUR/sqm, a roughly 2x difference |
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Lucca neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Lucca apartment market by purchase price, from the most expensive to the most affordable.
For each Lucca neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Lucca.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Piazza Napoleone - San Michele | EUR 3,757/sqm | EUR 395,000 | EUR 135,000 | EUR 145,000 | EUR 215,000 | EUR 330,000 | Historic-core lifestyle buyers | Best central address in Lucca, strongest prestige, walk-everywhere living, and very liquid apartment demand inside the city walls | Limited parking, older buildings without lifts, and high renovation costs are common | Luxury |
| 2 | Piazza Anfiteatro - Torre Guinigi | EUR 3,699/sqm | EUR 385,000 | EUR 150,000 | EUR 143,000 | EUR 212,000 | EUR 325,000 | Premium second-home buyers | Iconic Lucca streetscape, strong tourist appeal, and excellent resale visibility for unique apartments in the historic center | Tourist pressure, street noise, and fewer practical family apartments than in outer Lucca neighborhoods | Luxury |
| 3 | Borgo Giannotti | EUR 2,650/sqm | EUR 255,000 | EUR 150,000 | EUR 108,000 | EUR 155,000 | EUR 235,000 | Walls-adjacent professionals | Just outside the Lucca walls, lively local services, and easier daily living than the narrow streets of the historic core | Stock is limited, prices rose fast, and the best flats sell quickly near the walls | Premium |
| 4 | San Marco | EUR 2,531/sqm | EUR 245,000 | EUR 105,000 | EUR 103,000 | EUR 148,000 | EUR 225,000 | Local upgrading households | Strong balance of access, services, and proximity to the Lucca walls for everyday apartment buyers | Main-road stretches feel less charming, and quality varies a lot between blocks | Premium |
| 5 | San Concordio | EUR 2,522/sqm | EUR 240,000 | EUR 95,000 | EUR 102,000 | EUR 147,000 | EUR 223,000 | Commuter-family buyers | Excellent station-side convenience in Lucca, practical amenities, and strong everyday apartment demand south of the walls | Some sections feel traffic-heavy, and the prettiest stock near the center commands a clear premium | Premium |
| 6 | Pontetetto - Sorbano del Giudice | EUR 2,460/sqm | EUR 235,000 | EUR 120,000 | EUR 100,000 | EUR 144,000 | EUR 218,000 | Value-seeking families | More space for the money, newer building stock in parts, and easier parking than central Lucca neighborhoods | Less walkable to the walls, patchier feel, and quality differs sharply by micro-location | Mid-Market |
| 7 | Arancio | EUR 2,315/sqm | EUR 220,000 | EUR 70,000 | EUR 94,000 | EUR 135,000 | EUR 205,000 | East-side practical buyers | Good east-side access in Lucca, regular apartment supply, and a useful trade-off between price and centrality | Busy roads and mixed building quality reduce the sense of prestige compared with wall-adjacent Lucca areas | Mid-Market |
| 8 | San Filippo | EUR 2,280/sqm | EUR 215,000 | EUR 150,000 | EUR 92,000 | EUR 133,000 | EUR 200,000 | Space-first households | Typically larger flats and a calmer setting than denser inner Lucca apartment districts | Smaller market depth means fewer choices and slower comparable sales when pricing a purchase | Mid-Market |
| 9 | San Vito | EUR 2,230/sqm | EUR 205,000 | EUR 59,000 | EUR 90,000 | EUR 130,000 | EUR 195,000 | Budget-conscious locals | Lower entry costs than San Marco, with established residential demand and useful daily amenities in Lucca | Less prestige, more variable stock quality, and some roads feel busier and more ordinary | Affordable |
| 10 | Santissima Annunziata | EUR 1,936/sqm | EUR 185,000 | EUR 96,000 | EUR 78,000 | EUR 113,000 | EUR 170,000 | First-time apartment buyers | Usually a softer price point with straightforward apartment stock for owner-occupiers in Lucca | Smaller sub-market, fewer standout buildings, and weaker premium upside than closer-in Lucca areas | Affordable |
| 11 | Sant'Anna | EUR 1,929/sqm | EUR 180,000 | EUR 120,000 | EUR 77,000 | EUR 112,000 | EUR 168,000 | Family-oriented owner-occupiers | Strong local services, practical roads, and broad appeal for everyday residential apartment buying in Lucca | Feels functional rather than distinctive, and better-located flats are priced above the area average | Affordable |
| 12 | San Donato | EUR 1,890/sqm | EUR 175,000 | EUR 85,000 | EUR 76,000 | EUR 110,000 | EUR 165,000 | Entry-level local buyers | Accessible budgets and a practical west-side location in Lucca for buyers prioritizing cost over prestige | Thin apartment supply and a less central feel limit upside compared with stronger Lucca districts | Budget |
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Key insights about apartment purchase prices in Lucca
Insights
- Lucca's historic core apartments (Piazza Napoleone and Piazza Anfiteatro) cost roughly 47% to 49% more per square meter than the city-wide average, making them a genuinely different price category from the rest of Lucca.
- The two top Lucca neighborhoods are priced almost identically at around 3,700 to 3,760 EUR per square meter, so choosing between them comes down to lifestyle rather than budget.
- The biggest single price drop in Lucca happens right at the city walls: moving from Centro Storico to San Marco cuts the price per square meter by roughly 1,200 EUR, which is about a third of the premium price.
- Borgo Giannotti is the most efficient "walls-adjacent" compromise in Lucca: you pay a premium over the mainstream market, but you avoid the full cost of being inside the historic center.
- San Marco and San Concordio are almost identically priced in 2026, at around 2,500 to 2,530 EUR per square meter, making them Lucca's two main options for everyday apartment buyers who want proximity to the center without luxury prices.
- A two-bedroom apartment in the most expensive Lucca neighborhood (around 330,000 EUR) costs almost exactly twice what a similar flat costs in San Donato (around 165,000 EUR), which is a clear illustration of how wide Lucca's price range really is.
- In Lucca, walkability to the walls matters more than building quality alone: the price premium is primarily driven by location relative to the walls, not by the condition or age of the apartment itself.
- San Vito offers the lowest realistic starting budget in Lucca at around 59,000 EUR, while still being inside an established urban area with daily amenities, making it the clearest entry point for budget-first buyers.
- Arancio and San Filippo sit in a quiet middle band of the Lucca market, around 2,280 to 2,315 EUR per square meter, and are useful for buyers who want real value without going to a peripheral location.
- The April 2026 Lucca apartment market is not showing weakness: both Immobiliare.it and Idealista data confirm that Lucca prices remain above year-ago levels across most neighborhoods.
- In Lucca, starting budgets vary enormously by neighborhood and matter more than average prices for first-time buyers, because entry-level stock is very uneven and some neighborhoods have very few small affordable units available.
- Sant'Anna is consistently popular with Lucca first-home buyers precisely because it is practical and well-served rather than glamorous, and it delivers a realistic ownership path without sacrificing day-to-day convenience.
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About our methodology
Estimating apartment purchase prices across Lucca's neighborhoods requires combining several types of sources, because no single official body publishes a neat, neighborhood-by-neighborhood apartment price table for everyday areas of the city.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Lucca.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Lucca neighborhood, we aggregated the freshest apartment purchase price data available in April 2026. The official benchmark we used is the OMI 2H 2025 dataset published by Agenzia delle Entrate in March 2026. We then layered on February 2026 asking-price dashboards from Immobiliare.it and Idealista to capture the most current market-facing prices visible at the time of writing. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each Lucca neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase in Lucca.
For each apartment category, we estimated an average purchase price using consistent size assumptions across all neighborhoods: 38 sqm for a studio, 55 sqm for a one-bedroom, and 85 sqm for a two-bedroom. These sizes reflect typical Lucca apartment formats.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels in Lucca.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. 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 Lucca.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Lucca, we rely on verifiable sources and a transparent methodology.
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 is authoritative | How we used it |
|---|---|---|
| Agenzia delle Entrate OMI | It is Italy's official property valuation reference, published by the national tax authority, making it the most reliable benchmark for Italian real estate prices. | We used it as the official anchor for Lucca apartment values. We applied the OMI 2H 2025 release, which was the latest official dataset available as of April 2026. |
| Agenzia delle Entrate OMI release note (2H 2025) | It is the official announcement confirming which OMI semester was published most recently, giving us a precise date anchor for our analysis. | We used it to confirm that 2H 2025 was the newest official release at the time of writing. We used it to justify layering fresher portal data on top of the official benchmark. |
| Immobiliare.it Lucca market page | Immobiliare.it is one of Italy's two largest property portals and publishes a regularly updated local market dashboard for Lucca with February 2026 data. | We used it for Lucca-wide apartment asking-price levels and grouped-zone price data. We used it to compare practical apartment-buying areas across the city. |
| Immobiliare.it Centro Storico (Lucca) market page | This page gives a narrower neighborhood-level market view specifically inside Lucca's historic center, with its own price series distinct from the wider city. | We used it to split the historic core into its two main sub-markets. We used it to rank and price the two most expensive apartment micro-areas inside the Lucca walls. |
| Idealista Lucca price report | Idealista is a major national Italian property portal with a published methodology and a regularly updated area price series for Lucca. | We used it to cross-check Lucca and neighborhood asking-price trends for February 2026. We used it to confirm whether grouped Lucca areas were moving up or down relative to the prior year. |
| Immobiliare.it Lucca apartments (live listings) | This is a live apartment-only marketplace showing current stock across all Lucca neighborhoods, giving direct access to real asking-price examples. | We used it to check real asking-price examples and neighborhood coverage. We used it to sense current entry points for actual apartments available for sale in Lucca. |
| Immobiliare.it Piazza Napoleone - San Michele apartments | It is a focused apartment listing page for one of Lucca's key central buying areas, giving direct price evidence for this specific micro-market. | We used it to estimate realistic starting budgets and flat sizes in this micro-market. We used it to cross-check the premium commanded over the rest of Lucca. |
| Immobiliare.it Piazza Anfiteatro - Torre Guinigi apartments | It is a focused apartment listing page for the second major historic-core micro-market in Lucca, enabling direct price comparison with Piazza Napoleone. | We used it to verify premium asking prices and typical apartment formats in this area. We used it to compare it directly with Piazza Napoleone - San Michele. |
| Immobiliare.it San Concordio apartments | It is a dedicated apartment listing page for one of Lucca's most active mainstream residential neighborhoods, giving direct market evidence for this area. | We used it to estimate current flat prices and starting budgets south of the Lucca walls. We used it to compare San Concordio directly with San Marco and Sant'Anna. |
| Immobiliare.it Sant'Anna apartments | It is a direct apartment listing page for one of Lucca's most searched residential areas, used by local families and first-home buyers. | We used it to estimate typical flat budgets and market depth in Sant'Anna. We used it to compare family-oriented stock with San Concordio and Santissima Annunziata. |
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