As of 2026, most foreign buyers should budget about €260,000 to €750,000 for a house in Lucca, with cheaper village houses below that range and prestige villas close to or above €1 million.
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Lucca is a special house market because buyers are not only paying for square metres, but also for the walls, the first hills, stone houses, gardens and quick access to Pisa airport.
This guide focuses only on houses in Lucca, not apartments, because terratetti, villas, farmhouses and houses with land behave very differently from flats inside the walls.
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.
How much do houses cost in Lucca as of 2026?
What's the median and average house price in Lucca as of 2026?
As of 2026, the estimated median house price in Lucca is about €390,000, about $451,000, or €390,000, while the estimated average house price in Lucca is about €560,000, about $647,000, or €560,000.
That means a realistic range covering most normal house purchases in Lucca in 2026 is roughly €260,000 to €750,000, about $300,000 to $867,000, or €260,000 to €750,000.
The average house price in Lucca is higher than the median because expensive villas, restored farmhouses and houses with land near the first hills pull the average upward.
At the median price in Lucca in 2026, a buyer can usually expect a livable 2 or 3-bedroom terratetto or semi-detached house of about 110 to 150 m² in areas such as Sant’Anna, San Donato, Arancio, San Vito, Antraccoli or Ponte a Moriano.
What's the cheapest livable house budget in Lucca as of 2026?
As of 2026, the cheapest realistic livable house budget in Lucca is about €150,000 to €180,000, about $173,000 to $208,000, or €150,000 to €180,000.
At this entry price in Lucca, livable usually means the house can be used now, but it may have older heating, basic finishes, limited outdoor space, weak energy performance and a less convenient location.
The cheapest livable houses in Lucca are usually found in Moriano-Brancoli, Ponte a Moriano, Nozzano, San Macario, San Pietro a Vico, Antraccoli and smaller hill or village areas farther from the walls.
A safer budget for a foreign buyer who wants fewer surprises in Lucca is €220,000 to €260,000, about $254,000 to $300,000, or €220,000 to €260,000, because this range starts to include more usable terratetti and small houses near services.
How much do 2 and 3-bedroom houses cost in Lucca as of 2026?
As of 2026, a typical 2-bedroom house in Lucca costs about €230,000 to €340,000, about $266,000 to $393,000, or €230,000 to €340,000, while a typical 3-bedroom house costs about €320,000 to €520,000, about $370,000 to $601,000, or €320,000 to €520,000.
A realistic 2-bedroom house budget in Lucca in 2026 is usually €230,000 to €340,000, about $266,000 to $393,000, or €230,000 to €340,000, with better value in Ponte a Moriano, San Vito, Antraccoli and Nozzano than near the walls.
A realistic 3-bedroom house budget in Lucca in 2026 is usually €320,000 to €520,000, about $370,000 to $601,000, or €320,000 to €520,000, especially in practical family areas such as Sant’Anna, San Donato, Arancio, San Concordio and San Marco.
The usual premium for moving from a 2-bedroom to a 3-bedroom house in Lucca is about €90,000 to €180,000, about $104,000 to $208,000, or €90,000 to €180,000, because buyers are often paying for more space, parking and a small garden.
How much do 4-bedroom houses cost in Lucca as of 2026?
As of 2026, a typical 4-bedroom house in Lucca costs about €480,000 to €850,000, about $555,000 to $983,000, or €480,000 to €850,000.
A realistic 5-bedroom house in Lucca costs about €700,000 to €1.25 million, about $810,000 to $1.45 million, or €700,000 to €1.25 million, especially when the house has a garden, views or a better location.
A realistic 6-bedroom house in Lucca costs about €950,000 to €1.8 million, about $1.10 million to $2.08 million, or €950,000 to €1.8 million, because this buyer is usually entering villa, farmhouse or estate territory.
Please note that we give much more detailed data in our pack about the property market in Lucca.
How much do new-build houses cost in Lucca as of 2026?
As of 2026, a new-build house in Lucca usually costs about €2,800 to €3,700 per m², with small new terratetti around €275,000 to €350,000, about $318,000 to $405,000, or €275,000 to €350,000, and larger new villas around €650,000 to €1.3 million, about $752,000 to $1.50 million, or €650,000 to €1.3 million.
New-build houses in Lucca usually carry a 20% to 35% premium over older resale houses because new detached housing is scarce and buyers pay for insulation, energy class, parking, seismic standards and lower immediate maintenance.
How much do houses with land cost in Lucca as of 2026?
As of 2026, a house with land in Lucca usually costs about €550,000 to €950,000, about $636,000 to $1.10 million, or €550,000 to €950,000, while restored farmhouses and villas with views or pools often cost €900,000 to €2.5 million.
In Lucca, a house with land usually means more than a small garden, often about 1,000 m² to 5,000 m² of usable plot, with larger rural properties offering olive groves, woodland or hillside terraces.
The Lucca-specific premium is the rare combination of countryside privacy and a 10 to 15-minute drive to the Renaissance walls, especially in Sant’Alessio, Monte San Quirico, Cappella, Pieve Santo Stefano and Vicopelago.
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Where are houses cheapest and most expensive in Lucca as of 2026?
Which neighborhoods have the lowest house prices in Lucca as of 2026?
As of 2026, the lowest house prices in Lucca are usually in Moriano-Brancoli, Ponte a Moriano, Arliano, Balbano, Nozzano, San Macario, Maggiano, Chiatri and parts of Antraccoli or San Pietro a Vico.
In those cheaper Lucca areas, typical house prices are about €1,350 to €2,100 per m², which means many livable houses sit around €180,000 to €350,000, about $208,000 to $405,000, or €180,000 to €350,000.
These Lucca areas are cheaper mainly because buyers need a car, the housing stock is older, and many homes have less walkable access to the walls, schools, shops and station.
Which neighborhoods have the highest house prices in Lucca as of 2026?
As of 2026, the three highest-price house areas in Lucca are Centro Storico, the first hills around Sant’Alessio and Pieve Santo Stefano, and the close-to-walls belt around San Marco, San Filippo and Monte San Quirico.
In these premium Lucca areas, typical house prices usually range from about €500,000 to €1.5 million, about $578,000 to $1.73 million, or €500,000 to €1.5 million, with the best villas going much higher.
These Lucca neighborhoods command the highest prices because they offer a rare mix of prestige, views, historic character, gardens, parking and fast access to the walled city.
The usual buyer in these premium Lucca areas is a high-budget Italian family, a foreign lifestyle buyer or a semi-retired buyer who wants Tuscan character without being isolated in the countryside.
How much do houses cost near the city center in Lucca as of 2026?
As of 2026, a house near Lucca city center, meaning Centro Storico, San Marco, San Filippo, Arancio, San Concordio, Sant’Anna and San Donato, usually costs about €450,000 to €900,000, about $520,000 to $1.04 million, or €450,000 to €900,000.
Near the main transit points in Lucca, especially Lucca station, San Concordio and the southern edge of the walls, houses usually cost about €320,000 to €650,000, about $370,000 to $752,000, or €320,000 to €650,000.
Near well-known Lucca schools such as Liceo Classico Machiavelli, Liceo Scientifico Vallisneri, ISI Pertini and ISI Fermi, family houses usually cost about €350,000 to €750,000, about $405,000 to $867,000, or €350,000 to €750,000.
In expat-popular Lucca areas such as Centro Storico, Sant’Alessio, Monte San Quirico, Cappella, Pieve Santo Stefano, Vicopelago and Santa Maria del Giudice, the houses foreign buyers usually want often cost about €600,000 to €1.5 million, about $694,000 to $1.73 million, or €600,000 to €1.5 million.
How much do houses cost in the suburbs in Lucca as of 2026?
As of 2026, a house in the practical suburbs of Lucca usually costs about €280,000 to €650,000, about $324,000 to $752,000, or €280,000 to €650,000.
Suburban houses in Lucca are often 20% to 45% cheaper than comparable houses near Centro Storico or the first hills, which can save a buyer roughly €150,000 to €350,000, about $173,000 to $405,000, or €150,000 to €350,000.
The most popular Lucca suburbs for house buyers are Sant’Anna, San Donato, San Concordio, San Marco, San Filippo, Arancio, San Vito, Antraccoli, San Pietro a Vico, Nozzano and San Macario.
What areas in Lucca are improving and still affordable as of 2026?
As of 2026, the best improving but still affordable areas in Lucca are Sant’Anna, San Donato, San Vito, Arancio, San Pietro a Vico, Antraccoli and parts of Ponte a Moriano.
In these improving Lucca areas, a realistic house budget is usually about €230,000 to €520,000, about $266,000 to $601,000, or €230,000 to €520,000.
The main sign of improvement is not luxury development, but steady renovation of older terratetti, better daily services and buyers accepting short car or bike trips instead of paying Centro Storico prices.
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What extra costs should I budget for a house in Lucca right now?
What are typical buyer closing costs for houses in Lucca right now?
For a house in Lucca right now, a foreign buyer should usually budget about 5% to 8% extra for a first-home private purchase and about 10% to 14% extra for a second-home or non-resident private purchase.
The main closing costs in Lucca are registration tax, VAT when buying from a developer, cadastral and mortgage taxes, agency fees around 3% plus VAT, notary fees often around €2,000 to €5,000, about $2,300 to $5,800, and technical or legal checks.
The largest closing cost for most house buyers in Lucca is usually either the agency fee or the registration tax, depending on whether the buyer qualifies for first-home tax benefits.
We cover all these costs and what are the strategies to minimize them in our property pack about Lucca.
How much are property taxes on houses in Lucca right now?
For a second home or non-resident house in Lucca right now, a typical annual property tax budget is about €1,200 to €3,000, about $1,400 to $3,500, or €1,200 to €3,000, plus TARI waste tax.
Property tax in Lucca is mainly calculated through IMU on the cadastral value, not the purchase price, while a registered main residence is generally exempt unless the home is in a luxury cadastral category.
How much is home insurance for a house in Lucca right now?
Home insurance for a house in Lucca right now usually costs about €350 to €900 per year, about $405 to $1,040, or €350 to €900, while larger villas, pools, rental use and natural-event cover can push the cost above €1,800 per year.
The main factors that affect home insurance premiums in Lucca are building age, rebuild value, roof condition, water-damage risk, earthquake or flood extensions, rental use, contents cover, liability cover, pool risk and rural access.
What are typical utility costs for a house in Lucca right now?
For a normal full-time house in Lucca right now, typical total utility costs are about €250 to €500 per month, about $290 to $580, or €250 to €500, while a large older villa can cost €500 to €900+ per month.
A practical monthly breakdown for a Lucca house is electricity at €70 to €180, gas and heating at €80 to €300 annualized, water at €25 to €60, internet at €25 to €35, waste tax at €20 to €50 annualized, and garden or pool care at €100 to €500+ where relevant.
What are common hidden costs when buying a house in Lucca right now?
Common hidden costs when buying a house in Lucca can easily add €5,000 to €30,000, about $5,800 to $34,700, or €5,000 to €30,000 before any serious renovation work.
Typical inspection and technical fees in Lucca are about €800 to €2,000 for a geometra, €1,000 to €3,000 for a structural engineer if needed, €500 to €1,500 for land checks and €150 to €300 for energy-certificate review.
Beyond inspections, buyers in Lucca often face roof repairs, damp treatment, old wiring, septic or drainage issues, access-road work, retaining walls, pool compliance and cadastral irregularities.
The hidden cost that surprises first-time Lucca house buyers most is usually not the notary bill, but the cost of making an old stone house dry, compliant, warm and easy to insure.
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What do locals and expats say about the market in Lucca as of 2026?
Do people think houses are overpriced in Lucca as of 2026?
As of 2026, many locals think good houses in Lucca are expensive compared with local salaries, while many expats still see Lucca as better value than Florence, Versilia or the most famous Tuscan hill towns.
Well-priced small houses near services in Lucca can sell in about 2 to 4 months, normal suburban houses often need 4 to 7 months, and expensive villas or rural farmhouses can take 6 to 12 months or longer.
The main reason people call Lucca house prices high is that buyers are paying for a very specific lifestyle mix: a walled historic city, countryside nearby, Pisa airport access and houses with character.
Compared with one or two years ago, sentiment in Lucca is more selective, because buyers still want quality houses but are more cautious about renovation costs, energy performance and overpriced villas.
Are prices still rising or cooling in Lucca as of 2026?
As of 2026, house prices in Lucca are still rising gently overall, but the market is not rising evenly across every property type and every neighborhood.
The best current estimate is that Lucca asking prices are up about 6% year over year, with stronger pressure in practical outer areas and more selective demand for expensive villas.
Over the next 6 to 12 months, the most likely scenario for Lucca house prices is modest growth for well-located, livable houses and more negotiation on overpriced rural villas or renovation-heavy properties.
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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 we trust it | How we used it |
|---|---|---|
| Agenzia delle Entrate OMI | It is Italy’s official property valuation database. | We used it as the official valuation check for Lucca zones. We treated OMI as conservative because it gives ranges, not live asking prices. |
| Agenzia delle Entrate tax guide | It is the official source for purchase-tax rules. | We used it for registration tax, VAT and fixed cadastral taxes. We separated first-home and second-home buyer costs. |
| Comune di Lucca IMU 2026 | It is the municipality’s own tax page. | We used it for local recurring property-tax assumptions. We treated most foreign non-resident buyers as second-home owners unless they move tax residence. |
| idealista Lucca price report | It is a major portal with monthly asking-price data. | We used it for Lucca 2026 price trends and annual change. We did not treat asking prices as final sale prices. |
| idealista Lucca house listings | It gives live house and villa examples. | We used it to test real buyer budgets. We focused on houses, villas, terratetti and farmhouses rather than apartments. |
| Immobiliare.it Lucca market page | It is another major Italian listing portal. | We used it to cross-check Lucca price levels. We also used its area data to test cheapest and most expensive zones. |
| Wikicasa Lucca quotations | It gives neighborhood-level asking-price data. | We used it to compare Lucca zones such as Centro Storico, Nozzano and San Marco. We used it as a neighborhood texture check. |
| Borsino Immobiliare Lucca | It is a long-running Italian valuation database. | We used it as a third check on local price bands. We gave it less weight than OMI and the larger portals. |
| Tecnocasa market timing | It publishes market-time data from a large agency network. | We used it to frame likely selling times. We adjusted longer for Lucca houses because villas and rural homes are less standardized. |
| ARERA prices and tariffs | It is Italy’s official energy regulator. | We used it for electricity and gas cost context. We converted national tariff context into house-level monthly utility budgets. |
| IVASS and ANIA | They are key insurance-market references in Italy. | We used them for insurance-market context. We adjusted home-insurance estimates for older houses, villas, pools and rural risk. |
| European Central Bank EUR/USD reference rate | It is the official euro reference-rate source. | We used it to convert euro budgets into approximate US dollars. We rounded dollar amounts so readers can understand the scale quickly. |
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