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Property prices in Lucca have increased by 5.8% from May 2024 to May 2025, with the average price now at €2,299 per square meter.
As we reach mid-2025, Lucca's residential property market continues its upward trajectory, driven by strong international demand, limited supply in the historic center, and the city's growing appeal as a remote work destination. The market has shown remarkable resilience, with prices recovering quickly from the brief slowdown caused by ECB monetary tightening in 2024.
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Property prices in Lucca are rising steadily, with a 5.8% year-on-year increase and 27% growth over five years.
The historic center commands premium prices at €3,659/m², while peripheral areas offer better value at around €1,500/m².
| Metric | Value | Trend |
|---|---|---|
| Average Price (City) | €2,299/m² | +5.8% YoY |
| Centro Storico | €3,659/m² | Rising |
| Peripheral Areas | €1,500/m² | Stable |
| 5-Year Growth | +27% | Strong |
| 2025 Forecast | +2-4% | Moderate |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current property prices in Lucca as of June 2025?
Property prices in Lucca's residential market have reached €2,299 per square meter as of May 2025.
The most expensive area remains the Centro Storico (Historic Center), where prices average €3,659 per square meter, reflecting strong demand for properties within Lucca's famous Renaissance walls. In contrast, peripheral neighborhoods like Ponte a Moriano and Mastiano offer more affordable options at approximately €1,500 per square meter.
Looking at the broader Lucca province, average prices are notably higher at €3,517 per square meter. This difference is largely due to the inclusion of luxury coastal markets like Forte dei Marmi, where properties can exceed €12,000 per square meter. The city itself maintains a more balanced price structure, making it attractive for both local buyers and international investors.
For context, a typical 60-square-meter apartment in Lucca city now costs around €138,000, while a 100-square-meter property would set you back approximately €230,000. These prices position Lucca as significantly more affordable than Florence, where similar properties cost 50-100% more.
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How much have property prices increased in Lucca recently?
Lucca's property market has shown consistent growth throughout 2024 and into 2025.
The year-on-year price increase from May 2024 to May 2025 stands at 5.8%, rising from €2,173 to €2,299 per square meter. This growth rate significantly outpaces the Tuscany regional average of just 1.7%, highlighting Lucca's particular appeal in the current market.
Looking at a longer timeline, the market hit its lowest point in July 2023 at €2,070 per square meter, before climbing to a peak of €2,302 per square meter in February 2025. This represents an impressive 11.2% recovery and growth over less than two years.
The five-year perspective shows even more dramatic gains. Property prices in Lucca have soared 27% since 2019/2020, when the average was around €1,800 per square meter. This long-term appreciation has been driven by multiple factors including international buyer interest, government incentives for foreign purchasers, and Lucca's growing reputation as a remote work destination.
Which neighborhoods in Lucca are seeing the fastest price growth?
Not all areas of Lucca are experiencing equal price appreciation.
The Centro Storico continues to lead with high growth levels, driven by luxury renovation projects and strong international demand. Properties here benefit from the area's UNESCO World Heritage candidacy status and proximity to major attractions like the Guinigi Tower and Piazza dell'Anfiteatro.
| Neighborhood | Growth Level | Key Drivers |
|---|---|---|
| Centro Storico | High | Luxury projects, international buyers, remote work appeal |
| San Concordio | High | Limited housing stock, heritage renovations |
| Sant'Anna | Medium-High | Gentrification, new transport links, redevelopment |
| San Marco | Medium-High | Eco-friendly urban projects, new schools and parks |
| Arancio | Medium | Proximity to business districts, hybrid workspace demand |
San Concordio has emerged as a surprise performer, with its limited housing stock creating scarcity value. Heritage renovation projects in this area are attracting buyers looking for authentic Lucchese properties with modern amenities.
Sant'Anna and San Marco are benefiting from urban regeneration initiatives, including improved transport links and the development of green spaces. These neighborhoods appeal particularly to families and younger professionals seeking a balance between urban convenience and quality of life.
What types of properties are experiencing the biggest price increases?
Historic apartments in the Centro Storico are leading the price surge in Lucca.
Renovated or turnkey properties within the city walls are seeing the highest appreciation rates, particularly those featuring original architectural details like exposed wooden beams, terracotta floors, and frescoed ceilings. These properties appeal strongly to international buyers seeking authentic Italian homes with modern conveniences.
Traditional luxury villas are experiencing mixed fortunes. While demand remains strong for well-maintained properties, high maintenance costs and a shift toward sustainable, energy-efficient homes are putting pressure on older villas that haven't been updated. Villas with recent eco-friendly renovations, including solar panels and efficient heating systems, command premium prices.
The apartment market shows robust growth across all segments. Properties suitable for remote work, featuring dedicated office spaces or extra rooms that can be converted to home offices, are particularly sought after. Ground-floor apartments with private gardens or terraces have also seen above-average price increases.
The luxury segment overall has recorded exceptional performance, with the 27% five-year increase driven primarily by high-end properties. Historic palazzi and prestigious villas continue to attract wealthy international buyers, particularly from France, the United States, the UK, Benelux countries, and Germany.
What are the property price forecasts for Lucca in 2026?
Property prices in Lucca are expected to continue rising in 2026, though at a more moderate pace.
Market analysts forecast annual appreciation of 2-4% for 2026, down from the current 5.8% growth rate. This moderation reflects broader economic conditions, including sustained higher interest rates and a stabilizing supply-demand balance. The Centro Storico is likely to maintain stronger growth due to its limited inventory and enduring appeal.
Several factors support continued price growth: ongoing international demand, Lucca's relative affordability compared to other Tuscan cities, and its emerging status as a remote work hub. The city's excellent quality of life, cultural attractions, and proximity to both Florence and the coast continue to attract buyers.
However, potential headwinds include economic uncertainty, possible changes to Italy's favorable tax regimes for foreign buyers, and increased competition from other Italian cities actively courting international residents. The rental market is expected to see steady growth, with short-term rental demand potentially supporting property values.
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How do Lucca property prices compare to other Tuscan cities?
Lucca offers exceptional value compared to other major Tuscan destinations.
At €2,299 per square meter for the city average, Lucca is significantly more affordable than Florence (€4,500-5,000/m²) and the coastal luxury markets. Even within the broader Lucca province, which averages €3,517/m² due to high-end coastal areas, the city itself remains competitively priced.
| City/Area | Avg. Price (€/m²) | Price Trend (YoY) | Market Position |
|---|---|---|---|
| Lucca (city) | 2,299 | +5.8% | Rising star |
| Lucca (province) | 3,517 | +5.7% | Premium coastal |
| Florence | 4,500-5,000 | +2-3% | Established luxury |
| Siena | 2,900 | +2% | Stable heritage |
| Forte dei Marmi | 12,356 | -1% | Ultra-luxury |
What makes Lucca particularly attractive is its combination of lower entry prices and higher growth rates. While Florence and Siena see modest 2-3% annual increases, Lucca's 5.8% growth offers better potential returns for investors.
The city provides 20-25% better value than Florence while offering similar cultural amenities, excellent infrastructure, and high quality of life. This value proposition has not gone unnoticed by international buyers, who increasingly view Lucca as an alternative to more expensive Tuscan destinations.
What impact did the 2024 ECB monetary tightening have on Lucca prices?
The European Central Bank's monetary tightening in 2024 had a surprisingly mild impact on Lucca's property market.
While higher interest rates temporarily reduced affordability and slowed transaction volumes in Q2 and Q3 2024, the market showed remarkable resilience. By Q3 2024, prices had already rebounded above previous peaks, defying expectations of a prolonged downturn.
The mild impact can be attributed to several factors unique to Lucca's market. Strong demand from cash buyers, particularly international purchasers taking advantage of Italy's favorable tax regimes, helped maintain price levels. Limited supply in desirable areas, especially the historic center, prevented any significant price corrections.
Average discounts on asking prices actually decreased during this period, dropping to record lows. This indicates that sellers maintained pricing power despite tighter credit conditions. Time on market also shortened, suggesting robust underlying demand that quickly absorbed any temporary market uncertainty.
How did Italy's 2025 property tax reform affect Lucca's market?
Italy's 2025 property tax reform has not negatively impacted Lucca's real estate market.
Despite initial concerns that the tax changes might dampen demand, property prices in Lucca continued their upward trajectory. The market absorbed the reform without any significant disruption, with prices rising steadily through the first half of 2025.
The reform's neutral impact stems from offsetting factors. While property holding costs may have increased slightly for some owners, strong demand from both domestic and international buyers has maintained upward price pressure. The limited supply of quality properties, particularly in the historic center, has given sellers continued negotiating power.
Market indicators remain positive post-reform. Properties are selling close to asking prices, and inventory turnover remains healthy. This resilience demonstrates the fundamental strength of Lucca's property market and its appeal to buyers who view real estate here as a long-term lifestyle investment rather than purely financial speculation.
Which international buyers are driving demand in Lucca?
International demand has become a crucial driver of Lucca's property market growth.
French buyers lead the international contingent, attracted by Lucca's proximity to France and similar cultural sensibilities. Americans form the second-largest group, drawn by the city's authentic Italian atmosphere and relatively affordable prices compared to more tourist-heavy destinations. British buyers, despite Brexit complications, maintain a strong presence.
Buyers from Benelux countries (Belgium, Netherlands, Luxembourg) and Germany round out the top five international groups. These purchasers typically seek second homes or retirement properties, valuing Lucca's combination of cultural richness, excellent healthcare, and high quality of life.
Government incentives play a significant role in attracting foreign investment. Italy's flat tax regime for new residents, reduced registration fees for primary residences, and the "Return of the Brains" program encouraging expatriate professionals to relocate have all contributed to increased international interest. These programs make Lucca particularly attractive for high-net-worth individuals seeking European residency with favorable tax treatment.
What are the long-term prospects for Lucca property prices through 2035?
Long-term projections for Lucca's property market remain strongly positive through 2035.
If current trends persist, property prices could increase by 20-40% over the next decade. This projection assumes annual growth rates of 2-4%, consistent with market maturation while still outpacing inflation. The historic center is expected to see the strongest appreciation due to its finite supply and enduring appeal.
Several structural factors support this optimistic outlook. Lucca's UNESCO World Heritage candidacy could provide an additional boost to property values if successful. The city's growing reputation as a remote work destination aligns with permanent shifts in work patterns post-pandemic.
Key drivers for sustained growth include continued international buyer interest, Italy's favorable tax regimes (assuming they remain in place), and Lucca's unique position offering authentic Italian living at prices below other major Tuscan cities. The development of sustainable, energy-efficient properties will likely command premium prices as environmental considerations become increasingly important.
Expert consensus suggests Lucca will remain a top performer in Tuscany, particularly for luxury and historic properties. The city's blend of cultural heritage, modern amenities, and relative affordability positions it well for long-term appreciation.
Is now a good time to invest in Lucca real estate?
Current market conditions suggest favorable timing for property investment in Lucca.
With prices having risen 27% over five years but still offering significant value compared to other Tuscan cities, Lucca presents an attractive entry point. The market's steady 5.8% annual growth outpaces most European cities while avoiding the volatility of overheated markets.
For lifestyle buyers, Lucca offers exceptional quality of life with its pedestrian-friendly historic center, excellent restaurants, cultural events, and proximity to both mountains and sea. The city's manageable size and authentic Italian atmosphere appeal to those seeking a genuine Tuscan experience without the tourist crowds of Florence or Siena.
Investment buyers should note the strong rental market, particularly for short-term holiday lets. The growth of remote work has also created demand for longer-term rentals from digital nomads and relocating professionals. However, the luxury rental market may face some oversupply risk, suggesting careful property selection is important.
The main risks include potential changes to Italy's favorable tax regimes, continued ECB interest rate policies, and broader economic uncertainties. However, Lucca's fundamental attractions - its history, culture, and lifestyle - provide resilience against short-term market fluctuations.
What challenges could slow Lucca's property price growth?
Several factors could potentially moderate Lucca's property price growth in coming years.
High property taxes and maintenance costs, particularly for historic buildings and traditional villas, may deter some buyers. Properties within the historic center often require specialized (and expensive) restoration work to meet conservation standards. Ongoing maintenance of centuries-old buildings can be costly and complex.
Tighter credit conditions pose another challenge. While cash buyers remain active, local buyers dependent on mortgages face higher borrowing costs. Italian banks' traditionally conservative lending practices, combined with elevated interest rates, limit purchasing power for many domestic buyers.
The short-term rental market shows signs of saturation in some segments. While demand remains strong overall, the proliferation of holiday rentals has created competition, potentially limiting rental yields. New regulations on short-term rentals could further impact investment returns.
Economic headwinds including inflation, potential recession risks, and geopolitical uncertainties may dampen buyer enthusiasm. Any significant changes to Italy's tax advantages for foreign residents could reduce international demand, though no such changes are currently planned.
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Conclusion
Yes, property prices in Lucca are definitively going up, with strong momentum expected to continue through 2025 and beyond.
The market has demonstrated remarkable resilience with 5.8% year-on-year growth and an impressive 27% increase over five years. International demand, limited supply in prime areas, and Lucca's relative affordability compared to other Tuscan cities create a favorable environment for continued price appreciation. While growth may moderate to 2-4% annually in the near term, the long-term outlook remains positive, making Lucca an attractive option for both lifestyle buyers and investors seeking exposure to the Italian property market.
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Property prices in Lucca's residential market continue their upward trajectory as we reach mid-2025, with the average price per square meter now at €2,299, representing a solid 5.8% increase from the previous year.
Looking ahead, the market shows no signs of significant slowdown, with forecasts suggesting continued growth of 2-4% annually through 2026 and beyond, supported by strong international demand, limited inventory in desirable areas, and Lucca's enduring appeal as a cultural destination and remote work hub.
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.
Sources
- Immobiliare.it - Lucca Real Estate Market Data
- LT Immobili - Real Estate Market Trends in Lucca and Tuscany in 2025
- Immobiliare.it - Lucca Province Market Data
- World Property Journal - Tuscany Property Boom
- Knight Frank - Tuscany Residential Market Insight 2025
- Investropa - Lucca Price Forecasts
- Investropa - Lucca Real Estate Market Analysis
- Bank of Italy - Italian Housing Market Survey Q1 2025
- Dreamer Real Estate - Italy Luxury Real Estate Trends 2025
- Properstar - Province of Lucca House Prices