Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Lucca's property market is included in our pack
Buying property in Lucca in 2025 is worth it for long-term investors and those seeking quality of life in a historic Tuscan setting.
Property values in Lucca have grown 27% over the past five years, with city center prices reaching €3,575-€3,659 per square meter and rental yields hovering around 4.5-5.6%. The market shows resilience with strong tourist demand, rising rental prices (up 14% year-on-year), and growing international interest. While upfront costs are significant (10-20% above purchase price), the combination of appreciation potential, rental income opportunities, and lifestyle benefits makes Lucca an attractive investment destination for 2025.
If you want to go deeper, you can check our pack of documents related to the real estate market in Italy, based on reliable facts and data, not opinions or rumors.
Lucca's property market offers solid fundamentals with city center prices at €3,575-€3,659/m² and peripheral areas at €1,500-€1,600/m².
Strong rental demand drives yields of 4.5-5.6%, while tourism supports profitable short-term rental opportunities in the historic center.
| Key Metric | Current Status | 2025 Outlook |
|---|---|---|
| Average City Price | €2,299-€2,302/m² | Stable to modest growth |
| Historic Center Price | €3,575-€3,659/m² | Continued premium demand |
| Rental Yield | 4.5-5.6% gross | Strong rental market |
| Price Growth (5-year) | +27% | Steady appreciation |
| Rental Price Growth | +14% annually | Double-digit increases |
| Transaction Costs | 10-20% above purchase | Standard Italian rates |
| Best Investment Areas | Historic center, Sant'Alessio | Tourism-driven locations |
Is it smarter to buy or rent in Lucca right now, and how do the long-term costs compare?
Buying is generally smarter than renting in Lucca if you plan to stay long-term or want to benefit from property appreciation.
Property values in Lucca have risen steadily by about 27% over the past five years and are expected to remain stable or grow modestly, especially in prime areas. Rental prices have increased even faster, up 14% year-on-year in 2025, making buying more attractive for those with the financial means and a long-term horizon.
For long-term cost comparison, buying involves upfront costs including taxes, notary fees, and agent commissions that add about 10-20% to the purchase price, but you gain equity and potential appreciation. Renting requires lower initial costs but you don't build equity, and rents are rising quickly across Lucca. Rental yields currently sit at about 4.5% in the city center and up to 5.6% outside, indicating a healthy rental market for landlords.
If flexibility is your priority or you're uncertain about your long-term plans, renting remains a viable option, especially given the strong rental market dynamics.
It's something we develop in our Italy property pack.
How much did properties in Lucca cost before, what are the prices now, and what's expected in the next year or two?
Lucca property prices have shown consistent growth with clear variations between different areas of the city.
Historic pricing shows that in 2020-2021, city center properties were around €2,000-€2,200 per square meter. As of 2024-2025, the city average has reached €2,299-€2,302 per square meter, representing a year-on-year increase of 5.8% to 7.2%. The historic center commands premium prices at €3,575-€3,659 per square meter, while peripheral areas remain more affordable at €1,500-€1,600 per square meter.
The broader province average sits at €3,511 per square meter, with luxury pockets like Forte dei Marmi reaching over €10,000 per square meter. This price stratification reflects the diverse property landscape from historic center apartments to countryside villas.
Looking ahead to the next 1-2 years, prices are expected to remain stable or rise modestly, particularly in sought-after areas and for properties with outdoor space or energy efficiency features. The market remains dynamic with strong demand but limited supply, especially for quality homes, which should support continued price stability and modest appreciation.
What are the main trends in the Lucca real estate market – is it growing, cooling down, or staying flat?
The Lucca real estate market is experiencing growth driven by several key trends that favor both buyers and investors.
Growing demand characterizes the market, particularly for historic properties, energy-efficient homes, and move-in-ready residences, with international buyers showing increased interest. The rental market is particularly strong, experiencing double-digit annual increases in rental rates, which supports investment potential for property owners.
Luxury and countryside properties are seeing especially strong performance, with values rising 6-7% for luxury homes in 2024. Short-term rentals in the historic center are highly profitable due to strong tourism, creating additional income opportunities for property owners.
The market shows resilience with limited supply meeting consistent demand, particularly for quality properties in prime locations. This supply-demand imbalance supports price stability and growth potential, making the market more active than cooling or flat.
What's the full step-by-step process for buying property in Lucca as a local or as a foreigner?
The property buying process in Lucca follows standard Italian procedures with specific requirements for both locals and foreigners.
The process begins with obtaining an Italian tax code (codice fiscale), which is required for all property transactions regardless of nationality. Next, find a suitable property through trusted agents, online portals, or local contacts, then make a written offer (proposta d'acquisto) usually accompanied by a small deposit.
Once your offer is accepted, you'll sign a preliminary contract (compromesso), which is legally binding and requires a deposit of 10-30% of the purchase price. During this period, conduct thorough due diligence by having a geometra check planning permissions, land registry details, and legal status, while considering a structural survey for older properties.
The final step involves signing the purchase deed (rogito) before a notary, paying the remaining balance, settling all taxes and fees, and officially transferring ownership. After completion, register the property and set up utilities in your name.
Key costs include registration tax at 2% for primary homes or 7-9% for second homes, plus notary, legal, and agent fees totaling 7-10% combined, along with ongoing annual property taxes, utilities, and maintenance expenses.
Where should you actually look to find properties for sale – are there trusted agencies, platforms, or local contacts?
Lucca offers multiple reliable channels for finding properties, from established agencies to major online platforms.
Trusted local agencies include Casamica, Essegi Luxury, Italian Property Gallery, Agenzia Immobiliare Nicocasa, and Property in Lucca, each offering specialized knowledge of the local market and established relationships with property owners.
Major online platforms provide comprehensive listings, including Immobiliare.it, Idealista, Rightmove, CasaTuscany, and Gate-away, which offer search filters for price, location, and property type. These platforms often feature the same properties listed by multiple agents.
Local contacts remain valuable as many properties are sold through word-of-mouth or through multiple agent networks. Building relationships with local agents, attending property viewings, and networking within the expat community can provide access to properties before they reach major platforms.
It's something we develop in our Italy property pack.
Don't lose money on your property in Lucca
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What kind of property can you realistically buy with different budgets – like €100K, €250K, €500K?
| Budget Range | Property Type | Location Options |
|---|---|---|
| €100,000 | Small apartment or village house | Bagni di Lucca, Garfagnana, rural areas |
| €250,000 | 2-3 bedroom apartment or townhouse | Outside city center, small country homes |
| €500,000 | Large city center apartment, renovated farmhouse | Historic center, substantial countryside villa |
| €750,000+ | Luxury villa, premium historic property | Prime city center, prestigious countryside |
| €1,000,000+ | Luxury estate, castle restoration | Forte dei Marmi, exclusive hillside locations |
What are the most common mistakes buyers make in Lucca and how can you avoid them?
Property buyers in Lucca often encounter preventable mistakes that can be costly and time-consuming.
Skipping due diligence represents the most critical error, so always have a geometra check legal compliance, planning permissions, and land registry details, while engaging a structural engineer to inspect older properties for hidden issues. Not verifying land registry records or property boundaries can lead to legal complications, so ensure all extensions and renovations are properly registered with local authorities.
Underestimating renovation costs is common with historic properties that may have hidden structural, electrical, or plumbing issues, so obtain detailed quotes from contractors before finalizing your purchase. Many buyers assume their agent works exclusively for them, but agents often represent both sides of the transaction, so clarify roles and negotiate commission rates upfront.
Failing to budget for full transaction costs can strain finances, as you should allow 10-20% above the purchase price for taxes, fees, legal costs, and immediate repairs or improvements.
Working with experienced local professionals and conducting thorough research helps avoid these common pitfalls.
How much does it cost to live in Lucca monthly – including utilities, groceries, transport, and extras?
Living costs in Lucca are notably more affordable than other major Tuscan cities like Florence, making it attractive for both locals and expats.
A single person can expect monthly expenses of €1,630-€1,800, while a family of four typically spends €3,500-€3,800 per month. Rent represents the largest expense, ranging from €700-€1,350 for 1-3 bedroom apartments in the city center, with utilities adding another €200-€250 monthly.
Groceries cost approximately €250-€350 per person monthly, while transportation remains affordable at €30-€50 for a monthly public transport pass, though many residents find a car optional given Lucca's walkable size. Additional expenses for dining, entertainment, and gym memberships typically range €100-€200 monthly.
These costs position Lucca as a more affordable alternative to Florence while maintaining high quality of life, excellent food, and rich cultural offerings in a historic setting.
Which areas in and around Lucca are best to buy in – what's affordable, what's up-and-coming, and what's luxury?
Lucca offers distinct neighborhoods catering to different budgets and lifestyle preferences, from affordable family areas to luxury locations.
The Historic Center commands the highest prices but offers the best potential for short-term rentals due to tourism demand, making it ideal for investment properties. Sant'Alessio and Pieve Santo Stefano are sought-after residential areas that remain more affordable than the center while offering family-friendly environments.
Arancio and Filippo neighborhoods are popular for year-round living, providing good value with proximity to amenities and local services. The far west and north areas of the province offer the most affordable options with rural settings and more space for your budget.
Luxury markets center on Forte dei Marmi, Camaiore, and the hills surrounding Lucca, where prices exceed €10,000 per square meter in top locations. These areas attract international buyers seeking premium properties with exceptional views, privacy, and prestige.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What's life like for expats living in Lucca – is it easy to settle in, make friends, and handle bureaucracy?
Expat life in Lucca offers a welcoming environment with growing international community presence, particularly among retirees and remote workers.
The local community is friendly and accommodating, though bureaucracy can be slow and require patience. Italian language skills help significantly with daily life and official procedures, but many services are available in English, and local agents and consultants can assist with complex administrative tasks.
Integration is generally smooth due to Lucca's manageable size and established expat networks. The city attracts professionals, retirees, and families seeking quality of life, creating diverse social opportunities for newcomers.
Quality of life remains high with safe, walkable streets, excellent healthcare, outstanding food, and an active cultural scene featuring festivals, concerts, and art exhibitions. The combination of Italian tradition with international accessibility makes Lucca particularly appealing for those seeking authentic Italian living with modern conveniences.
If you want to rent long-term, which areas work best, who are the typical tenants, and what kind of rental income and yield can you expect?
Long-term rental demand in Lucca remains strong across different property types and locations, offering solid investment potential.
Central Lucca works best for professionals and expats seeking convenient access to amenities, while outskirts areas attract families looking for more space at lower rental rates. Typical tenants include local professionals, international expats working remotely, and students, creating diverse rental demand.
Rental income varies by location and property size, with city center properties commanding €700-€1,350 monthly for 1-3 bedroom units. Gross rental yields currently range from 4.5-5.6%, which compares favorably to other Italian cities and supports investment viability.
Demand continues growing with rental prices rising over 10% annually, driven by limited supply and increasing interest from both domestic and international tenants. This trend supports both current income and future rental growth potential for property investors.
It's something we develop in our Italy property pack.
If you want to rent short-term, what are the rules, which areas are profitable, what do tourists look for, and how much can you make?
Short-term rental opportunities in Lucca are highly profitable, particularly in tourist-focused areas, though they require proper registration and compliance.
Registration with local authorities is mandatory for all short-term rentals, and you should check for any condominium or municipal restrictions before proceeding. The Historic Center offers the most profitable opportunities due to high occupancy rates and tourist demand, with Airbnb stays averaging 4.7 days.
Tourists prioritize proximity to Lucca's famous walls, historic landmarks, restaurants, and shopping areas when choosing accommodations. Properties with authentic character, modern amenities, and easy access to the city center command premium rates.
Income potential is strong with high occupancy rates and rising daily rates, especially during festival periods and peak tourism seasons. The combination of Lucca's compact size, rich history, and position as a Tuscan base for exploring the region creates consistent demand for quality short-term rental properties throughout much of the year.
Conclusion
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.
Buying property in Lucca represents a solid long-term investment opportunity, particularly in the historic center and emerging residential areas.
The market shows strong fundamentals with rising prices, robust rental demand, and growing international interest, while offering quality of life at lower costs than Florence or Milan.
Sources
- LT Immobili - Real Estate Market Trends in Lucca and Tuscany 2025
- InvestRopa - Lucca Price Forecasts
- Your Overseas Home - Buying Property in Lucca Tuscany
- Immobiliare.it - Lucca Real Estate Market
- Numbeo - Cost of Living Comparison Lucca vs Florence
- InvestRopa - Lucca Property Analysis
- Rightmove - Lucca Property for Sale
- Immobiliare.it - Lucca Province Market
- Global Property Guide - Italy Price History
- PropStar - Province of Lucca House Prices