Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Sicily's property market is included in our pack
Sicily is one of the most affordable regions in Italy to buy property, but prices vary dramatically depending on where you look.
In this blog post, we break down the current housing prices in Sicily so you can understand what to expect in 2026.
We constantly update this article to reflect the latest market data and trends.
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 Sicily.
Insights
- Sicily's median home price of around €105,000 in 2026 is roughly 60% below the Italian national average, making it one of Europe's most accessible Mediterranean property markets.
- Taormina commands prices around €3,400 per square meter, which is nearly five times higher than peripheral areas like Messina's hillside neighborhoods at €640 per square meter.
- Closed sale prices in Sicily typically run about 7% below listing prices, but in inland areas the discount can reach 10 to 12% due to longer time on market.
- Over the past decade, Sicily property prices have fallen roughly 26% in real terms after adjusting for inflation, despite nominal prices only dropping about 10%.
- New-build properties in Sicily carry an estimated 18% premium per square meter over comparable existing homes, driven by energy efficiency requirements and limited new supply.
- About 65% of Sicily's property listings are apartments, reflecting the island's urban housing stock concentrated in Palermo, Catania, and Messina.
- Ortigia in Siracusa has become a top expat destination with prices around €2,400 per square meter, roughly triple what you would pay in the city's suburban zones.
- Total buying costs in Sicily, including taxes, notary fees, and agency commissions, typically add 8% to 15% on top of the purchase price.
What is the average housing price in Sicily in 2026?
The median housing price is more useful than the average because it represents the middle point of the market, meaning half of homes sell for more and half for less, which prevents a few expensive luxury properties from skewing the number upward.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources like Idealista, Immobiliare.it, and Italy's official property observatory (OMI), all of which we manually verified.
The median housing price in Sicily in 2026 is approximately €105,000 (around $123,000 or £98,000), while the average housing price is higher at €145,000 (around $170,000 or £136,000). The average is pulled up by expensive coastal and historic properties in places like Taormina and Ortigia.
About 80% of residential property transactions in Sicily in 2026 fall within a price range of €60,000 to €220,000 (around $70,000 to $257,000).
A realistic entry-level budget in Sicily would be €35,000 to €60,000 (around $41,000 to $70,000), which could get you a small 45 to 55 square meter apartment needing renovation in Palermo's outskirts or a basic older unit in Catania's airport-area neighborhoods.
A typical luxury property in Sicily in 2026 ranges from €450,000 to €1,200,000 (around $527,000 to $1,400,000), which could buy you a sea-view villa of 180 to 300 square meters in Taormina or a renovated historic home in Mondello near Palermo.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Sicily.
Are Sicily property listing prices close to the actual sale price in 2026?
In Sicily, closed sale prices are estimated to be about 7% below listing prices on average in 2026.
This gap exists because many sellers in Sicily's slower local markets set optimistic initial prices to "test the market," and buyers often have negotiating leverage since properties can sit unsold for months. The discount varies significantly: in prime hotspots like Taormina and Ortigia, expect only 3 to 5% off the asking price, while in inland or peripheral areas, discounts of 10 to 12% are common.
Get fresh and reliable information about the market in Sicily
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What is the price per sq m or per sq ft for properties in Sicily in 2026?
As of early 2026, the median housing price in Sicily is approximately €1,005 per square meter (around €93 per square foot, or $1,176 per square meter and $109 per square foot). The average price is slightly higher at €1,125 per square meter (around €105 per square foot, or $1,316 per square meter and $123 per square foot).
Renovated historic-center apartments and sea-view units in tourism hotspots like Ortigia and Taormina have the highest price per square meter because of location scarcity and strong rental demand, while large older apartments in peripheral zones and homes needing heavy renovation have the lowest price per square meter.
The highest prices per square meter in Sicily in 2026 are found in Taormina (around €3,000 to €3,800 per square meter), Ortigia in Siracusa (around €2,100 to €2,700 per square meter), and Palermo's Mondello-adjacent areas (around €2,000 to €2,600 per square meter). The lowest prices are found in Messina's hillside neighborhoods like Castanea (around €560 to €720 per square meter) and Catania's airport-area zones like Fontanarossa (around €660 to €840 per square meter).
How have property prices evolved in Sicily?
Compared to one year ago, Sicily property prices in 2026 are down about 2% in nominal terms, and roughly 3 to 3.5% when adjusted for inflation. This decline reflects cautious buyers outside the hottest micro-markets and the ongoing two-speed nature of Sicily's real estate, where tourism hotspots hold value while the broader local market stays soft.
Looking back 10 years to 2016, Sicily prices have fallen about 10% in nominal terms but around 26% in real (inflation-adjusted) terms. This happened because Sicily never fully recovered from the post-2012 property crash, and while a handful of coastal and heritage areas have seen renewed interest, most local submarkets have lagged behind inflation for years.
By the way, we've written a blog article detailing the latest updates on property price variations in Sicily.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Sicily.
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 types of properties are available in Sicily, and how do prices vary in 2026?
In Sicily in 2026, apartments make up about 65% of listings (reflecting the urban housing stock in Palermo, Catania, and Messina), followed by townhouses at 15%, detached houses at 10%, villas at 5%, rural homes at 3%, and new-build units at just 2%.
Average prices by property type in Sicily as of the first half of 2026 are: apartments at around €135,000 ($158,000), townhouses at €160,000 ($187,000), detached houses at €210,000 ($246,000), villas in prime areas at €650,000 ($760,000), rural homes (often needing work) at €120,000 ($140,000), and new-build apartments at €175,000 ($205,000). These prices vary widely depending on location, with coastal and historic areas commanding significant premiums over inland zones.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Sicily?
- How much should you pay for an apartment in Sicily?
- How much should you pay for a villa in Sicily?
- How much should you pay for lands in Sicily?
How do property prices compare between existing and new homes in Sicily in 2026?
New-build properties in Sicily carry an estimated 18% premium per square meter compared to similar existing homes in 2026.
This premium reflects the modern energy efficiency standards, better insulation, and improved seismic performance of new construction, combined with the scarcity of new developments in the exact walkable and coastal areas where demand is strongest.
Buying real estate in Sicily can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Sicily in 2026?
In Taormina, Sicily's premier resort town, you will find renovated apartments and sea-view villas ranging from €270,000 to €350,000 for a 90 square meter property (around $316,000 to $410,000). Prices here are the highest on the island because of the town's international reputation, stunning views, and strong short-term rental demand from tourists.
In Ortigia, the historic island center of Siracusa, renovated heritage apartments typically range from €190,000 to €245,000 for 90 square meters (around $222,000 to $287,000). This UNESCO-style neighborhood attracts expats and second-home buyers looking for walkable charm and strong rental income potential.
In Palermo's peripheral areas like Ciaculli, you can find basic apartments for €70,000 to €89,000 for 90 square meters (around $82,000 to $104,000). Prices are low here because these neighborhoods are far from the city center and lack the lifestyle appeal of coastal or historic zones.
You will find a much more detailed analysis by areas in our property pack about Sicily. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Taormina (town) | Luxury / Resort | €271,000 - €346,000 ($317,000 - $405,000) | €3,010 - €3,830 ($3,520 - $4,480) | €280 - €356 ($328 - $417) |
| Siracusa - Ortigia / Umberto | Expat / Heritage | €191,000 - €244,000 ($224,000 - $286,000) | €2,130 - €2,710 ($2,490 - $3,170) | €198 - €252 ($232 - $295) |
| Palermo - Castelforte / Mondello | Popular / Sea | €187,000 - €238,000 ($219,000 - $278,000) | €2,075 - €2,640 ($2,430 - $3,090) | €193 - €245 ($226 - $287) |
| Palermo - Liberta / Politeama | Commute / Amenities | €143,000 - €183,000 ($167,000 - $214,000) | €1,585 - €2,015 ($1,855 - $2,360) | €147 - €187 ($172 - $219) |
| Catania - Bellini / Corso Italia | Commute / Upscale | €141,000 - €180,000 ($165,000 - $211,000) | €1,570 - €2,000 ($1,835 - $2,335) | €146 - €185 ($170 - $217) |
| Messina - Litoranea / Panoramica | Sea / Views | €128,000 - €163,000 ($150,000 - $191,000) | €1,425 - €1,810 ($1,665 - $2,120) | €132 - €168 ($154 - $196) |
| Palermo - Centro Storico / Kalsa | Culture / Rentals | €119,000 - €152,000 ($139,000 - $178,000) | €1,320 - €1,680 ($1,545 - $1,965) | €123 - €156 ($144 - $183) |
| Catania - Ognina / Picanello | Sea / Popular | €115,000 - €146,000 ($134,000 - $171,000) | €1,275 - €1,625 ($1,495 - $1,900) | €119 - €151 ($139 - $177) |
| Siracusa - Tivoli / Monasteri | Value / Suburban | €71,000 - €91,000 ($83,000 - $106,000) | €795 - €1,010 ($930 - $1,180) | €74 - €94 ($86 - $110) |
| Palermo - Ciaculli / Belmonte | Value / Outskirts | €70,000 - €89,000 ($82,000 - $104,000) | €780 - €995 ($915 - $1,165) | €73 - €92 ($85 - $108) |
| Catania - Fontanarossa / Playa | Value / Airport | €59,000 - €75,000 ($69,000 - $88,000) | €660 - €840 ($770 - $980) | €61 - €78 ($72 - $91) |
| Messina - Castanea / Gesso | Value / Hills | €50,000 - €64,000 ($59,000 - $75,000) | €560 - €715 ($655 - $835) | €52 - €66 ($61 - $78) |
How much more do you pay for properties in Sicily when you include renovation work, taxes, and fees?
When buying property in Sicily in 2026, expect to pay an additional 8% to 15% on top of the purchase price to cover taxes, notary fees, agency commissions, and other transaction costs.
If you buy a property around $200,000 (approximately €171,000) in Sicily, your additional costs would typically be €14,000 to €26,000 ($16,000 to $30,000) for taxes, notary, and agency fees. If you also plan a light renovation, add another €20,000 to €40,000 ($23,000 to $47,000), bringing your all-in cost to roughly €205,000 to €237,000 ($240,000 to $277,000).
For a property around $500,000 (approximately €427,000), expect additional buying costs of €34,000 to €60,000 ($40,000 to $70,000) for taxes and fees. A moderate renovation could add €50,000 to €100,000 ($59,000 to $117,000), so your total investment would be around €510,000 to €590,000 ($597,000 to $690,000).
For a property around $1,000,000 (approximately €855,000), transaction costs would typically run €70,000 to €120,000 ($82,000 to $140,000). If you are buying a larger home that needs significant work, renovation could add €100,000 to €180,000 ($117,000 to $211,000), putting your all-in budget at €1,025,000 to €1,155,000 ($1,200,000 to $1,350,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Sicily.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Sicily
| Expense | Category | Estimated Cost Range (€ and $) |
|---|---|---|
| Purchase tax (Imposta di Registro or VAT) | Taxes | Approximately 2% to 10% of the purchase price depending on whether you qualify for first-home benefits and whether you are buying from a private seller or a developer. First-home buyers from private sellers pay 2%, while second-home purchases or developer sales with VAT can reach 9% to 10%. |
| Notary fees | Fees | €2,500 to €6,000 ($2,925 to $7,020). Notary fees in Italy cover the legal registration of the property transfer and are required by law. The amount scales with the property value and complexity of the transaction. |
| Agency commission | Fees | Approximately 2% to 4% of the purchase price, often plus 22% VAT on the commission itself. Real estate agents in Sicily typically charge both buyer and seller, so budget for this cost even if you feel the seller should pay. |
| Technical checks and surveys | Fees | €800 to €2,500 ($935 to $2,925). This covers a surveyor or engineer to verify the property's condition, check building permits, and identify any issues before purchase. It is strongly recommended for older properties. |
| Mortgage arrangement fees | Fees | €500 to €2,000 ($585 to $2,340) if you are financing. Italian banks charge arrangement and valuation fees that vary by lender. Some banks waive fees for certain loan products. |
| Light renovation | Renovation | €400 to €600 per square meter ($470 to $700 per sqm). This covers cosmetic updates like repainting, new flooring, updated bathroom fixtures, and minor kitchen improvements without changing the layout. |
| Medium renovation | Renovation | €600 to €900 per square meter ($700 to $1,050 per sqm). This includes new electrical wiring, plumbing updates, new windows, and more significant kitchen and bathroom renovations. |
| Full renovation | Renovation | €900 to €1,200 per square meter ($1,050 to $1,400 per sqm). A full renovation involves structural changes, complete system replacements, and high-quality finishes. Some historic properties may cost even more due to regulatory requirements. |
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.
What properties can you buy in Sicily in 2026 with different budgets?
With $100,000 (approximately €85,000) in Sicily in January 2026, you could buy a 55 square meter apartment needing renovation in Palermo's Ciaculli outskirts, a 70 square meter apartment in basic condition in Messina's Castanea hillside area, or a 60 to 75 square meter older apartment near Catania's airport in Fontanarossa.
With $200,000 (approximately €171,000), you could buy an 85 to 95 square meter apartment in good condition in Palermo's Liberta/Politeama neighborhood, an 80 to 90 square meter renovated apartment in Catania's Corso Italia area, or a 65 to 75 square meter apartment near Ortigia in Siracusa (not prime waterfront).
With $300,000 (approximately €256,000), you could buy a 110 to 130 square meter apartment in Palermo's top zones near Mondello, a 95 to 110 square meter renovated apartment in Siracusa's Ortigia area, or a smaller 75 to 90 square meter apartment in Taormina without a premium view.
With $500,000 (approximately €427,000), you could buy a 140 to 180 square meter high-end apartment in Palermo's Castelforte area, a 160 to 220 square meter house with land in Siracusa's outskirts near Monasteri, or a 110 to 140 square meter apartment in Taormina in a good location.
With $1,000,000 (approximately €855,000), you could buy a 220 to 300 square meter villa with outdoor space and views in Taormina, a 250 to 350 square meter villa in Palermo's Mondello vicinity, or a 180 to 260 square meter fully renovated heritage home in prime Ortigia.
With $2,000,000 (approximately €1,710,000), you are in Sicily's true luxury market: a trophy villa with panoramic terraces in Taormina, a large waterfront villa in Mondello with premium finishes and gardens, or a signature historic property in Ortigia with complete restoration.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Sicily.
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 Sicily, 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 It's Authoritative | How We Used It |
|---|---|---|
| Agenzia delle Entrate - OMI | Italy's official property market observatory run by the national tax agency. | We used it as the ground truth framework for how property values are reported by zone, type, and condition. We also used it to verify our Sicily price ranges make sense against official valuation bands. |
| ISTAT - House Price Index (IPAB) | Italy's national statistics institute providing the official residential house price index. | We used it to understand Italy-wide price direction in 2025. We used this to ensure our Sicily estimates were realistic relative to national trends. |
| ISTAT - Consumer Price Index (NIC) | The official inflation series widely used across Italy. | We used it to estimate Italy's inflation rate around late 2025 so we could express price changes in real terms. We used it to show why nominal flat prices can still mean real declines. |
| Eurostat - HICP Euro Indicators | The EU's official statistics office providing the standard comparable inflation measure. | We used it to cross-check that Italy's late 2025 inflation rate was in the low single digits. We used it as a second authoritative inflation reference for triangulation with ISTAT. |
| European Central Bank - EUR/USD Rates | The euro area central bank's official reference exchange rate source. | We used it to convert euro prices into USD using a rate consistent with late 2025 levels. We kept this rate consistent throughout for all currency conversions. |
| Idealista - Sicily Price Reports | A major Italian property portal with a long-running, clearly described price reporting series. | We used it to estimate Sicily's current asking price per square meter in late 2025 and project gently to January 2026. We also used its historical peak data to build the 10-year price story. |
| Immobiliare.it - Palermo Market | One of Italy's biggest real estate marketplaces publishing zone-by-zone prices. | We used it to map Palermo's neighborhood price variation from low zones like Ciaculli to high zones like Castelforte. We used these anchors to build the neighborhood comparison table. |
| Immobiliare.it - Catania Market | Authoritative zone-level pricing data for Sicily's second-largest city. | We used it to identify Catania's price spread from budget areas like Fontanarossa to upscale zones like Corso Italia. We incorporated this data into our neighborhood and budget analyses. |
| Immobiliare.it - Siracusa Market | Reliable source for heritage-area pricing including the popular Ortigia district. | We used it to anchor Ortigia's premium pricing and contrast it with Siracusa's suburban zones. We featured Ortigia prominently in our expat neighborhood recommendations. |
| Immobiliare.it - Messina Market | Zone-level data for northeastern Sicily including coastal and hillside areas. | We used it to identify some of Sicily's lowest-priced neighborhoods in Messina's hills. We included these value areas in our budget and neighborhood comparisons. |
| Immobiliare.it - Taormina Market | Specific pricing data for Sicily's premier resort and luxury property market. | We used it to establish Taormina's premium price levels around €3,400 per square meter. We used this as the benchmark for Sicily's high-end market segment. |
| Agenzia delle Entrate - Purchase Taxes | Official tax guidance from Italy's revenue agency. | We used it to estimate purchase taxes and fixed charges for different buyer scenarios. We used it to build the "additional costs" table showing taxes and fees. |
| Idealista - Taormina Reports | Independent asking price tracking for Sicily's most expensive market. | We used it to cross-reference Immobiliare.it's Taormina data. We used both sources to confirm the premium pricing in resort areas and estimate negotiation margins. |
| Idealista - Italy Price Index | National-level asking price trends providing context for regional performance. | We used it to compare Sicily's price trajectory against the national average. We used this to highlight Sicily's underperformance relative to northern Italy. |
| On The World Map - Sicily | Geographic reference for understanding Sicily's city and town locations. | We used it to verify the geographic relationships between neighborhoods and cities mentioned in our analysis. We used it to ensure our location descriptions were accurate. |
| Italian Notary Association Guidelines | Professional standards for property transaction costs. | We used typical notary fee ranges from industry practice to estimate closing costs. We incorporated these into our total buying cost calculations. |
| Sicilian Real Estate Agent Market Practice | On-the-ground knowledge of typical commission structures. | We used standard agency commission rates of 2% to 4% plus VAT. We noted that both buyers and sellers typically pay commissions in Sicily. |
| Italian Construction Cost Indices | Industry data on renovation and building costs. | We used regional renovation cost ranges of €400 to €1,200 per square meter. We applied these to estimate total investment costs for properties needing work. |
| Bank of Italy Mortgage Market Reports | Official data on Italian mortgage conditions and costs. | We used typical mortgage arrangement fees to inform our closing cost estimates. We noted that financing costs vary by lender and loan product. |
| Catasto Italiano (Land Registry) | Official property registration system providing cadastral values. | We used cadastral value concepts to explain how purchase taxes are calculated. We noted that cadastral values often differ significantly from market values. |
| Comune di Palermo Urban Planning Data | Municipal information on zoning and development. | We used it to understand neighborhood classifications in Palermo. We incorporated this into our descriptions of different residential areas. |
| Sicily Tourism Authority Statistics | Official visitor data relevant to rental demand. | We used tourism patterns to explain why areas like Taormina and Ortigia command premium prices. We connected tourist demand to short-term rental potential. |
| European Commission Economic Forecasts | Official EU economic outlook including Italy. | We used economic context to explain Sicily's property market dynamics. We noted how broader economic trends affect local housing demand. |
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