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 remains one of the most affordable major regions in Italy for buying a house, but prices vary dramatically depending on whether you're looking at the coast or inland areas.
We constantly update this blog post with the freshest data from Italian property portals and official government sources to keep you informed.
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.
How much do houses cost in Sicily as of 2026?
What's the median and average house price in Sicily as of 2026?
As of early 2026, the median house price in Sicily is approximately €120,000 (around $130,000 or £100,000), while the average house price sits higher at roughly €210,000 (around $228,000 or £175,000) due to luxury coastal properties pulling the average upward.
The typical price range that covers roughly 80% of house sales in Sicily falls between €70,000 and €450,000 (approximately $76,000 to $490,000 or £58,000 to £375,000), reflecting the island's enormous diversity from inland fixer-uppers to coastal villas.
The gap between the median and average house prices in Sicily reveals a market with a long tail of expensive properties in tourist hotspots like Taormina, Cefalù, and Ortigia, which significantly inflate the average while most buyers actually purchase homes closer to the median price point.
At the median price of around €120,000 in Sicily, a buyer can realistically expect a move-in ready 3-bedroom townhouse in an inland comune like Ragusa province, or a smaller 2-bedroom house needing light renovation in the suburban belt around Palermo or Catania.
What's the cheapest livable house budget in Sicily as of 2026?
As of early 2026, the minimum budget for a livable house in Sicily is around €60,000 to €75,000 (approximately $65,000 to $82,000 or £50,000 to £62,000), though you will need to look in specific areas and accept some trade-offs.
At this entry-level price point in Sicily, "livable" typically means a structurally sound house with functioning utilities (water, electricity, basic heating), but expect older kitchens, simple bathrooms, and possibly outdated windows or limited insulation rather than modern finishes.
These cheapest livable houses in Sicily are usually found in the inland provinces of Enna, Caltanissetta, and interior parts of Agrigento province, as well as in smaller comuni away from the coast like Troina, Mussomeli, or towns in the Madonie mountains.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Sicily here.
How much do 2 and 3-bedroom houses cost in Sicily as of 2026?
As of early 2026, a typical 2-bedroom house in Sicily costs around €100,000 to €130,000 (approximately $109,000 to $141,000 or £83,000 to £108,000), while a 3-bedroom house typically runs €150,000 to €200,000 (around $163,000 to $218,000 or £125,000 to £167,000).
The realistic price range for a 2-bedroom house in Sicily spans from €70,000 in inland areas like Enna or Caltanissetta provinces to €260,000 or more in the Palermo or Catania wider metro areas, and up to €450,000 in prime coastal towns like Cefalù.
For a 3-bedroom house in Sicily, realistic prices range from €110,000 in non-tourist inland towns to €380,000 in the Palermo or Catania suburban belt, climbing to €700,000 or beyond in premium locations like Taormina or Ortigia.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Sicily is around 40% to 60%, driven largely by the additional 30 to 50 square meters and the fact that 3-bedroom houses often include outdoor space or terraces that smaller homes lack.
How much do 4-bedroom houses cost in Sicily as of 2026?
As of early 2026, a typical 4-bedroom house in Sicily costs around €220,000 to €350,000 (approximately $240,000 to $380,000 or £183,000 to £292,000), though this varies enormously between inland villages and coastal hotspots.
The realistic price range for a 5-bedroom house in Sicily runs from €220,000 in inland areas to €850,000 in the Palermo or Catania metro, and from €850,000 to well over €2,000,000 (around $2.2 million or £1.7 million) in prime coastal or tourist locations.
For a 6-bedroom house in Sicily, expect prices from €300,000 in inland comuni to €1,200,000 in major city suburbs, reaching €3,000,000 or more (around $3.3 million or £2.5 million) in trophy locations like Taormina hillside or Ortigia waterfront.
Please note that we give much more detailed data in our pack about the property market in Sicily.
How much do new-build houses cost in Sicily as of 2026?
As of early 2026, a typical new-build house in Sicily costs around €270,000 to €400,000 (approximately $294,000 to $435,000 or £225,000 to £333,000) for a standard 3 to 4-bedroom property, though prices vary significantly by location and specification.
New-build houses in Sicily typically carry a premium of 15% to 30% compared to older resale houses in the same area, reflecting better energy efficiency (often Class A or B), modern layouts, compliance with current seismic standards, and lower immediate maintenance costs.
How much do houses with land cost in Sicily as of 2026?
As of early 2026, a typical house with land in Sicily costs between €180,000 and €700,000 (approximately $196,000 to $762,000 or £150,000 to £583,000), depending heavily on location, land size, water access, and proximity to the coast or tourist corridors.
In Sicily, a "house with land" typically means a property with at least 1,000 to 5,000 square meters (roughly 0.25 to 1.25 acres) of usable outdoor space, often including olive trees, fruit orchards, or agricultural potential that distinguishes it from a standard house with just a garden.
We cover everything there is to know about land prices in Sicily here.
Thinking of buying real estate in Sicily?
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Where are houses cheapest and most expensive in Sicily as of 2026?
Which neighborhoods have the lowest house prices in Sicily as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Sicily include Brancaccio, ZEN (Zona Espansione Nord), and Bonagia in Palermo, as well as Librino, San Giorgio, and Nesima in Catania, plus virtually any town in the inland provinces of Enna and Caltanissetta.
The typical house price range in these cheapest neighborhoods runs from €50,000 to €120,000 (approximately $54,000 to $130,000 or £42,000 to £100,000) for a standard 2 to 3-bedroom property, with some smaller or renovation-needed homes available below €50,000.
The main reason these neighborhoods have Sicily's lowest house prices is a combination of distance from employment centers and tourist amenities, higher crime perceptions in some urban peripheries, and in the case of inland provinces, decades of youth emigration that has depressed local demand.
Which neighborhoods have the highest house prices in Sicily as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Sicily are Taormina centro (and surroundings), Mondello and Addaura in Palermo, and Ortigia in Siracusa, with Cefalù's historic center close behind.
The typical house price range in these most expensive neighborhoods runs from €400,000 to well over €2,000,000 (approximately $435,000 to $2.2 million or £333,000 to £1.7 million), with trophy villas in Taormina or waterfront properties in Ortigia reaching €3,000,000 to €5,000,000.
These neighborhoods command Sicily's highest house prices because they combine limited supply of buildable land, international tourism demand (amplified by shows like The White Lotus filmed in Taormina), sea views, UNESCO heritage status, and established expatriate communities willing to pay premium prices.
The typical buyers in these premium Sicilian neighborhoods are wealthy Northern Europeans (especially Germans, British, and Scandinavians), Italian professionals from Milan and Rome seeking second homes, and increasingly American buyers attracted by favorable exchange rates and remote-work flexibility.
How much do houses cost near the city center in Sicily as of 2026?
As of early 2026, a typical house near Palermo's city center (areas like Politeama, Libertà, and Massimo) costs €250,000 to €600,000 (around $272,000 to $653,000 or £208,000 to £500,000), while near Catania's center (Corso Italia, Borgo, Bellini) expect €230,000 to €550,000.
Houses near major transit hubs in Sicily, particularly within walking distance of Palermo Centrale or Palermo Notarbartolo train stations, typically cost 5% to 10% more than comparable properties farther from rail access, reflecting the convenience premium for daily commuters.
Houses near the top-rated international schools in Sicily, especially close to Gonzaga Campus (International School Palermo), tend to fall in the €350,000 to €700,000 range (around $380,000 to $762,000 or £292,000 to £583,000), as expatriate families drive demand in the Libertà and Politeama areas.
Houses in expat-popular areas in Sicily, including Taormina, Cefalù, Ortigia in Siracusa, Noto in the Val di Noto, and San Vito Lo Capo, typically range from €350,000 to €1,200,000 (around $380,000 to $1.3 million or £292,000 to £1 million) depending on sea proximity and condition.
We actually have an updated expat guide for Sicily here.
How much do houses cost in the suburbs in Sicily as of 2026?
As of early 2026, a typical house in the suburbs of Palermo or Catania costs between €150,000 and €400,000 (approximately $163,000 to $435,000 or £125,000 to £333,000), depending on the specific town and its proximity to the coast.
The typical price difference between suburban houses and city-center houses in Sicily is around 25% to 40% lower in the suburbs, though this gap narrows significantly in coastal suburbs like Aci Castello near Catania or Mondello-adjacent areas near Palermo where sea access adds value.
The most popular suburbs for house buyers in Sicily include Bagheria, Monreale, Carini, and Capaci around Palermo, and Aci Castello, Aci Trezza, San Gregorio di Catania, and Tremestieri Etneo around Catania, each offering a different balance of price, coastal access, and urban convenience.
What areas in Sicily are improving and still affordable as of 2026?
As of early 2026, the top areas in Sicily that are improving and still affordable for house buyers include parts of Kalsa and Albergheria in Palermo's historic center, Ragusa Ibla and Modica in the Val di Noto, and Marsala and Castellammare del Golfo on the western coast.
The current typical house price in these improving yet affordable areas ranges from €120,000 to €280,000 (approximately $130,000 to $305,000 or £100,000 to £233,000), which is well below the premium charged in established hotspots like Taormina or Cefalù.
The main sign of improvement driving buyer interest in these areas is a combination of selective urban regeneration projects (particularly EU-funded historic center restorations), growing short-term rental demand from tourists seeking "authentic" alternatives to crowded destinations, and improved road and rail connections.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Sicily right now?
What are typical buyer closing costs for houses in Sicily right now?
The estimated typical total closing cost for house buyers in Sicily ranges from 8% to 15% of the purchase price, depending on whether you use a real estate agent, whether the property is new-build or resale, and your residency status.
The main closing cost categories in Sicily include registration tax or VAT (€3,000 to €25,000 depending on price and buyer status), notary fees (€2,000 to €5,000 or approximately $2,200 to $5,400), agency commission (typically 3% to 4% of the price), and administrative/translation costs (€500 to €1,500).
The single largest closing cost category for house buyers in Sicily is usually the real estate agency commission at 3% to 4% of the purchase price, followed closely by registration tax (2% of cadastral value for primary residence, 9% for second homes) or VAT if buying new construction.
We cover all these costs and what are the strategies to minimize them in our property pack about Sicily.
How much are property taxes on houses in Sicily right now?
The estimated typical annual property tax (IMU) for a house in Sicily ranges from €500 to €2,500 per year (approximately $545 to $2,720 or £417 to £2,080) for a second home or non-resident property, though primary residences registered as "prima casa" are generally exempt.
Property tax (IMU) in Sicily is calculated on the cadastral value of the property (not market value) multiplied by a coefficient, then by the municipal tax rate which ranges from 0.4% to 1.06% depending on the specific comune, which is why you must check the exact town's rate before budgeting.
If you want to go into more details, we also have a page with all the property taxes and fees in Sicily.
How much is home insurance for a house in Sicily right now?
The estimated typical annual home insurance cost for a house in Sicily ranges from €250 to €600 per year (approximately $272 to $653 or £208 to £500) for basic building and liability coverage, rising to €600 to €1,200 or more for comprehensive packages including theft and natural disaster coverage.
The main factors that affect home insurance premiums for houses in Sicily include the property's location (coastal areas may have higher premiums), construction age and materials (older stone houses versus modern builds), coverage limits, and whether you add optional protections for seismic events, flooding, or theft.
What are typical utility costs for a house in Sicily right now?
The estimated typical total monthly utility cost for a house in Sicily ranges from €120 to €280 per month (approximately $130 to $305 or £100 to £233), varying significantly by season, house size, and whether you use gas or electric heating.
The breakdown of main utility categories for houses in Sicily includes electricity at €60 to €140 per month, water and waste collection (TARI) at €30 to €80 per month, and gas or alternative heating fuels which are highly seasonal but can add €50 to €150 per month in winter.
What are common hidden costs when buying a house in Sicily right now?
The estimated total of common hidden costs that house buyers in Sicily often overlook ranges from €3,000 to €10,000 (approximately $3,260 to $10,900 or £2,500 to £8,330), not including any renovation work that might be needed after purchase.
Typical inspection fees buyers should expect when purchasing a house in Sicily range from €600 to €1,500 (approximately $650 to $1,630 or £500 to £1,250) for a technical due-diligence visit that checks structural integrity, permit compliance, and "abusi edilizi" (unpermitted works).
Other common hidden costs beyond inspections when buying a house in Sicily include sworn translator or interpreter fees for non-Italian speakers (€500 to €1,500), power of attorney costs if you cannot attend the notary signing in person (€250 to €500), and furniture removal or cleaning if the previous owner left items behind.
The hidden cost that tends to surprise first-time house buyers the most in Sicily is discovering unpermitted building modifications ("abusi edilizi") during technical due diligence, which can require either costly regularization procedures or price renegotiation, and in worst cases can delay or block the sale entirely.
You will find here the list of classic mistakes people make when buying a property in Sicily.
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What do locals and expats say about the market in Sicily as of 2026?
Do people think houses are overpriced in Sicily as of 2026?
As of early 2026, the general sentiment among locals and expats is that Sicily remains affordable by Italian and European standards, but specific hotspots like Taormina, Cefalù, and Ortigia feel "overpriced" to many buyers who arrived expecting bargain prices across the entire island.
Houses typically stay on the market for around 100 to 130 days before selling in Sicily's main cities like Palermo (approximately 127 days based on recent data), though inland properties and those needing renovation can sit unsold for 6 months or longer.
The main reason locals and expats give for feeling house prices are fairly valued in most of Sicily is the combination of still-low €/m² compared to Tuscany or the Amalfi Coast, a favorable climate, and improving infrastructure, while those who feel prices are too high typically point to stagnant local wages that make coastal homes unaffordable for Sicilian families.
Current sentiment on house prices in Sicily compared to one or two years ago is slightly more cautious, as the rapid post-pandemic price growth in tourist areas has slowed and buyers now have more negotiating power, especially in areas outside the prime coastal strip.
You'll find our latest property market analysis about Sicily here.
Are prices still rising or cooling in Sicily as of 2026?
As of early 2026, house prices in Sicily are broadly stable with a slight upward trend, showing year-over-year growth of around 1% to 3% in most areas, though prime tourist destinations continue to see stronger appreciation while inland markets remain flat.
The estimated year-over-year house price change in Sicily is approximately +0.9% to +1.5% for the region overall, with coastal and tourist areas like Cefalù and the Catania suburbs showing +3% to +5%, while inland provinces like Enna and Caltanissetta are essentially flat or slightly negative in real terms.
Experts and local agents expect house prices in Sicily over the next 6 to 12 months to continue their modest growth trajectory of 2% to 4% in high-demand areas, while predicting that inland markets will remain stable and offer better negotiating opportunities for patient buyers.
Finally, please note that we have covered property price trends and forecasts for Sicily here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 government property market observatory with published methodology. | We used it as our anchor for €/m² value ranges by area type and housing condition. We cross-checked it against private portals to keep our estimates realistic. |
| ISTAT House Price Index (IPAB) | Italy's national statistics office and the official house-price index. | We used it to describe whether Sicily's market is rising or cooling going into 2026. We relied on it for trend context rather than absolute price levels. |
| Immobiliare.it | One of Italy's biggest property portals with consistent asking-price metrics. | We used it to estimate current asking €/m² in Sicily and by province. We converted €/m² into house budgets using typical house sizes. |
| Idealista | A major portal that explains its pricing-report methodology transparently. | We used it to triangulate Sicily-level asking-price direction. We also used it for practical sanity checks on what listings actually look like. |
| Tecnocasa Group Research | One of Italy's largest real-estate networks with structured market research. | We used it to quantify typical time-to-sell and to explain the new-build price premium. We translated their findings into a Sicily-focused buyer narrative. |
| Eurostat Housing Price Statistics | The EU's official statistics body for cross-country trend context. | We used it to sanity-check European housing price direction into 2026. We relied on it only for broad trend context, not Sicily-specific pricing. |
| Agenzia delle Entrate (Taxes) | The official Italian tax authority explaining buyer taxes and rates. | We used it to list the main purchase taxes and registration tax or VAT scenarios. We turned those rules into simple budget ranges for foreign buyers. |
| Consiglio Nazionale del Notariato | Italy's notary council publishes guides to prevent buyer mistakes. | We used it to explain buyer process steps and practical closing costs. We kept it beginner-friendly and focused on what affects the budget. |
| MEF IMU Database | The official national portal for municipal property tax rates. | We used it to explain that IMU is municipality-specific and must be verified. We gave safe budgeting ranges until the buyer picks a specific town. |
| ARERA | Italy's official energy regulator for utility pricing context. | We used it to anchor utility cost estimates and avoid unreliable figures. We then gave realistic monthly utility budgets for a typical Sicilian house. |
| IVASS | Italy's insurance supervisory authority for market oversight. | We used it as the authoritative reference for home insurance market context. We combined it with broker quotes to estimate typical premium ranges. |
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