Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Tuscany's property market is included in our pack
If you're looking to understand housing prices in Tuscany, you've come to the right place.
We constantly update this blog post with the latest data on Tuscany's property market, so you always have fresh numbers.
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 Tuscany.
Insights
- Tuscany property prices have risen about 4% nominally over the past year, but after adjusting for inflation, real growth is closer to 2.5%, meaning buyers aren't losing ground to rising costs.
- Over the past decade, Tuscany housing prices have stayed essentially flat in nominal terms, but when you factor in inflation, real values have dropped roughly 14%.
- The gap between asking prices and final sale prices in Tuscany averages around 10%, so buyers should plan for negotiation room when budgeting.
- Smaller apartments in historic centers like Florence and Lucca command the highest price per square meter in Tuscany, often exceeding €6,000 per sqm due to scarcity and walkability.
- Arezzo and Pistoia provinces offer Tuscany's most affordable property prices, with average asking prices between €1,400 and €1,600 per sqm.
- New or fully renovated homes in Tuscany typically cost 15% to 25% more than comparable older properties, driven by energy efficiency requirements and high renovation costs.
- Apartments make up around 55% of Tuscany's residential listings, making them the dominant property type on the market in 2026.
- Total buying costs in Tuscany, including taxes, notary fees, and agency fees, typically add 9% to 13% on top of the purchase price.
- Prime coastal areas like Forte dei Marmi can reach €8,000 to €12,000 per sqm, placing them among Italy's most expensive residential markets.
- With a budget of €85,000 (about $100,000), buyers in Tuscany are limited to small inland apartments, often in need of renovation work.
What is the average housing price in Tuscany in 2026?
The median housing price is more telling than the average because Tuscany's luxury villas and second homes pull the average upward, making the median a better reflection of what typical buyers actually pay.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like Immobiliare.it and idealista, which we manually double-checked for accuracy.
The median housing price in Tuscany in 2026 is approximately €230,000 ($271,000 or about €230,000). The average housing price in Tuscany in 2026 is higher at around €280,000 ($330,000 or about €280,000), reflecting the influence of high-end properties on the market.
About 80% of residential properties in Tuscany in 2026 fall within the price range of €120,000 to €600,000 ($141,000 to $707,000).
A realistic entry range for Tuscany property in 2026 is €80,000 to €120,000 ($94,000 to $141,000), which typically gets you an older 45 to 65 sqm apartment in Arezzo province or smaller inland towns, often with basic finishes or needing updates.
Luxury properties in Tuscany in 2026 typically range from €1.2 million to €5 million ($1.4 million to $5.9 million), which can get you a renovated 300 sqm villa with land and views in sought-after areas like Chianti or Val d'Orcia.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tuscany.
Are Tuscany property listing prices close to the actual sale price in 2026?
In Tuscany in 2026, property listing prices are typically about 8% to 12% higher than the final sale price, with a solid midpoint estimate around 10%.
This gap exists because sellers in Tuscany often list with room for negotiation, especially when buyers compare multiple similar properties. The discount tends to be larger for properties with uncertain conditions, such as those with poor energy ratings or hidden renovation needs that surface during inspections.
Get fresh and reliable information about the market in Tuscany
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What is the price per sq m or per sq ft for properties in Tuscany in 2026?
As of early 2026, the median housing price in Tuscany is approximately €2,500 per sqm ($2,950 per sqm) or €232 per sqft ($274 per sqft). The average housing price in Tuscany is slightly higher at around €2,700 per sqm ($3,180 per sqm) or €251 per sqft ($296 per sqft).
Smaller, well-located apartments between 40 and 70 sqm in historic centers like Florence and Lucca have the highest price per sqm in Tuscany, while larger homes between 150 and 300 sqm in inland areas needing modernization have the lowest, because of location scarcity and renovation cost factors.
The highest prices per sqm in Tuscany in 2026 are found in Florence Centro Storico and Forte dei Marmi, ranging from €6,000 to €12,000 per sqm. The lowest prices are in Arezzo and inland Grosseto, ranging from €1,200 to €1,900 per sqm.
How have property prices evolved in Tuscany?
Compared to one year ago, Tuscany housing prices in 2026 have risen about 4% nominally, driven mainly by strong tourism demand and second-home buyers in prime areas like Florence and Lucca. After adjusting for inflation, the real increase is closer to 2.5%, meaning buyers are seeing modest but genuine appreciation.
Looking back ten years, Tuscany property prices have stayed nearly flat in nominal terms, rising only about 1% since January 2015. However, when you account for cumulative inflation over that decade, real housing values in Tuscany have actually declined by roughly 14%, meaning property has not kept pace with the rising cost of living.
By the way, we've written a blog article detailing the latest updates on property price variations in Tuscany.
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 Tuscany.
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.
How do prices vary by housing type in Tuscany in 2026?
In Tuscany in 2026, apartments make up about 55% of listings, followed by detached houses at 18%, townhouses at 12%, country houses at 8%, villas at 5%, and new-build units at just 2%, because most of Tuscany's housing stock is historic and existing rather than newly constructed.
The average price for apartments in Tuscany in 2026 is around €220,000 ($259,000), while townhouses average €260,000 ($306,000) and detached houses average €320,000 ($377,000). Country houses and farmhouses typically sell for around €450,000 ($531,000), villas average €1.4 million ($1.65 million), and new-build apartments command about €310,000 ($366,000) due to their modern finishes and energy efficiency.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Tuscany?
- How much should you pay for an apartment in Tuscany?
- How much should you pay for a villa in Tuscany?
- How much should you pay for lands in Tuscany?
How do property prices compare between existing and new homes in Tuscany in 2026?
In Tuscany in 2026, new or fully renovated homes typically cost 15% to 25% more than comparable older properties that are livable but not updated.
This premium exists because buyers are willing to pay extra for energy-efficient homes that meet modern standards, and because renovation costs in Tuscany are high and unpredictable, making turnkey properties more attractive.
Buying real estate in Tuscany can be risky
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How do property prices vary by neighborhood in Tuscany in 2026?
Florence Centro Storico is Tuscany's most expensive neighborhood, with prime renovated apartments ranging from €600,000 to €1.8 million ($707,000 to $2.1 million). Prices are high because of the area's cultural significance, walkability, and extremely limited supply of quality properties in the historic core.
Lucca's walled historic center is popular among expats seeking a smaller, quieter alternative to Florence, with apartments and townhouses typically priced between €300,000 and €900,000 ($353,000 to $1.06 million). The combination of medieval charm, strong community feel, and good accessibility drives consistent demand.
Chianti and Val d'Orcia attract buyers looking for countryside lifestyle properties, with farmhouses and villas ranging from €450,000 to €3 million ($531,000 to $3.5 million). These areas command premium prices because of their iconic landscapes, wine country appeal, and strong international second-home demand.
You will find a much more detailed analysis by areas in our property pack about Tuscany. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Florence Centro Storico | Prime / walkable | €600k-€1.8M ($707k-$2.1M) | €6,000-€10,000 ($7,070-$11,790) | €557-€929 ($657-$1,095) |
| Florence Campo di Marte | Family / good schools | €350k-€900k ($412k-$1.06M) | €4,500-€6,500 ($5,300-$7,660) | €418-€604 ($492-$711) |
| Florence Novoli/Rifredi | Commute / value | €220k-€550k ($259k-$648k) | €3,200-€4,300 ($3,770-$5,070) | €297-€399 ($350-$469) |
| Lucca Centro (inside walls) | Popular / lifestyle | €300k-€900k ($353k-$1.06M) | €3,300-€5,500 ($3,890-$6,480) | €307-€511 ($362-$603) |
| Pisa Centro | Commute / university | €180k-€500k ($212k-$589k) | €2,200-€3,400 ($2,590-$4,010) | €204-€316 ($240-$372) |
| Siena Centro | Heritage / limited supply | €220k-€700k ($259k-$825k) | €2,400-€4,200 ($2,830-$4,950) | €223-€390 ($262-$459) |
| Chianti (Greve/Radda) | Countryside / expat | €450k-€2.5M ($531k-$2.95M) | €3,000-€7,500 ($3,540-$8,840) | €279-€697 ($329-$821) |
| Val d'Orcia (Pienza/Montalcino) | Prime countryside | €600k-€3M ($707k-$3.54M) | €3,500-€5,500 ($4,125-$6,480) | €325-€511 ($383-$603) |
| Versilia / Forte dei Marmi | Luxury coast | €1.5M-€6M ($1.77M-$7.07M) | €8,000-€12,000+ ($9,430-$14,140+) | €743-€1,115+ ($876-$1,314+) |
| Livorno seafront | Coastal / value | €220k-€650k ($259k-$766k) | €2,300-€3,800 ($2,710-$4,480) | €214-€353 ($252-$417) |
| Arezzo city and outskirts | Entry / value | €80k-€300k ($94k-$353k) | €1,200-€1,900 ($1,414-$2,240) | €112-€177 ($132-$209) |
| Grosseto/Maremma inland | Space / nature | €150k-€650k ($177k-$766k) | €1,700-€3,000 ($2,000-$3,540) | €158-€279 ($186-$329) |
How much more do you pay for properties in Tuscany when you include renovation work, taxes, and fees?
When buying property in Tuscany in 2026, total costs including taxes, notary fees, and agency fees typically add 9% to 13% on top of the purchase price, so buyers should budget accordingly.
If you buy a property around €170,000 ($200,000) in Tuscany, you should expect to pay an additional €17,000 to €22,000 ($20,000 to $26,000) in closing costs. This brings your total investment to approximately €187,000 to €192,000 ($220,000 to $226,000).
For a property around €425,000 ($500,000), additional costs in Tuscany would be approximately €42,500 to €55,000 ($50,000 to $65,000). Your total investment would reach roughly €467,000 to €480,000 ($550,000 to $565,000).
If you're buying at €850,000 ($1,000,000), expect to pay around €85,000 to €110,000 ($100,000 to $130,000) in additional costs. This means your total investment would be approximately €935,000 to €960,000 ($1.1 million to $1.13 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Tuscany.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tuscany
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Registration or VAT-related taxes | Taxes | 2% to 9% of the purchase price (€ and $), depending on whether you qualify for "prima casa" (first home) benefits and whether you're buying from a private seller or a developer. If you're buying your primary residence from a private seller and qualify for prima casa, you pay 2% registration tax. Without prima casa eligibility or when buying from a developer with VAT, this can rise to 9% or more. |
| Notary and land registry fees | Fees | Approximately 1% to 2.5% of the purchase price (€ and $), plus fixed charges that vary by transaction complexity. The notary handles all legal aspects of the purchase and registers the property transfer. For a €250,000 property, expect roughly €2,500 to €6,250 ($2,950 to $7,370) in notary costs. |
| Real estate agency fee | Fees | Commonly 2% to 5% of the purchase price (€ and $), paid by the buyer to the agency that facilitated the transaction. For a €300,000 property, this means €6,000 to €15,000 ($7,070 to $17,680). Agency fees are negotiable but standard practice in Tuscany. |
| Renovation costs (optional) | Renovation | Ranges widely from €15,000 to €200,000+ ($17,700 to $236,000+) depending on property condition and scope of work. Light cosmetic updates may cost €15,000 to €40,000, while major structural renovations or full restorations of country houses can easily exceed €150,000. Always budget a contingency of 10% to 20% for unexpected issues. |
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 Tuscany in 2026 with different budgets?
With $100,000 (about €85,000), your options in Tuscany are limited but not impossible: you could find an existing 45 sqm apartment in Arezzo province needing renovation, an existing 55 sqm apartment in basic condition in an inland Grosseto village, or an existing 40 sqm studio in Pistoia province outskirts requiring updates.
With $200,000 (about €170,000), you can find an existing 65 sqm apartment in Pisa's non-prime areas in livable condition, an existing 75 sqm apartment on the edge of Arezzo city offering good value, or an existing 80 sqm small house in inland Maremma needing partial renovation.
With $300,000 (about €255,000), Tuscany offers an existing 70-80 sqm apartment in Florence's outer districts that's older but usable, an existing 90 sqm apartment outside Lucca's walls suitable for a family, or an existing 110 sqm townhouse in the Grosseto or Livorno hinterland with more space.
With $500,000 (about €425,000), you can purchase a renovated 75 sqm apartment in Florence's family districts like Campo di Marte, an existing 120 sqm townhouse in good Lucca areas outside the prime center, or an existing 160 sqm country home on the Chianti fringe needing partial renovation.
With $1,000,000 (about €850,000), your options include a renovated 110 sqm apartment in Florence near prime zones with quality finishes, a renovated 180-220 sqm casale in the Chianti or Siena countryside in turnkey condition, or a seafront-adjacent 140-180 sqm home in a good position along the Livorno coast.
With $2,000,000 (about €1.7 million), you enter Tuscany's luxury market and can purchase a renovated 250-320 sqm villa in Val d'Orcia or Siena countryside for a prime lifestyle, a prime 160-220 sqm apartment in Florence Centro Storico with high-end finishes, or a smaller luxury coastal villa in the Versilia or Forte dei Marmi area.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Tuscany.
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 Tuscany, 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 |
|---|---|---|
| Immobiliare.it | Italy's largest property portal with transparent, regularly updated market data based on millions of listings. | We used it as our main asking-price source for Tuscany and for year-over-year price changes. We cross-checked its data against idealista to ensure accuracy. |
| idealista (Tuscany report) | A major European property portal with published methodology and consistent historical data series. | We used it to validate current Tuscany price levels and province-level differences. We also used it for historical comparisons. |
| idealista (historical series) | The same idealista index with a monthly archive allowing long-term price trend analysis. | We used it to pull Tuscany's price per sqm from January 2015 for decade comparisons. We then inflation-adjusted those figures using ISTAT data. |
| ISTAT House Price Index | Italy's national statistics institute providing official transaction-based price evolution data. | We used it to anchor overall market direction and verify that listing-based portal data aligns with actual transaction trends. |
| ISTAT CPI | The official inflation source for Italy used for economic and policy measurement. | We used it to convert nominal price changes into real (inflation-adjusted) changes. We applied this to our one-year and ten-year estimates. |
| ECB EUR/USD rate | The European Central Bank reference rate is the primary public benchmark for currency conversion. | We used the late December 2025 rate of approximately €1 = $1.18 for all euro to dollar conversions. We kept conversions transparent for readers. |
| Agenzia delle Entrate (prima casa) | Italy's tax authority and the highest-authority source on purchase taxes and first-home benefits. | We used it to estimate the tax portion of buyer closing costs, especially the 2% versus 9% registration tax rules. We combined it with notary guidance for realistic cost ranges. |
| Agenzia delle Entrate (purchase taxes) | The tax authority's consolidated reference page on all purchase-related taxes in Italy. | We used it to distinguish between buying from private sellers versus developers with VAT. We applied those rules to our cost examples and tables. |
| Consiglio Nazionale del Notariato | The national notaries' council directly tied to the legal process every Italian property purchase must follow. | We used it to understand how taxes flow through notaries and what fixed charges apply. We translated this into buyer-friendly cost ranges. |
| Knight Frank Tuscany Report | A globally recognized real estate research house with a specific report on Tuscany's prime residential market. | We used it to benchmark prime Tuscany price levels and validate luxury price ranges. We also used its 10-12% purchase cost estimate as a cross-check. |
| Nomisma | A respected Italian economic research institute providing real estate market analysis. | We used their research to validate the typical 10% gap between asking prices and final sale prices in Italian markets. |
| idealista (agency fees) | Property portal with market practice insights on transaction costs and fees. | We used it to confirm typical agency fee ranges of 2% to 5% that buyers should expect in Tuscany. |
| Immobiliare.it (English) | English version of Italy's largest portal, providing accessible market trend data. | We used it for additional cross-referencing of neighborhood price trends and market dynamics across Tuscany. |
| Florence municipal data | Local government data provides ground-level insight into Florence's specific market conditions. | We used it to understand Florence neighborhood boundaries and validate price differentials between city zones. |
| Lucca real estate agents | Local market practitioners with direct knowledge of transaction prices and buyer preferences. | We consulted their insights to validate Lucca's price ranges and understand expat buying patterns in the walled city. |
| Chianti property specialists | Agents specializing in countryside properties understand the unique farmhouse and villa market. | We used their expertise to validate country house price ranges and typical buyer profiles in Chianti and Val d'Orcia. |
| Versilia coastal agents | Luxury coastal specialists with insight into Forte dei Marmi and Versilia's premium market segment. | We consulted them to validate the high-end coastal price ranges that can exceed €12,000 per sqm. |
| Arezzo provincial records | Provincial data helps confirm that inland areas offer Tuscany's most affordable entry points. | We used this to validate price per sqm ranges of €1,200 to €1,900 in Arezzo province. |
| Siena provincial data | Provincial records covering both the historic city and surrounding countryside markets. | We used it to understand price variations between Siena Centro and the Val d'Orcia countryside. |
| Pisa university district data | Local data capturing the rental and purchase market around Pisa's academic institutions. | We used it to validate Pisa's more moderate price levels compared to Florence and Lucca. |
| Grosseto/Maremma agents | Specialists in Tuscany's southern coastal and inland areas with space-focused properties. | We used their market knowledge to confirm Maremma's value positioning with prices from €1,700 to €3,000 per sqm. |
| Livorno coastal data | Port city market data showing a more accessible coastal alternative to Versilia. | We used it to validate Livorno's seafront pricing between €2,300 and €3,800 per sqm. |
| Italian renovation contractors | Construction professionals with direct knowledge of current renovation costs and timelines. | We consulted them to validate renovation cost ranges from €15,000 for light updates to over €200,000 for major restorations. |
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