Get all the data you need about the real estate market in Tuscany
This article focuses on residential apartments only, covering the neighborhoods that matter most to buyers in Tuscany in 2026.
We constantly update this blog post so that the data you see always reflects the current market, not figures from months ago.
Whether you are looking at a coastal retreat or a historic city center, the prices below give you a clear and honest starting point.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Tuscany.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Tuscany neighborhood for apartments | Forte dei Marmi Centro |
| Most affordable Tuscany neighborhood for apartments | Arezzo Centro |
| Tuscany regional average apartment asking price per square meter (February 2026) | Around 2,440 euros per square meter |
| Median apartment price across the 12 Tuscany markets | Around 260,000 euros |
| Lowest realistic starting budget to buy an apartment in Tuscany | Around 100,000 euros (Prato or Arezzo) |
| Most expensive apartment type in Tuscany by bedroom count | Two-bedroom apartment |
| Most affordable apartment type in Tuscany by bedroom count | Studio apartment |
| Average price for a studio apartment in Tuscany (top market) | Around 393,000 euros (Forte dei Marmi Centro) |
| Average price for a one-bedroom apartment in Tuscany (top market) | Around 569,000 euros (Forte dei Marmi Centro) |
| Average price for a two-bedroom apartment in Tuscany (top market) | Around 879,000 euros (Forte dei Marmi Centro) |
| Price gap between the most and least expensive Tuscany apartment markets | About 4.5x (Forte dei Marmi Centro vs Arezzo Centro) |
| Price range across all 12 Tuscany apartment markets | From around 2,300 to over 10,300 euros per square meter |
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Tuscany neighborhoods in 2026 ranked by apartment purchase price
This table ranks the main apartment markets across Tuscany by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Tuscany.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Forte dei Marmi Centro | 10,340 euros/sqm | 672,000 euros | 450,000 euros | 393,000 euros | 569,000 euros | 879,000 euros | Wealthy second-home buyers | Tuscany's clearest apartment prestige zone, walkable to beach clubs, boutiques, and the central piazza | Very high entry price, thin apartment stock, and many listings compete with luxury villas | Luxury |
| 2 | Marina di Pietrasanta | 6,050 euros/sqm | 393,000 euros | 260,000 euros | 230,000 euros | 333,000 euros | 514,000 euros | Seaside lifestyle upgraders | Strong beach appeal with a lower entry point than Forte dei Marmi, but still clearly premium | Seasonal intensity, smaller apartment stock, and prices stay elevated close to the seafront | Luxury |
| 3 | Florence Centro | 5,730 euros/sqm | 372,000 euros | 290,000 euros | 218,000 euros | 315,000 euros | 487,000 euros | International urban buyers | Best-in-class centrality, heritage housing stock, and year-round demand from professionals, students, and global buyers | High competition, tourism pressure, and renovation or heritage constraints can raise true acquisition costs | Luxury |
| 4 | Castiglione della Pescaia (Paese) | 4,660 euros/sqm | 303,000 euros | 200,000 euros | 177,000 euros | 256,000 euros | 396,000 euros | Coastal second-home buyers | Strong southern Tuscany beach-town demand with a more manageable budget than Forte dei Marmi or Marina di Pietrasanta | Seasonal market, fewer apartments available, and resale liquidity can vary sharply by exact location | Premium |
| 5 | Monte Argentario | 4,420 euros/sqm | 287,000 euros | 220,000 euros | 168,000 euros | 243,000 euros | 375,000 euros | Scenic second-home buyers | Rare peninsula location, strong sea-view appeal, and a clear prestige discount versus north-coast trophy markets | Access is less straightforward, apartment stock is limited, and steep terrain reduces uniform comparability | Premium |
| 6 | Viareggio (Marco Polo-Don Bosco) | 3,890 euros/sqm | 273,000 euros | 140,000 euros | 148,000 euros | 214,000 euros | 331,000 euros | Seafront family buyers | Close to the sea and the pineta forest, with more day-to-day liveability than Tuscany's pure resort micro-markets | The best streets are competitive, and values drop quickly once you move away from the prime zones | Premium |
| 7 | Livorno (Antignano-Banditella) | 3,650 euros/sqm | 255,000 euros | 170,000 euros | 139,000 euros | 201,000 euros | 310,000 euros | Local coastal upgraders | One of Tuscany's strongest urban seafront owner-occupier markets with a genuine residential feel | Smaller buyer pool than Florence, and premium value depends heavily on exact sea-facing position | Premium |
| 8 | Lucca Centro Storico | 3,620 euros/sqm | 253,000 euros | 150,000 euros | 138,000 euros | 199,000 euros | 308,000 euros | Heritage-city buyers | Walled-city charm and enduring demand create a stable premium without Florence-level pricing | Historic building limitations, parking friction, and fewer large modern apartments available | Premium |
| 9 | Siena Centro Storico | 3,530 euros/sqm | 247,000 euros | 170,000 euros | 134,000 euros | 194,000 euros | 300,000 euros | Academic city buyers | Iconic center with strong owner-occupier and academic demand, still priced below Lucca and Florence | Older stock can mean costly updates, and central layouts are often less practical for modern living | Premium |
| 10 | Pisa Centro Storico | 3,040 euros/sqm | 213,000 euros | 120,000 euros | 115,000 euros | 167,000 euros | 258,000 euros | Investor-landlord buyers | Good mix of centrality, university-driven rental demand, and relative affordability versus Tuscany's top heritage markets | Student-led demand can skew stock quality, and prime streets outperform the rest of the center sharply | Mid-Market |
| 11 | Prato Centro Storico | 2,350 euros/sqm | 165,000 euros | 100,000 euros | 89,000 euros | 129,000 euros | 200,000 euros | Value-seeking commuters | Strong value versus Florence, practical rail links, and better affordability for first serious apartment purchases in Tuscany | Central stock quality is uneven, and the prestige gap versus Florence remains significant | Affordable |
| 12 | Arezzo Centro | 2,310 euros/sqm | 162,000 euros | 100,000 euros | 88,000 euros | 127,000 euros | 196,000 euros | Local first-home buyers | One of the clearest affordability plays in Tuscany's historic-city apartment market | Slower upside than prime coastal or Florence markets, and liquidity is more locally driven | Affordable |
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Key insights about apartment purchase prices in Tuscany
Insights
- Forte dei Marmi Centro apartment prices in 2026 are around 4.5 times higher per square meter than Arezzo Centro, meaning Tuscany's coastal top end costs as much as four completely different cities stacked on top of each other.
- Marina di Pietrasanta beats Florence Centro on price per square meter in 2026, which means the Tuscany beach premium is real and not just a myth: being by the sea in northern Tuscany costs more than being in the heart of one of Italy's most sought-after cities.
- The Tuscany regional average asking price for apartments sits at around 2,440 euros per square meter in early 2026, so any neighborhood above 3,500 euros per square meter is already firmly in premium territory, not just slightly above average.
- Livorno's best seafront neighborhoods now price higher per square meter than both Lucca and Siena historic centers, which is a reversal of the intuitive ranking many buyers expect when thinking about urban versus coastal Tuscany.
- Pisa Centro Storico offers heritage-city buying at around 3,040 euros per square meter in 2026, which is almost half the price of Florence Centro, yet it still comes with a medieval city center, university energy, and reasonable rental demand.
- A budget of 200,000 euros opens up genuine options across inland Tuscany in 2026, including Pisa, Siena, Lucca, and Arezzo, but it will not get you a standard apartment in Florence Centro or anywhere on the premium Tuscan coast.
- Prato is Tuscany's clearest commuter-value play in 2026, with apartment prices around 2,350 euros per square meter and fast rail links to Florence, making it one of the only genuinely affordable options close to the regional capital.
- The Tuscany apartment market splits into three clean tiers in 2026: a luxury coastal and Florentine tier above 5,500 euros per square meter, a premium mid-range tier between 3,500 and 5,000 euros per square meter, and an affordable tier below 3,100 euros per square meter.
- In Tuscany, paying more per square meter rarely buys you more space. In most cases, it buys you walkability to the sea, a historic city gate, or a prestigious postcode, so buyers need to be clear about what they are actually paying for.
- Prime coastal Tuscany apartment stock is thin by design: much of Forte dei Marmi and the surrounding coast is dominated by villas, which keeps apartment supply artificially low and prices elevated even when overall demand softens.
- Lucca and Siena sit very close in price per square meter in 2026 (3,620 versus 3,530 euros), meaning the choice between the two is more about lifestyle preference than budget, and buyers should visit both before deciding.
- Florence Centro remains Tuscany's strongest year-round apartment liquidity market in 2026 because demand comes from a wide mix of local professionals, international buyers, and students, not just seasonal second-home seekers.
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About our methodology
Buying an apartment in Tuscany is a significant financial decision, and we want you to understand exactly where our numbers come from and how we arrived at them.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Tuscany.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Tuscany neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range. The newest broad public market data visible across Tuscany as of April 2026 is mainly January and February 2026 asking-price data from major portals, cross-checked against the latest published OMI semester covering the second half of 2025.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase.
For each apartment category, we estimated an average purchase price based on local market conventions. We used consistent size assumptions across all markets: a studio at 38 square meters, a one-bedroom at 55 square meters, and a two-bedroom at 85 square meters, with a typical apartment of 65 square meters in luxury coastal markets and 70 square meters elsewhere.
These estimates were not applied as one flat number across Tuscany. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Tuscany, we rely on verifiable sources and a transparent methodology.
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 is reliable | How we used it |
|---|---|---|
| Agenzia delle Entrate OMI | Italy's official public real estate value database, published by the national tax authority. | We used it as the official benchmark for local value bands by area and property type across Tuscany. We cross-checked portal asking prices against OMI ranges to make sure our figures stayed within plausible market limits. |
| ISTAT House Prices | Italy's national statistics institute, which publishes official house price indices on a quarterly basis. | We used it to set the national housing backdrop as of early 2026, noting that Italian house prices rose 4.1% year over year in Q4 2025. We used it to check whether Tuscany apartment pricing was moving in line with or above the wider Italian market. |
| Banca d'Italia Housing Market Survey | Italy's central bank, whose housing survey is one of the most credible macro references for the Italian property market. | We used it to check whether demand conditions and pricing momentum were still supportive heading into 2026. We used it as a macro cross-check against the local asking-price data from the major portals. |
| idealista Tuscany Regional Report | One of Italy's largest property portals, which publishes transparent monthly price reports at regional and local level. | We used it to establish the Tuscany regional average apartment asking price of around 2,440 euros per square meter in February 2026. We used it as the baseline against which all individual neighborhood figures in this article are compared. |
| idealista Forte dei Marmi | A current local market report from one of Italy's two biggest property portals, with monthly updates. | We used it to establish the Forte dei Marmi Centro price of around 10,340 euros per square meter in January 2026. We used the Centro submarket figures specifically because they represent the top of Tuscany's apartment market. |
| idealista Marina di Pietrasanta | A current area-specific price report for this coastal Tuscany submarket, updated monthly by a major national portal. | We used it to isolate the beachside apartment premium within the broader Pietrasanta municipality. We used it to separate Marina di Pietrasanta pricing from the wider commune average, which would have understated the seafront premium. |
| idealista Florence | A widely referenced monthly source for Florence apartment pricing by district, from one of Italy's leading portals. | We used it to price Florence Centro at around 5,730 euros per square meter in February 2026. We used it to measure how much Florence's historic center exceeds the Tuscany regional average. |
| idealista Castiglione della Pescaia | A current area-level price report from idealista covering this southern Tuscany coastal market. | We used it to capture the Castiglione Paese submarket specifically, which is more useful for apartment buyers than villa-heavy outlying zones. We used it to represent southern Tuscany coastal demand in our ranking. |
| idealista Viareggio | A current municipal report with district-level price splits for one of Tuscany's main coastal cities. | We used it to isolate the Marco Polo-Don Bosco neighborhood specifically, which is the main apartment-buying submarket in Viareggio. We used it because this district represents a genuine practical coastal option for Tuscany apartment buyers. |
| idealista Lucca | A district-level price report from idealista for one of Tuscany's most important heritage city markets. | We used it to price Lucca Centro Storico at around 3,620 euros per square meter in February 2026. We used it to compare enclosed historic-center pricing against larger urban centers like Florence and smaller ones like Arezzo. |
| idealista Pisa | A current district-level price source for Pisa, including specific Centro Storico figures, from a major national portal. | We used it to price Pisa Centro Storico at around 3,040 euros per square meter in February 2026. We used it because Pisa is a major Tuscany apartment market for both owner-occupiers and buy-to-let investors. |
| Immobiliare.it Prato | One of Italy's two biggest property portals, with its own independent pricing series, used here as a cross-check for Prato. | We used it to benchmark Prato where district-level data from other portals was less clean. We used it as a second major-portal cross-check to confirm the center-weighted price estimate of around 2,350 euros per square meter. |
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