As of June 2026, apartments in Tuscany cost about €2,460 per m² on idealista, which means a normal 80 to 90 m² apartment in Tuscany often sits around €200,000 to €225,000 before buyer costs.
Get all the data you need about the real estate market in Tuscany
We constantly update this blog post about apartment prices in Tuscany, so the numbers stay useful for foreign buyers looking at the Tuscany property market in 2026.
The big point is simple: Tuscany is not one market, because Florence, Versilia, Lucca, Pisa, Livorno, Arezzo, Pistoia, Siena and inland towns behave very differently.
This guide focuses only on apartments in Tuscany, because apartment costs are easier to compare than villas, farmhouses or mixed rural properties.
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
- The average apartment asking price in Tuscany in June 2026 is about €2,460 per m², but Florence is almost twice that level at about €4,626 per m².
- A normal 80 to 90 m² apartment in Tuscany usually needs a purchase budget around €200,000 to €225,000, before taxes, notary fees and agency fees.
- The median apartment price in Tuscany is probably below the average, because cheaper inland towns pull the typical buyer budget down.
- Florence Centro is still expensive, but short-let rules make the small-apartment investment case less simple than it was a few years ago.
- Rifredi, Novoli, Isolotto-Legnaia and Campo di Marte are important Florence apartment areas because they combine local demand, transport and lower prices than Centro.
- Pisa, Prato, Empoli, Arezzo and Pistoia can offer better entry prices than Florence, but each town needs a different rental-demand check.
- In Tuscany in 2026, the safest budget strategy is often to buy near work, hospitals, universities or railway links, not only in postcard towns.
- Foreign buyers should usually add 10% to 12% on top of the resale apartment price in Tuscany, because tax, notary and agency fees add up quickly.
- For a mortgage in Tuscany, a non-resident foreign buyer should often expect 40% to 50% equity, plus closing costs paid separately.
- Old Tuscan apartment buildings can be charming, but special condominium works can cost more than a year of normal ownership expenses.
How much do apartments really cost in Tuscany in 2026?
What's the average and median apartment price in Tuscany in 2026?
As of June 2026, the average apartment price in Tuscany is about €200,000 to €225,000, around $232,000 to $261,000, while a realistic median apartment price in Tuscany is closer to €175,000 to €190,000, around $203,000 to $220,000.
The average apartment price per square meter in Tuscany in 2026 is about €2,460 per m², around $2,850 per m², which is about €229 per sq ft, around $265 per sq ft.
For most standard apartments in Tuscany in 2026, a realistic purchase-price range is about €120,000 to €350,000, around $139,000 to $406,000, with Florence, Lucca, Siena and Versilia often sitting above that range.
Sources and methodology: we used idealista Tuscany, Immobiliare.it Tuscany and Agenzia delle Entrate OMI.
We treat portal prices as asking prices, not final sale prices.
We also use our own apartment-size and local-market checks to estimate a practical median.
How much is a studio apartment in Tuscany in 2026?
As of June 2026, a studio apartment in Tuscany typically costs about €85,000 to €135,000, around $99,000 to $157,000, outside the most expensive historic and coastal areas.
Entry-level to mid-range studios in Tuscany usually cost about €65,000 to €150,000, around $75,000 to $174,000, while high-end or luxury studios in Florence Centro, Lucca Centro or prime Versilia can reach €180,000 to €260,000, around $209,000 to $302,000.
A studio apartment in Tuscany is usually about 35 to 45 m², with smaller units more common in Florence, Pisa student areas and tourist-heavy historic centers.
Sources and methodology: we used idealista Tuscany, Immobiliare.it Tuscany and OMI zone quotations.
We applied studio-size ranges to regional and city price bands.
We adjusted upward where small apartments are used by students, tourists or short-let investors.
How much is a one-bedroom apartment in Tuscany in 2026?
As of June 2026, a one-bedroom apartment in Tuscany typically costs about €125,000 to €190,000, around $145,000 to $220,000, in normal residential towns and city districts.
Entry-level to mid-range one-bedroom apartments in Tuscany usually cost about €95,000 to €220,000, around $110,000 to $255,000, while high-end one-bedroom apartments in Florence, Siena, Lucca Centro or Versilia often cost €250,000 to €350,000, around $290,000 to $406,000.
A one-bedroom apartment in Tuscany is usually about 50 to 60 m², although older historic buildings can have less efficient layouts than modern apartment blocks.
Sources and methodology: we used idealista Tuscany, Immobiliare.it Tuscany and Agenzia delle Entrate OMI.
We used 50 to 60 m² as the common one-bedroom size.
We checked our ranges against Florence and cheaper inland markets.
How much is a two-bedroom apartment in Tuscany in 2026?
As of June 2026, a two-bedroom apartment in Tuscany typically costs about €175,000 to €280,000, around $203,000 to $325,000, for a normal buyer looking outside prime historic streets.
Entry-level to mid-range two-bedroom apartments in Tuscany usually cost about €150,000 to €320,000, around $174,000 to $371,000, while high-end two-bedroom apartments in Florence, Lucca, Siena or prime coastal towns often cost €380,000 to €550,000, around $441,000 to $638,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Tuscany.
Sources and methodology: we used idealista Tuscany, idealista Florence and Immobiliare.it Tuscany.
We used 70 to 85 m² as the normal two-bedroom apartment size.
We then separated Florence and coastal markets from ordinary city markets.
How much is a three-bedroom apartment in Tuscany in 2026?
As of June 2026, a three-bedroom apartment in Tuscany typically costs about €250,000 to €400,000, around $290,000 to $464,000, for a standard family-size apartment in a normal city or town.
Entry-level to mid-range three-bedroom apartments in Tuscany usually cost about €190,000 to €430,000, around $220,000 to $499,000, while luxury three-bedroom apartments in Florence Centro, Oltrarno, Siena Centro, Lucca Centro or Versilia often cost €550,000 to €900,000, around $638,000 to $1,044,000.
A three-bedroom apartment in Tuscany is usually about 95 to 115 m², and very large historic apartments should be checked carefully for heating, roof, façade and renovation costs.
Sources and methodology: we used idealista Tuscany, Immobiliare.it Florence and OMI zone quotations.
We used 95 to 115 m² as the normal three-bedroom size.
We adjusted for historic centers because large older units often need expensive works.
What's the price gap between new and resale apartments in Tuscany in 2026?
As of June 2026, new-build or fully renovated apartments in Tuscany usually cost about 15% to 30% more than comparable resale apartments, and the premium can be higher in Florence, Lucca and coastal towns.
A reasonable average new-build apartment price in Tuscany in 2026 is about €2,900 to €3,200 per m², around $3,364 to $3,712 per m², or about €269 to €297 per sq ft, around $312 to $345 per sq ft.
A reasonable average resale apartment price in Tuscany in 2026 is about €2,300 to €2,500 per m², around $2,668 to $2,900 per m², or about €214 to €232 per sq ft, around $248 to $269 per sq ft.
Sources and methodology: we used ISTAT House Price Index, idealista Tuscany and OMI quotations.
We use ISTAT for the new-versus-existing national trend.
We use local asking prices and our own checks to translate the trend into Tuscany ranges.
Make a profitable investment in Tuscany
Better information leads to better decisions. Save time and money. Download our data.
Can I afford to buy in Tuscany in 2026?
What's the typical total budget (all-in) to buy an apartment in Tuscany in 2026?
As of June 2026, a foreign buyer should expect an all-in budget of about €218,000 to €232,000, around $253,000 to $269,000, to buy a standard €200,000 apartment in Tuscany.
This all-in apartment budget in Tuscany usually includes the purchase price, registration tax or VAT, notary fees, estate-agent fees, mortgage setup costs, valuation costs, translation costs and technical checks.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Tuscany property pack.
Sources and methodology: we used Agenzia delle Entrate buying guidance, Consiglio Nazionale del Notariato and idealista Tuscany.
We use resale costs of 9% to 12% for many foreign second-home buyers.
We keep estimates conservative because foreign buyers often underestimate agency VAT and due diligence.
What down payment is typical to buy in Tuscany in 2026?
As of June 2026, a non-resident foreign buyer in Tuscany should often expect a down payment of 40% to 50%, so a €250,000 apartment may need €100,000 to €125,000, around $116,000 to $145,000, before closing costs.
The minimum down payment that many lenders require for foreign buyers in Tuscany is often around 30% to 40%, although strong income, residency and bank profile can improve the result.
The recommended down payment for better mortgage terms in Tuscany is closer to 40% to 50%, because it lowers bank risk and leaves space for taxes, notary fees and renovation surprises.
Sources and methodology: we used Banca d’Italia interest-rate statistics, Banca d’Italia housing survey and Agenzia delle Entrate.
We separate down payment from closing costs because buyers pay both.
We use conservative foreign-buyer LTV assumptions from broker and bank practice.
Get fresh and reliable information about the market in Tuscany
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Which neighborhoods are cheapest or priciest in Tuscany in 2026?
How much does the price per m² for apartments vary by neighborhood in Tuscany in 2026?
As of June 2026, apartment prices in Tuscany vary from about €1,100 to €1,700 per m², around $1,276 to $1,972 per m², in cheaper inland areas to more than €7,000 to €11,000 per m², around $8,120 to $12,760 per m², in ultra-prime Versilia.
The most affordable apartment areas in Tuscany include Arezzo Saione, Arezzo Pescaiola, Pistoia Vergine, Pistoia Nuova, Prato San Paolo, Prato Galciana, inland Massa-Carrara and inland Grosseto, where many apartments sit around €1,100 to €2,400 per m², around $1,276 to $2,784 per m².
The most expensive apartment areas in Tuscany include Florence Centro, Oltrarno, San Niccolò, Lucca Centro, Siena Centro, Forte dei Marmi Centro and Roma Imperiale, where prices often sit around €4,800 to €11,000 per m², around $5,568 to $12,760 per m².
Sources and methodology: we used idealista Florence, Immobiliare.it Florence and OMI zone quotations.
We compare city districts, provinces and official micro-zones.
We use neighborhood names because Tuscany averages hide the real buyer decision.
What neighborhoods are best for first-time buyers on a budget in Tuscany in 2026?
As of June 2026, three of the best budget-friendly apartment areas in Tuscany are Florence Rifredi or Novoli, Pisa Cisanello or San Giusto, and Prato San Paolo or Galciana.
In these budget-friendly Tuscany areas, a realistic apartment price range is about €130,000 to €280,000, around $151,000 to $325,000, depending on size, condition and distance from transport.
These areas work for first-time buyers because they offer hospitals, universities, railway links, jobs, shops and deeper year-round rental demand than many pretty but remote villages.
The trade-off is that these budget-friendly Tuscany neighborhoods are less postcard-perfect than Florence Centro, Lucca Centro or the Tuscan coast, so street selection matters a lot.
Sources and methodology: we used idealista Tuscany, Immobiliare.it Tuscany and IRPET tourism and property research.
We favor places with practical demand, not only low prices.
We also use our own rental-depth checks before calling an area investor-friendly.
Which neighborhoods have the fastest-rising apartment prices in Tuscany in 2026?
As of June 2026, the fastest-rising apartment areas to watch in Tuscany include Florence Bellariva-Rovezzano, Florence Centro, Florence Campo di Marte and the wider Novoli-Careggi and Rifredi axis.
Recent annual asking-price changes in Florence show about +22% in Bellariva-Rovezzano, about +5% in Centro and about +3% to +4% in Campo di Marte, while Tecnocasa also points to growth in Novoli-Careggi and nearby areas.
The main driver is buyer spillover from expensive central Florence, plus student, hospital, office and transport demand in outer Florence districts.
Sources and methodology: we used idealista Campo di Marte, idealista Florence and Tecnocasa Florence research.
We treat small-area jumps carefully because thin listing supply can distort percentages.
We focus on areas where price growth also has a demand reason.
Get to know the market before buying a property in Tuscany
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
What extra costs will I pay on top of the apartment price in Tuscany in 2026?
What are all the buyer closing costs when you buy an apartment in Tuscany?
For a typical €200,000 resale apartment in Tuscany, a foreign second-home buyer should often budget about €18,000 to €24,000 in closing costs, around $21,000 to $28,000.
The main closing costs for an apartment in Tuscany are registration tax, cadastral tax, mortgage tax, notary fees, estate-agent fees, VAT on professional fees, mortgage costs, translation and technical checks.
The largest closing cost is usually registration tax for resale apartments or VAT for new-build apartments bought from a developer.
Some Tuscany buying costs vary or can be negotiated, especially agency commission, legal support, mortgage setup costs and technical due diligence, but taxes are usually not negotiable.
Sources and methodology: we used Agenzia delle Entrate, Notariato and Banca d’Italia.
We apply official tax logic to realistic foreign-buyer scenarios.
We add market-based professional fees because official tax pages do not show every buyer expense.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Tuscany?
For most foreign amateur buyers, buyer closing costs for a resale apartment in Tuscany are usually about 9% to 12% of the purchase price.
A realistic low-to-high range is about 4% to 7% for first-home eligible resident buyers, 9% to 12% for many foreign second-home resale buyers and 13% to 16% for many new-build purchases.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Tuscany.
Sources and methodology: we used Agenzia delle Entrate, Notariato and idealista Tuscany.
We estimate percentages from tax rules and common transaction costs.
We keep the range wide because cadastral value, buyer status and agency fee change the final bill.
Buying real estate in Tuscany 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.
What are the ongoing monthly and yearly costs of an apartment in Tuscany in 2026?
What are typical HOA fees in Tuscany right now?
Apartment HOA fees, usually called condominium fees in Italy, are common in Tuscany, and a normal apartment owner should often budget about €80 to €160 per month, around $93 to $186 per month.
A basic older building in Tuscany may cost only €30 to €80 per month, around $35 to $93, while buildings with a lift, garden, concierge, pool or heavy maintenance can cost €180 to €400+ per month, around $209 to $464+.
Sources and methodology: we used Immobiliare.it Tuscany, OMI market context and idealista Tuscany.
We use listing evidence and normal Italian condominium practice.
We separate ordinary monthly fees from extraordinary building works.
What utilities should I budget monthly in Tuscany right now?
For a typical 80 m² apartment in Tuscany in 2026, monthly utilities usually cost about €150 to €280, around $174 to $325, before condominium fees.
A realistic monthly utility range in Tuscany is about €100 to €180, around $116 to $209, for a small efficient apartment and €250 to €400+, around $290 to $464+, for a larger or poorly insulated apartment.
This Tuscany apartment utility budget usually includes electricity, gas or heating, water, internet, mobile service and the monthly equivalent of waste tax.
Heating is often the most expensive utility for apartment owners in Tuscany, especially in old stone buildings, top-floor units and apartments with weak energy performance.
Sources and methodology: we used ARERA, Numbeo Italy and ISTAT housing data.
We use Italy-wide utility references and adjust for Tuscany’s older housing stock.
We include TARI separately because the amount depends on the municipality and floor area.
How much is property tax on apartments in Tuscany?
For a normal second-home apartment in Tuscany, annual property tax often lands around €700 to €1,800, around $812 to $2,088, although the exact IMU depends on cadastral value and municipality.
IMU in Tuscany is calculated on a cadastral tax base, not the market purchase price, and the main-home exemption usually applies only to non-luxury main homes.
A realistic annual IMU range for apartments in Tuscany is about €400 to €3,000+, around $464 to $3,480+, with Florence and other high-demand cities often above smaller inland towns.
Sources and methodology: we used MEF IMU guidance, Comune di Firenze and Agenzia delle Entrate.
We estimate from cadastral logic, not from purchase price alone.
We flag Florence because city rates can make second-home costs higher.
What's the yearly building maintenance cost in Tuscany?
A typical yearly maintenance reserve for an apartment in Tuscany is about 0.5% to 1.0% of property value, so a €250,000 apartment needs about €1,250 to €2,500 per year, around $1,450 to $2,900.
A realistic maintenance range in Tuscany is about €800 to €4,000 per year, around $928 to $4,640, but historic buildings, roofs, façades, damp problems and energy upgrades can cost more.
Building maintenance in Tuscany usually covers ordinary repairs, shared-area upkeep, lift servicing, roof and façade work, heating systems, drainage and emergency building works.
In Tuscany, ordinary maintenance is often included in condominium fees, but large extraordinary works are usually charged separately through special calls.
Sources and methodology: we used Immobiliare.it Tuscany, OMI market context and idealista Tuscany.
We use a reserve method because building works arrive unevenly.
We raise the allowance for older Tuscan buildings with roofs, façades or structural risk.
How much does home insurance cost in Tuscany?
A standard home insurance policy for an apartment in Tuscany usually costs about €180 to €450 per year, around $209 to $522.
A realistic annual insurance range is about €300 to €700, around $348 to $812, for better landlord, second-home, liability, contents, water-damage and legal-protection coverage.
Home insurance is usually optional for apartment owners in Tuscany, but banks often require insurance if the buyer takes a mortgage.
Sources and methodology: we used IVASS, Banca d’Italia and Immobiliare.it Tuscany.
We use insurance-market ranges for normal apartment ownership.
We recommend stronger cover for foreign owners because water damage and liability are practical risks.
Get the full checklist for your due diligence in Tuscany
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 we trust it | How we used it |
|---|---|---|
| Agenzia delle Entrate OMI quotations | It is Italy’s official tax-agency database for property values by OMI micro-zone. | We use it as the official floor and ceiling check for apartment values. We do not treat it as a live asking-price index. |
| OMI map consultation tool | It lets buyers check official OMI zones directly on a map. | We use it to understand local micro-zone differences. We compare it with portal asking prices before estimating buyer budgets. |
| Agenzia delle Entrate residential market reports | It is an official transaction-volume source for the Italian residential market. | We use it to understand liquidity and transaction evidence. We cross-check private asking-price signals against official reporting. |
| ISTAT House Price Index Q4 2025 | ISTAT is Italy’s national statistics institute. | We use it for the national split between new and existing dwellings. We apply it carefully because it is not Tuscany-only. |
| Banca d’Italia housing-market survey | It surveys real estate agents about prices, discounts and market conditions. | We use it to sanity-check negotiation margins and market momentum. We do not use it for neighborhood prices. |
| Banca d’Italia interest-rate statistics | It is the official source for Italian lending-rate statistics. | We use it to frame affordability and mortgage pressure. We combine it with foreign-buyer lending assumptions. |
| idealista Tuscany sale-price report | It is a major Italian portal with monthly asking-price data. | We use it as the live May 2026 market layer. We cross-check it because asking prices are not final sale prices. |
| idealista Tuscany rent report | It gives live rental asking-price data by region and province. | We use it to estimate gross rental logic. We haircut rents when thinking about real investor yield. |
| idealista Florence city report | It gives current city and district asking prices for Florence. | We use it for Florence district comparisons. We mention areas like Centro, Campo di Marte, Rifredi and Isolotto-Legnaia. |
| Immobiliare.it Tuscany market page | It is one of Italy’s largest portals and publishes market data. | We use it as an independent private-sector check on idealista. We use it more for direction than final sale prices. |
| Immobiliare.it Florence market page | It provides city and zone price data for Florence. | We use it to cross-check Florence €/m² levels. We also use its zone ranges to explain local price gaps. |
| Comune di Firenze short-let regulation | It is the municipal source for Florence short-term rental rules. | We use it to flag regulatory risk in Florence. We treat it as a key 2026 investment variable. |
| IRPET tourism and property-market research | IRPET is Tuscany’s regional economic research institute. | We use it to connect tourism pressure with housing affordability. We apply it especially to Florence and tourist-heavy areas. |
| Tecnocasa Florence market research | It gives local real-estate-agent insight into Florence submarkets. | We use it to understand which Florence areas are moving faster. We treat it as a local market signal, not an official price source. |
| MEF IMU guidance | It is an official source for Italian municipal property tax rules. | We use it to explain IMU logic. We estimate property tax from cadastral value, not market price alone. |
| ARERA energy authority | It is Italy’s official energy and utility regulator. | We use it for regulated energy-price context. We combine it with household-use assumptions for monthly utility estimates. |
| IVASS insurance authority | It is Italy’s insurance-sector regulator. | We use it for insurance-market context. We then estimate practical apartment insurance costs from common policy ranges. |
Make a profitable investment in Tuscany
Better information leads to better decisions. Save time and money. Download our data.