Get all the data you need about the real estate market in Tuscany
This article focuses specifically on houses in Tuscany, covering all major areas from the luxury coastal market to the affordable rural countryside.
We keep this article updated regularly so that the data you read here always reflects current conditions in the Tuscany housing market.
Whether you are drawn to the hills around Florence or the remote valleys of Lunigiana, the price differences across Tuscany are dramatic and worth understanding before you start looking.
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 neighborhood for houses in Tuscany | Forte dei Marmi |
| Most affordable neighborhood for houses in Tuscany | Lunigiana |
| Average price per square meter across all Tuscany neighborhoods | Around 4,100 EUR per sqm |
| Median house price across the Tuscany market | Around 700,000 EUR |
| Lowest realistic starting budget to buy a house in Tuscany | 120,000 EUR (Lunigiana) |
| Most expensive house type in Tuscany (by bedroom count) | Four-bedroom house |
| Most affordable house type in Tuscany (by bedroom count) | Two-bedroom house |
| Average price for a two-bedroom house in Tuscany | Around 520,000 EUR |
| Average price for a three-bedroom house in Tuscany | Around 730,000 EUR |
| Average price for a four-bedroom house in Tuscany | Around 1,100,000 EUR |
| Price gap between the most and least expensive neighborhood in Tuscany | 9,500 EUR vs 1,900 EUR per sqm (a 5x difference) |
| Price spread across Tuscany neighborhoods | Very wide, from budget rural areas to international luxury coastal zones |
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Tuscany neighborhoods in 2026 ranked by house purchase price
This table ranks the top neighborhoods in the Tuscany housing market 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 two-bedroom house, a three-bedroom house, and a four-bedroom house, 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 Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Forte dei Marmi | 9,500 EUR | 2,400,000 EUR | 1,200,000 EUR | 1,600,000 EUR | 2,300,000 EUR | 3,200,000 EUR | International luxury buyers | The most prestigious coastal address in Tuscany, with strong global demand and good resale liquidity at the luxury end of the market | Very high entry prices, mostly seasonal use, and limited year-round community life | Luxury |
| 2 | Lucca Hills (Collina Lucchese) | 6,800 EUR | 1,450,000 EUR | 700,000 EUR | 900,000 EUR | 1,400,000 EUR | 2,100,000 EUR | Wealthy lifestyle relocators | Scenic countryside close to Lucca, good privacy, strong international demand, and stable long-term value | Car is essential for daily life, older houses often need costly maintenance, and modern infrastructure is limited | Luxury |
| 3 | Chianti Classico | 5,900 EUR | 1,200,000 EUR | 600,000 EUR | 800,000 EUR | 1,200,000 EUR | 1,800,000 EUR | Lifestyle buyers and expats | One of Tuscany's most iconic wine regions, strong tourism appeal, and solid rental potential for houses | Rural isolation, renovation costs can be high, and smaller villages have limited services | Premium |
| 4 | Florence Hills (Fiesole, Settignano) | 5,600 EUR | 1,150,000 EUR | 650,000 EUR | 850,000 EUR | 1,150,000 EUR | 1,700,000 EUR | Affluent professionals | Close to Florence city center, panoramic views over the valley, and consistently strong demand for primary residences | Traffic congestion on access roads, strict planning rules that limit changes, and very little new supply | Premium |
| 5 | Siena Countryside | 4,800 EUR | 900,000 EUR | 450,000 EUR | 650,000 EUR | 900,000 EUR | 1,400,000 EUR | International second-home buyers | Historic UNESCO-listed landscapes, strong tourism-driven demand for houses, and an authentic Tuscan feel | Limited local infrastructure, a seasonal economy, and renovation work can be complex and expensive | Premium |
| 6 | Pisa Hills | 4,200 EUR | 750,000 EUR | 380,000 EUR | 550,000 EUR | 750,000 EUR | 1,150,000 EUR | Mid-to-high income buyers | A good balance of price and scenery, with easy access to Pisa airport and the city itself | Less prestigious than Chianti or Florence Hills, and housing quality varies more widely | Mid-Market |
| 7 | Arezzo Countryside | 3,600 EUR | 620,000 EUR | 300,000 EUR | 450,000 EUR | 620,000 EUR | 950,000 EUR | Value-seeking lifestyle buyers | Lower prices than most of Tuscany, an authentic local feel, and growing interest from international buyers | Fewer services compared to more central areas, and resale liquidity is weaker than the top zones | Mid-Market |
| 8 | Pistoia Hills | 3,200 EUR | 550,000 EUR | 280,000 EUR | 400,000 EUR | 550,000 EUR | 850,000 EUR | Local family buyers | Close to Florence but noticeably cheaper, good space for families, and a quieter residential environment | Limited prestige compared to Florence Hills, and price growth has been slower historically | Mid-Market |
| 9 | Livorno Hills | 3,000 EUR | 500,000 EUR | 250,000 EUR | 380,000 EUR | 500,000 EUR | 780,000 EUR | Coastal lifestyle buyers | Sea proximity at a much lower cost than Forte dei Marmi, with good overall accessibility | Less exclusive, mixed urban planning quality in some areas, and resale values can be inconsistent | Mid-Market |
| 10 | Grosseto Countryside (Maremma) | 2,600 EUR | 420,000 EUR | 220,000 EUR | 320,000 EUR | 420,000 EUR | 650,000 EUR | Nature-focused buyers | Large plots available, close to beaches and nature parks, and good affordability for the lifestyle on offer | Remote location, limited local job market, and capital appreciation has been slower than in other parts of Tuscany | Affordable |
| 11 | Valdichiana | 2,300 EUR | 360,000 EUR | 180,000 EUR | 280,000 EUR | 360,000 EUR | 550,000 EUR | First-time house buyers | Good value for money, improving road infrastructure, and a realistic option for buyers who want Tuscan countryside living on a budget | Less appeal for tourists, weaker rental demand, and slower resale compared to more desirable areas | Affordable |
| 12 | Lunigiana | 1,900 EUR | 280,000 EUR | 120,000 EUR | 220,000 EUR | 280,000 EUR | 420,000 EUR | Budget rural buyers | The lowest prices in the entire Tuscany market, with large houses available and very strong value for space | Remote and under-serviced, with weaker long-term demand and the least liquid resale market in the region | Budget |
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Key insights about house purchase prices in Tuscany
Insights
- Forte dei Marmi houses cost roughly five times more per square meter than those in Lunigiana, making Tuscany one of the most price-polarized housing markets in Italy, with the gap sitting at around 9,500 EUR versus 1,900 EUR per sqm in 2026.
- Tuscany's luxury house market is concentrated in coastal and Florence-adjacent zones rather than spread evenly across the region, which means moving just 30 to 50 km away from Florence can cut your price per sqm nearly in half.
- The entry budget in Tuscany ranges from 120,000 EUR in Lunigiana to 1,200,000 EUR in Forte dei Marmi, a tenfold gap that reflects just how different the buyer pools are across the region.
- Florence Hills and Chianti Classico are priced similarly (around 5,600 to 5,900 EUR per sqm) but attract different buyers: the former draws professionals wanting city proximity, while the latter attracts lifestyle buyers and expats prioritizing Tuscany's wine country setting.
- The Maremma (Grosseto Countryside) offers a rare combination in the Tuscany market: sea access, nature parks, and large plots at around 2,600 EUR per sqm, though resale speed is notably slower than in more central areas.
- Pisa Hills and Pistoia Hills offer the best accessibility-to-price balance in Tuscany in 2026, making them the most practical options for buyers who want to stay within reach of a major city without paying Florence Hill prices.
- In Tuscany's luxury zones, the price difference between a two-bedroom and a four-bedroom house can exceed 1,500,000 EUR, whereas in affordable areas like Valdichiana that same gap is closer to 270,000 EUR.
- Tuscany's mid-market house zones (Arezzo, Pistoia, Livorno) all sit between 3,000 and 4,200 EUR per sqm in 2026 and attract primarily Italian families looking for primary residences rather than investors or second-home buyers.
- International buyers dominate the luxury end of the Tuscany housing market, while local Italian families are the main buyers in mid-market and affordable areas, meaning the two segments respond to very different economic pressures.
- Lunigiana houses are often large by Tuscan standards but come with the weakest long-term resale demand in the region, making them better suited for buyers who plan to stay rather than those thinking about future liquidity.
- Florence Hills has historically shown the strongest capital appreciation in Tuscany alongside Lucca Hills, which makes these two areas the most defensible choices for buyers who also care about long-term value, not just lifestyle.
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About our methodology
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 about house purchase prices in Tuscany, 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 house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood across Tuscany.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Tuscany.
For each house category, we estimated an average purchase price based on local market conventions in Tuscany. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across all of Tuscany. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels.
This table should therefore be read as a structured market estimate for the Tuscany housing market, 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 for this article on Tuscany house prices, 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 real estate price observatory, drawing directly on national transaction records. | We used the OMI database to extract official price ranges per square meter across Tuscan zones. We then validated the median values we found against the reported transaction bands. |
| Bank of Italy Housing Report | Italy's central bank publishes detailed housing market analysis using rigorous economic methodology. | We used Bank of Italy reports to understand macro pricing trends and how Tuscany compares to national averages. We also used the reports to verify the direction of price movements across the region. |
| Nomisma Real Estate Reports | One of Italy's most respected independent real estate research firms, known for granular residential market segmentation. | We used Nomisma for detailed buyer profiling and residential price tier analysis specific to Tuscany. We used the data to sharpen our understanding of demand dynamics across the different market segments. |
| Idealista Italy | One of Europe's largest property platforms, offering a large and consistently updated dataset of live listings across Italy. | We used Idealista for current listing-based price benchmarks expressed in EUR per square meter. We then triangulated those figures with OMI transaction data to correct for any listing-price optimism. |
| Immobiliare.it | One of Italy's largest and most widely used property portals, with strong coverage of Tuscany neighborhoods. | We used Immobiliare.it to analyze neighborhood-level price spreads across Tuscany. We compared listing medians with transaction-based data to identify where gaps were largest. |
| Knight Frank Italy | A globally recognized real estate consultancy with a dedicated Italian residential and luxury market practice. | We used Knight Frank reports to validate pricing in the high-end segments of the Tuscany house market, particularly in coastal areas and Florence-adjacent zones. We also used Knight Frank to confirm our segmentation of luxury versus premium positioning. |
| Savills Italy | An international real estate advisory firm with a strong track record in tracking international buyer flows into Italian property markets. | We used Savills to understand the profile and behavior of international buyers in Tuscany. We used this data to refine our buyer profiles and to confirm which zones attract the most foreign demand. |
| ISTAT | Italy's official national statistics institute, the primary source for demographic and housing stock data. | We used ISTAT to understand housing supply composition and regional demand trends across Tuscany. We cross-checked household preferences data to validate our neighborhood-level demand assumptions. |
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