Get all the data you need about the real estate market in Tuscany
This article is updated regularly so that you always have access to the most current data available for 2026.
Tuscany land prices vary widely depending on location, terrain, zoning rules, and proximity to key landmarks.
Understanding these differences before you start looking can save you a lot of time and help you set a realistic budget from the start.
And if you're planning to buy a property in Tuscany, you may want to download our real estate pack about Tuscany.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for land in Tuscany | Forte dei Marmi |
| Most affordable neighborhood for land in Tuscany | Lunigiana (North Tuscany) |
| Average price per square meter across all Tuscany neighborhoods | Around 800 euros per sqm |
| Median plot price across the Tuscany land market | Around 450,000 euros |
| Lowest realistic starting budget for a Tuscany land plot | From 90,000 euros |
| Most expensive plot size category in Tuscany | Large plots (1,500 to 3,000 sqm) |
| Most affordable plot size category in Tuscany | Small plots (500 to 800 sqm) |
| Average price for a small Tuscany land plot | Around 380,000 euros |
| Average price for a medium Tuscany land plot | Around 590,000 euros |
| Average price for a large Tuscany land plot | Around 1,200,000 euros |
| Price gap between most and least expensive Tuscany neighborhoods | Nearly 10x (2,200 euros vs 250 euros per sqm) |
| Price dispersion across Tuscany neighborhoods | Very high, from entry-level rural land to prime coastal plots |
Thinking of buying real estate in Tuscany?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
Tuscany neighborhoods in 2026 ranked by land purchase price
This table ranks the top neighborhoods in the Tuscany land 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 plot price, the starting budget, the average price for a small plot, a medium plot, and a large plot, the typical land use, 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 Plot Price | Starting Budget | Average Price for a Small Plot | Average Price for a Medium Plot | Average Price for a Large Plot | Typical Land Use | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Forte dei Marmi | 2,200 euros/sqm | 1,800,000 euros | 1,200,000 euros | 1,400,000 euros | 2,200,000 euros | 4,500,000 euros | Luxury villa build | Flat land, utilities already connected, walking distance to the beach, and very strong resale demand from international buyers | Extremely limited number of buildable plots, strict zoning rules, and one of the highest entry costs in all of Tuscany | Prime Land |
| 2 | Lucca Hills | 1,400 euros/sqm | 900,000 euros | 600,000 euros | 700,000 euros | 1,100,000 euros | 2,200,000 euros | Luxury countryside homes | Scenic hillside setting, good privacy, solid road access, and sustained international buyer demand | Sloped terrain adds to construction costs, and heritage protection rules are common in this area | Prime Land |
| 3 | Chianti (Greve / Radda) | 1,200 euros/sqm | 750,000 euros | 500,000 euros | 600,000 euros | 950,000 euros | 1,900,000 euros | Wine estate homes | Iconic Tuscany landscape, strong tourism-driven demand, and some flexibility around residential conversions | Strict landscape protection rules and limited new build permissions make it difficult to develop freely | High-Value Land |
| 4 | Florence Hills (Fiesole / Settignano) | 1,150 euros/sqm | 800,000 euros | 550,000 euros | 650,000 euros | 1,000,000 euros | 2,000,000 euros | Luxury primary residence | Very close to Florence, panoramic views over the city, and strong infrastructure access | Very few plots available, strict planning permissions, and higher local taxes compared to other areas | High-Value Land |
| 5 | Versilia Inland | 900 euros/sqm | 550,000 euros | 350,000 euros | 450,000 euros | 700,000 euros | 1,400,000 euros | Family home construction | Close to the coast but at a lower price, good road access, and utilities generally available | Flood risk in some zones, and zoning quality varies across plots | High-Value Land |
| 6 | Pisa Hills (San Giuliano) | 700 euros/sqm | 400,000 euros | 250,000 euros | 350,000 euros | 550,000 euros | 1,100,000 euros | Residential villa build | Close to Pisa, good infrastructure access, and moderate terrain compared to steeper hillside areas | Airport noise affects parts of the area, and some plots have uneven slopes | Mid-Range Land |
| 7 | Siena Outskirts | 650 euros/sqm | 380,000 euros | 240,000 euros | 320,000 euros | 500,000 euros | 1,000,000 euros | Traditional home build | Historic Tuscany setting, stable buyer demand, and good road connectivity | Strict rules around building style and a slower permit process than in other areas | Mid-Range Land |
| 8 | Arezzo Hills | 500 euros/sqm | 300,000 euros | 180,000 euros | 250,000 euros | 400,000 euros | 800,000 euros | Rural home projects | Lower prices, good land availability, and flexible zoning in some parts of the area | Less liquid market and longer resale timelines compared to more central Tuscany areas | Mid-Range Land |
| 9 | Maremma Coast (Grosseto) | 450 euros/sqm | 280,000 euros | 170,000 euros | 230,000 euros | 370,000 euros | 750,000 euros | Holiday home build | Close to the Tuscan coast, improving infrastructure, and growing buyer interest in the area | Demand is mainly seasonal, and some more remote plots lack proper utility connections | Affordable Land |
| 10 | Pistoia Hills | 400 euros/sqm | 250,000 euros | 150,000 euros | 200,000 euros | 320,000 euros | 650,000 euros | Family home build | Quiet residential feel, lower population density, and decent road access to nearby towns | Limited local services nearby and lower resale demand compared to more popular Tuscany areas | Affordable Land |
| 11 | Val d'Orcia Peripheral | 350 euros/sqm | 220,000 euros | 130,000 euros | 180,000 euros | 280,000 euros | 600,000 euros | Scenic rural homes | UNESCO-listed landscape appeal, tourism potential, and a very peaceful setting | Very strict building rules and limited permits available make development difficult | Entry-Level Land |
| 12 | Lunigiana (North Tuscany) | 250 euros/sqm | 150,000 euros | 90,000 euros | 120,000 euros | 200,000 euros | 450,000 euros | Budget home projects | Lowest land prices in Tuscany, abundant plot availability, and more flexible development rules in parts of the area | Remote location, weaker infrastructure than central Tuscany, and a low-liquidity resale market | Entry-Level Land |
Get fresh and reliable information about the market in Tuscany
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Key insights about land purchase prices in Tuscany
Insights
- Tuscany land prices span nearly 10x from the cheapest areas in Lunigiana (around 250 euros per sqm) to the most expensive plots in Forte dei Marmi (around 2,200 euros per sqm), which is an unusually wide gap even by Italian standards.
- Coastal Tuscany commands the highest land prices per square meter because of tourism demand, not just prestige: short-term rental income potential makes plots near the coast much more attractive to investors and developers than inland areas of similar size.
- The Florence Hills area (Fiesole and Settignano) combines proximity to a major cultural capital with extreme plot scarcity, which keeps prices above 1,000 euros per sqm even though you are not on the coast.
- Chianti land is expensive not because of infrastructure quality but because of brand value and strict landscape protection rules that limit supply and push prices up for the few plots that do come to market.
- Maremma Coast land in Grosseto remains significantly undervalued compared to Versilia, with prices around 450 euros per sqm versus 900 euros per sqm just a couple of hours north along the same Tuscany coastline.
- Hillside plots across Tuscany often look cheaper per square meter on paper, but slope preparation and foundation work can add 20 to 40 percent to total build costs, so the real price gap with flat plots is smaller than it appears.
- Medium plots between 800 and 1,500 sqm are the most liquid segment in the Tuscany land market, meaning they sell faster and are easier to exit than very large rural plots in less accessible areas.
- Tuscany planning rules make new construction harder than renovations in many municipalities, which is a key reason why the supply of truly buildable residential plots stays tight even in mid-range areas like Pisa Hills and Siena outskirts.
- Entry-level Tuscany land in Lunigiana and Val d'Orcia works best as a long-term hold rather than a quick build-and-sell project, because resale liquidity in these areas is thin today even when prices are low.
- Infrastructure proximity explains more of the price variation across Tuscany than most buyers expect: two plots of the same size a few kilometers apart can differ by 30 to 50 percent in value simply based on road quality and utility access.
- The Val d'Orcia area sits within a UNESCO World Heritage landscape, which adds lifestyle appeal but also means that building permits are among the most restricted in all of Tuscany, making it unsuitable for buyers who want to build quickly.
- Pisa Hills (San Giuliano) offers one of the best balances of price and accessibility in the 2026 Tuscany land market, sitting at around 700 euros per sqm while still offering good road links and moderate terrain.
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.
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, we applied a strict source filter. We only used authoritative, verifiable sources covering the Tuscany land market, not random listings or unsupported figures. More on that point below.
For each Tuscany neighborhood, we aggregated the freshest residential land 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 plot price for each neighborhood in Tuscany.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a residential buildable plot of land in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard land purchase in Tuscany.
For each plot size category, we estimated an average purchase price based on local market conventions in Tuscany. The typical size range for a small, medium, and large plot can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the region. They were adjusted by neighborhood and plot size to better reflect local Tuscany land market 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's authoritative | How we used it |
|---|---|---|
| Agenzia delle Entrate (OMI) | Italy's official property market authority with detailed, granular local data across all municipalities. | We used OMI data to establish baseline land value zones across Tuscany. We also cross-checked price gradients between municipalities to validate our neighborhood-level estimates. |
| ISTAT | Italy's national statistics institute, covering demographic and territorial data for the entire country. | We used ISTAT data to identify population density and growth patterns across Tuscany. We also used it to validate which areas show genuine demand-driven pressure on land prices. |
| Nomisma | One of Italy's leading independent real estate research institutes with long-standing credibility across the market. | We used Nomisma reports to estimate land price ranges and development trends across Tuscany. We also used their market segmentation work to confirm how different neighborhoods tier against each other. |
| Idealista | One of the largest property listing platforms in Italy with active, real-time market data. | We used Idealista listing data to estimate price per square meter for buildable residential plots across Tuscany. We triangulated median plot prices by neighborhood using their live distribution data. |
| Immobiliare.it | A major Italian property marketplace with strong analytics tools and extensive Tuscany coverage. | We used Immobiliare.it to benchmark asking prices for land plots across different Tuscany neighborhoods. We compared price distributions to identify outliers and confirm realistic market ranges. |
| Knight Frank Italy | A globally recognized real estate consultancy with dedicated Italy and Tuscany market coverage. | We used Knight Frank reports to validate where prime land is positioned in Tuscany. We confirmed the concentration of luxury demand in coastal and hilltop areas using their buyer profile data. |
| Savills Italy | An international real estate advisory firm with detailed coverage of the Italian second-home and lifestyle property market. | We used Savills Italy data to confirm second-home and lifestyle-driven land demand patterns in Tuscany. We also used it to compare coastal versus inland price levels across the region. |
| Tuscany Regional Planning Authority | The official regional body responsible for zoning and land use planning across all of Tuscany. | We used regional zoning maps to confirm which land is genuinely classified as buildable for residential use. We excluded agricultural, restricted, and non-buildable zones from our analysis entirely. |
| Il Sole 24 Ore | Italy's leading financial newspaper, regularly citing Nomisma, OMI, and Bank of Italy data in its real estate reporting. | We used Il Sole 24 Ore real estate coverage for macro trend validation and investor demand signals across Tuscany. We cross-checked regional price movements with figures from primary sources to confirm consistency. |
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.
