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Buying a property in Tuscany: a complete guide

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property investment Tuscany

Yes, the analysis of Tuscany's property market is included in our pack

Thinking of buying a property in Tuscany? You're not alone!

Many people are fascinated by Tuscany's scenic landscapes and dream of owning a historic villa or a modern farmhouse in the region.

Would it be a good investment, though? Are property prices increasing in Tuscany? Is it expensive? Is it better to invest in Florence or Siena? Are there any secret taxes? Where can you get a rental yield above 7%?

We've solved it for you.

The Investropa team has really dug into this market. As a matter of fact, we've organized all our findings in a pack. Get it now.

In the lines below, we'll share useful information and some practical tips.

How is the real estate market in Tuscany?

Is the property market on an upward trend or a downward trend? Let's examine the data.

Types of properties

In Tuscany, you can find a variety of properties for sale.

These range from charming rustic farmhouses nestled in the countryside, elegant villas with stunning views of vineyards and olive groves, cozy apartments in historic towns like Florence or Siena, to modern homes in coastal areas along the Tyrrhenian Sea.

Whether you're looking for a serene rural retreat, a cultural city dwelling, or a coastal escape, Tuscany offers a diverse selection of properties to suit different preferences and lifestyles.

What's better: buy or rent?

(If you're purchasing for personal use and not for renting)

If Tuscany is your destination of choice, you might be considering whether it's better to buy a property or opt for renting in this beautiful and historic Italian region.

Generally, buying is a better choice than renting in Tuscany due to its low property prices, low interest rates, and potential for capital appreciation.

But, if you prioritize flexibility, renting is the way to go.

Property pricing in Tuscany

On average, according to the last data from National Institute of Statistics (ISTAT), purchasing a property in Tuscany would cost you around $7,800 per square meter.

Of course, there are noticeable differences. A farmhouse in the Tuscan countryside might have a different price per square meter than a villa in Florence. We actually give you a more detailed breakdown in our pack for buying property in Tuscany and in Italy.

To put things in perspective, it is close to the prices you can find in a city like Rome.

Also, housing prices in Tuscany are 29% cheaper than in the French Riviera.

The most expensive places in Tuscany are probably Florence, Siena, and Pisa, while the cheapest are likely small towns and rural areas.

Tuscany Property Price per Square Meter


First and foremost, we have to acknowledge that Italy remains, today, a very stable country. The last Fragile State Index that has been reported for this place is 43.4.

Keep this in view when pondering the viability of buying a property in in Tuscany.

Also, according to the International Monetary Fund, Italy's economy is expected to soar by 4.8% in the coming 5 years, resulting in an average GDP growth rate of 1% (it's not much).

If you're about to invest in real estate in Tuscany it's a good thing because, as the economy grows, people's incomes (usually) increase, motivating them to invest in real estate, which causes a rise in property demand and prices.

Also, in Italy, the average GDP per capita has changed by 4.1% over the last 5 years. The growth, although minimal, is still present.

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Italy right now.

Buying property in Tuscany

Buying real estate in Tuscany can be difficult due to the lack of reliable and up-to-date information available. That's why we have created the pack to buy property in Tuscany and in Italy.

Buying process

In our pack, we've explained the entire buying process in detail. We've provided clear information about prices and yields based on the area, guidance on negotiating the price, and options for securing a mortgage.

Now, we're offering you a simpler version, step-by-step, to make it easier for you to grasp.

This is the step-by-step process to purchase a property in Tuscany, Italy:

  1. Research the Tuscan property market and set a budget.
  2. Engage a reputable real estate agent with knowledge of local regulations.
  3. Visit properties and select one that suits your needs.
  4. Make an offer, and once accepted, sign a "Proposta d'Acquisto" (Purchase Proposal) with the seller.
  5. Obtain a "Codice Fiscale" (Italian tax code) for yourself.
  6. Hire a notary and sign a "Contratto Preliminare" (Preliminary Contract), paying a deposit (usually 10%) to the seller.
  7. Conduct due diligence on the property, including obtaining a "Visura Catastale" (land registry extract) and "Certificato di Agibilità" (habitation certificate).
  8. Secure financing and obtain a "Nulla Osta" (mortgage clearance) from the bank.
  9. Finalize the "Atto di Vendita" (final deed) with the notary, paying the remaining balance and fees.
  10. Fulfill "Registro Imposte" (property tax registration) and "Dichiarazione di Successione" (inheritance declaration) if applicable.
  11. Obtain the "Atto di Proprietà" (property ownership certificate) from the land registry office.
  12. The notary will handle the property transfer, and you officially become the owner.

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Italy.

Make a profitable investment in Tuscany

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buying property in Tuscany

Where to find a property

Explore these websites to find properties in Tuscany.

  • Immobiliare - Italy's leading real estate portal, offering an innovative platform for property listings and searches.
  • Green-Acres - Europe's leading platform for second homes, providing a wide range of properties for sale in Italy and other countries.
  • Immobiliare Italiano - Offering a diverse range of Italian real estate and luxury properties for sale, catering to various preferences and budgets.
  • Houses of Italy - A licensed real estate agency that offers a variety of properties for sale across different regions of Italy.
  • Italian Houses for Sale - A property website featuring a wide selection of properties for sale in various regions of Italy, connecting clients with professional agents.

Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in Italy.

Which properties for which budget?

As mentioned before, the average price per sqm in Tuscany is $7,800. A 1-bedroom property with an area of 60 square meters would cost approximately $468,000, and a 2-bedroom with an area of 85 square meters would cost approximately $663,000.

However, prices will differ based on the attributes of the property and its specific location.

Prime property locations in Tuscany typically mean higher property valuations. A residence in Florence might be around $1,900,000, whereas a condominium in Siena could be priced at $830,000.

Yet, there are places that won't cost you as much. You may find a property in Livorno for $360,000, or a property in Grosseto priced only at $300,000.

Find a more detailed price list in our full pack for buying property in Italy.

Common mistakes

Here are the main pitfalls when buying a property in Tuscany, Italy:

  • Zoning restrictions specific to historical properties.
  • Complex bureaucracy and paperwork, particularly for non-residents.
  • Understanding the intricacies of Italy's inheritance laws.
  • Risk of buying properties affected by soil instability.
  • Dealing with unique local building codes and preservation rules.
  • Potential issues with ancient plumbing and electrical systems.
  • Cultural differences and communication challenges with locals.
  • Presence of protected wildlife or environmental restrictions on rural properties.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

real estate Italy

Everything you need to know is included in our Italy Property Pack

Living in Tuscany

Living in Tuscany is like living in a dream, with its stunning rolling hills, vineyards, and charming hilltop towns.

Cost of living

The cost of living in Tuscany is generally considered to be moderate. It is slightly higher than the national Italian average, but it is still relatively affordable compared to other parts of Europe.

Here are some examples to better understand the cost of living in Tuscany:

  • Rent for a one-bedroom apartment in the historic "Oltrarno" neighborhood of Florence: $1000 per month.
  • A meal at a local "Osteria" with "Pappa al Pomodoro," a traditional Tuscan tomato and bread soup: $12.
  • Monthly pass for the "Vespa" scooter sharing service in Lucca: $30.
  • Utilities (electricity, water) for a rustic farmhouse "Agriturismo" in the countryside: $150 per month.
  • A glass of "Vin Santo," a sweet dessert wine usually served with "Cantuccini" biscuits: $8.
  • Entrance fee to the medieval "Palazzo dei Priori" in Volterra: $10.
  • Monthly membership at a boutique fitness studio in the heart of Chianti: $70.
  • A bottle of "Tuscan Olive Oil" from local olive groves: $15.


Since we want to make things easy to understand, we've created a summary table that tells about the different areas in Tuscany. For yields, prices and rents, check our property pack.

Place Description Strengths Weaknesses


Florence, the capital of Tuscany, offers a rich cultural heritage and a strong demand for short-term rentals due to its popularity among tourists.

High demand for short-term rentals, vibrant cultural scene, historical landmarks.

High property prices, tough competition for prime locations.


Siena is a charming medieval town with a well-preserved historic center, attracting tourists and offering potential for vacation rental properties.

Medieval charm, tourist attraction, potential for vacation rentals.

Limited growth due to strict preservation regulations, seasonal tourism.


Lucca boasts a well-preserved Renaissance-era city wall, creating a unique and desirable living experience for property buyers.

Unique city wall, strong sense of community, growing popularity among expatriates.

Slower real estate market compared to larger cities, limited space for new developments.


Pisa is known for its iconic Leaning Tower, attracting tourists and offering investment opportunities in the hospitality sector.

Tourist hotspot, potential for hotel or vacation rental investments.

Over-reliance on tourism, limited economic diversity.

Chianti Wine Region

The Chianti region is famous for its picturesque vineyards and wine production, making it an appealing location for agritourism and vineyard investments.

Scenic countryside, strong agritourism potential, renowned wine market.

Seasonal demand, specific knowledge required for vineyard management.

San Gimignano

San Gimignano is a medieval town known for its iconic towers, attracting tourists and offering investment potential in boutique hotels and vacation rentals.

Historic charm, tourist attraction, unique investment opportunities.

Regulations on building renovations, limited space for new developments.


Arezzo is a vibrant city with a rich history and cultural events, providing investment potential in residential and short-term rental properties.

Cultural events, diverse economy, potential for rental income.

Less international exposure, moderate tourist presence.


Cortona is a charming hilltop town with stunning views, attracting tourists and offering investment potential in vacation rentals and luxury properties.

Stunning views, tourist attraction, luxury property market.

Seasonal tourism, limited space for new construction.


Maremma offers beautiful coastlines and countryside, attracting nature lovers and providing opportunities for agritourism and holiday rentals.

Natural beauty, agritourism potential, coastal attractions.

Less developed infrastructure, seasonal tourism.

Val d'Orcia

Val d'Orcia is a picturesque valley known for its rolling hills, vineyards, and charming villages, offering investment potential in boutique hotels and agritourism.

Stunning landscapes, vineyard potential, cultural heritage.

Strict preservation regulations, limited availability of properties.

Life in Tuscany

Tuscany has a strong economy with a GDP of €110 billion and a per capita GDP of €25,000. It has a diverse economy supported by agriculture, manufacturing, energy, and tourism, and is a major player in the Italian economy.

What expats usually like the most in Tuscany is the stunning landscapes, rolling hills, and vineyards, as well as the relaxed pace of life and the delicious food and wine.

Tuscany has excellent access to healthcare, with a highly developed public healthcare system and access to private healthcare services.

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Renting out in Tuscany

This section is for those who are looking to purchase a property not to live in themselves, but to rent it out and make an income from the rental.


According to the data reported by Wikipedia, the home ownership rate in Italy is 74%, which is average.

When people buy in Tuscany it's usually to live there, and not to rent out.

If you decide to rent out long-term, you might want to target people who are looking for a slower pace of life, or those who are looking to escape the hustle and bustle of city life. Tuscany is known for its rolling hills, vineyards, and historical towns, making it a popular destination for retirees and young professionals seeking a slower pace of life.

Here is a little summary table we've made for you.

Property type and area Profiles of potential tenants What they are looking for Expected monthly rent in $

Apartment in Florence

Students, professionals

Cultural experiences, city life

$1000 - $2500

Villa in Siena

Tourists, retirees

Historic sites, local cuisine

$2000 - $5000

Farmhouse in Chianti

Nature enthusiasts, families

Rural setting, vineyard views

$1500 - $3500

Apartment in Pisa

Students, professionals

University access, historic landmarks

$900 - $2000

Now, you will probably ask us about the yields. Unlike other places, giving you an average rental yield for Tuscany is though. The region is quite varied. For example, rental yields in Florence and Siena are quite different from those in less visited towns.

Finally, know that, in Italy, the taxes are around 21% of the total rental income.


You could also decide to rent short-term to travelers looking to experience the culture and beauty of Tuscany, as well as business professionals visiting for work. Many short-term tenants also include tourists looking for weekend getaways and families looking for a summer holiday destination.

If you decide to go with that option, look for properties in Florence, Siena, or the Tuscan Coastline, which are the most popular tourist destinations in the region. Chianti and the Val d'Orcia are also great options for buying a property and renting it out.

Is it worth buying real estate in Tuscany then?

Is it worth buying a property in Tuscany? Well, for those yearning for an idyllic Italian dream, Tuscany can be a captivating choice. The region's enchanting landscapes, historic charm, and reasonable property prices make it a compelling destination for those seeking a tranquil life or a long-term investment.

With a diverse range of properties, from rustic farmhouses to elegant villas and coastal homes, Tuscany caters to various lifestyles. The relatively low cost of living, delicious food and wine, and access to excellent healthcare add to its appeal. Moreover, the potential for rental income, especially in tourist hotspots like Florence, Siena, and Pisa, can make property ownership in Tuscany financially rewarding.

However, let's not sugarcoat it. Tuscany might not be the right fit for everyone. If you crave flexibility, struggle with bureaucracy, or expect quick profits, think twice. Buying property in Tuscany involves navigating complex regulations, and rental yields can vary significantly by location. Seasonal tourism and potential cultural and language barriers can also pose challenges.

So, while Tuscany offers a slice of Italian paradise, it's essential to weigh your goals and circumstances carefully before taking the plunge. Ultimately, buying property in Tuscany is a romantic venture with potential rewards, but it's not without its practical complexities and considerations.

Make sure you understand the real estate market in Tuscany

Don't rush into buying the wrong property in Italy. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Tuscany

The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.