Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Tuscany's property market is included in our pack
Everything you need to know about rental yields in Tuscany is covered below, from gross and net returns to neighborhood comparisons and the costs that eat into your profits.
We constantly update this blog post so you always have the freshest data on Tuscany's rental market.
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
- Tuscany's average gross rental yield sits at around 5.8% in early 2026, but student corridors in Florence and Pisa can push past 7% for well-located studios.
- Net yields in Tuscany typically land between 3.2% and 4.7% because IMU property tax and cedolare secca income tax take a significant bite out of gross returns.
- Neighborhoods like Rifredi and Novoli in Florence deliver higher yields than the famous Centro Storico, where purchase prices outpace what long-term rents can support.
- Vacancy rates in Tuscany average around 8 to 10%, but drop to just 3 to 6% in tight rental markets near universities and hospitals.
- Smaller units between 30 and 60 square meters generate the best yield per square meter in Tuscany because rents do not scale up proportionally with size.
- Florence's tram expansion projects are expected to lift rents along new corridors like Campo di Marte and Campi Bisenzio once completed.
- Versilia's luxury coastal areas like Forte dei Marmi often yield below 4.5% gross because second-home buyers push prices far above what long-term renters will pay.
- Full-service property management in Tuscany typically costs 8 to 12% of collected rent, plus around one month's rent for tenant placement.
What are the rental yields in Tuscany as of 2026?
What's the average gross rental yield in Tuscany as of 2026?
As of early 2026, the average gross rental yield across all residential property types in Tuscany sits at approximately 5.8%.
That said, most landlords in Tuscany will see gross yields somewhere between 5.0% and 6.7%, depending on whether they own a studio in a student neighborhood or a villa in the countryside.
This puts Tuscany slightly above Italy's national average, which hovers closer to 5%, largely because the region benefits from strong year-round renter demand in cities like Florence and Pisa.
The single biggest factor shaping gross yields in Tuscany right now is the gap between where you buy: student and employment hubs deliver higher returns, while prestige areas like Florence's Centro Storico see yields compressed by sky-high purchase prices.
What's the average net rental yield in Tuscany as of 2026?
As of early 2026, the average net rental yield in Tuscany across all residential property types is approximately 3.9%.
The typical gap between gross and net yields in Tuscany is around 25 to 35%, meaning landlords keep roughly 65 to 75 cents of every euro in gross rent after all costs.
Income tax, whether through the cedolare secca flat-rate regime or standard IRPEF brackets, is usually the single largest expense that reduces gross yield to net yield in Tuscany.
Most standard investment properties in Tuscany deliver net yields between 3.2% and 4.7%, with the range depending on how much you pay in IMU property tax, condominium fees, and whether you hire professional management.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Tuscany.
We made this infographic to show you how property prices in Italy compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Tuscany in 2026?
In Tuscany in 2026, local investors generally consider a gross rental yield of 5.0% to 6.5% to be "good" for a standard buy-to-let property.
The threshold that separates average-performing properties from high-performing ones in Tuscany is around 7% gross, though reaching that level usually means accepting trade-offs like smaller units, less prestigious locations, or higher tenant turnover.
How much do yields vary by neighborhood in Tuscany as of 2026?
As of early 2026, gross rental yields in Tuscany can range from around 4% in the most expensive neighborhoods to over 7.5% in high-demand but more affordable areas.
The highest-yield neighborhoods in Tuscany are typically those with strong year-round renter demand from students or workers, such as Rifredi, Novoli, and Isolotto in Florence, or Porta a Lucca and Cisanello in Pisa.
The lowest-yield neighborhoods tend to be prestige cores and luxury coastal spots where purchase prices far exceed what long-term rents can justify, including Florence's Centro Storico, Lucca's historic center, and Forte dei Marmi on the Versilia coast.
The main reason yields vary so much across Tuscany's neighborhoods is that purchase prices are driven by scarcity, prestige, and second-home demand, while long-term rents are anchored to what local workers and students can actually afford.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tuscany.
How much do yields vary by property type in Tuscany as of 2026?
As of early 2026, gross rental yields in Tuscany range from around 4% for large villas and rural farmhouses to over 7% for well-located studios and small one-bedroom apartments.
Studios and compact one-bedroom apartments currently deliver the highest average gross rental yield in Tuscany because they command more rent per square meter and match the strong demand from students and young professionals.
Villas and large rural properties like casali typically deliver the lowest average gross rental yield in Tuscany, as their high purchase prices are driven by lifestyle appeal and second-home buyers rather than by what long-term tenants will pay.
The key reason yields differ between property types in Tuscany is simple: rents do not scale up proportionally with size or prestige, so larger and more character-rich properties cost more to buy but do not generate proportionally higher rental income.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Tuscany?
- What rental yields can you expect for a villa in Tuscany?
What's the typical vacancy rate in Tuscany as of 2026?
As of early 2026, the typical economic vacancy rate for long-term residential rentals in Tuscany is around 8 to 10%, which translates to roughly one month empty per year on average.
Vacancy rates across Tuscany's neighborhoods vary widely, from as low as 3 to 6% in tight student corridors like Florence's Rifredi or Pisa's Cisanello, to 12 to 18% in small inland towns and rural areas with thinner renter pools.
The main factor driving vacancy rates up or down in Tuscany is the strength of year-round renter demand: areas near universities, hospitals, and major employers stay consistently full, while seasonal and rural markets face longer gaps between tenants.
Compared to Italy's national average, Tuscany's vacancy rates are roughly in line, though the region's high concentration of second homes and tourism-focused properties can make headline vacancy figures misleading for long-let investors.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tuscany.
What's the rent-to-price ratio in Tuscany as of 2026?
As of early 2026, the average rent-to-price ratio in Tuscany is approximately 0.48% per month, meaning monthly rent equals about 0.48% of the purchase price.
For buy-to-let investors in Tuscany, a monthly rent-to-price ratio above 0.5% is generally considered favorable, as this translates directly to a gross annual yield above 6%, which is the simple math behind how rent-to-price connects to rental yield.
Compared to other Italian regions, Tuscany's rent-to-price ratio sits in the middle of the pack, higher than Milan or Rome's prime areas where prices have run far ahead of rents, but lower than some southern regions where property is cheaper relative to rental income.
We have made this infographic to give you a quick and clear snapshot of the property market in Italy. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Tuscany give the best yields as of 2026?
Where are the highest-yield areas in Tuscany as of 2026?
As of early 2026, the highest-yield areas in Tuscany include Novoli and Rifredi in Florence, Cisanello and Porta a Lucca in Pisa, and employment-linked neighborhoods in Prato near the Macrolotto industrial zone.
In these top-performing areas of Tuscany, investors can typically expect gross rental yields in the 6.5% to 7.5% range, and sometimes higher for well-priced studios near university campuses.
What these high-yield Tuscany neighborhoods share is strong, year-round renter demand driven by students, healthcare workers, or commuters, combined with purchase prices that remain affordable compared to the region's prestige zones.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Tuscany.
Where are the lowest-yield areas in Tuscany as of 2026?
As of early 2026, the lowest-yield areas in Tuscany are Florence's Centro Storico and Oltrarno, Lucca's historic center, and the luxury Versilia coast around Forte dei Marmi.
In these low-yield Tuscany neighborhoods, gross rental yields typically fall below 4.5%, and in the most prestigious pockets they can drop to around 3.5% or less.
The main reason yields are compressed in these areas is that purchase prices are driven by scarcity, prestige, and second-home buyers willing to pay premiums that far exceed what long-term renters can afford.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Tuscany.
Which areas have the lowest vacancy in Tuscany as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Tuscany are Rifredi, Novoli, and Campo di Marte in Florence, along with Porta a Lucca and Cisanello in Pisa.
In these low-vacancy areas of Tuscany, vacancy rates typically run between 3% and 6%, meaning properties stay rented nearly year-round when priced correctly.
The main demand driver keeping vacancy low in these Tuscany neighborhoods is the concentration of universities, hospitals, and good public transit connections that attract a steady stream of students, healthcare workers, and young professionals.
The trade-off investors face when targeting these low-vacancy areas in Tuscany is that strong demand often pushes purchase prices higher, which can compress the gross yield even as occupancy stays consistently high.
Which areas have the most renter demand in Tuscany right now?
The neighborhoods currently experiencing the strongest renter demand in Tuscany are Novoli, Rifredi, and the Statuto-Piazza Libertà corridor in Florence, along with Porta a Lucca and San Martino in Pisa.
The renter profile driving most of the demand in these Tuscany areas is a mix of university students, young professionals working in nearby business districts, and healthcare workers attracted to hospital clusters.
In these high-demand Tuscany neighborhoods, well-priced rental listings typically get filled within two to three weeks, and desirable studios near campuses can find tenants in just a few days.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Tuscany.
Which upcoming projects could boost rents and rental yields in Tuscany as of 2026?
As of early 2026, the top infrastructure projects expected to boost rents in Tuscany are Florence's tram Line 4 expansion toward Campo di Marte and Rovezzano, the Piagge-Campi Bisenzio corridor extension, and new student housing developments in Pisa.
The neighborhoods most likely to benefit from these projects include Campo di Marte, Rovezzano, and areas along the Campi Bisenzio corridor in greater Florence, as well as zones near Pisa's university district.
Once these Tuscany projects are completed, investors might realistically expect rent increases of 5% to 15% in directly affected corridors, though the exact uplift will depend on how much the new infrastructure shortens commute times for renters.
You'll find our latest property market analysis about Tuscany here.
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What property type should I buy for renting in Tuscany as of 2026?
Between studios and larger units in Tuscany, which performs best in 2026?
As of early 2026, studios and small one-bedroom apartments outperform larger units in Tuscany in terms of both rental yield and occupancy rates.
Studios in Tuscany typically deliver gross yields of 6% to 7.5% (around 1,400 to 1,750 euros, or 1,500 to 1,900 USD per square meter annually), while larger two and three-bedroom units usually yield 4.5% to 5.5%.
The main factor explaining this difference in Tuscany is that student and young professional renters dominate demand, and they prefer affordable, efficiently sized units over larger apartments they cannot fill or afford.
However, larger units in Tuscany can be the better investment choice when targeting families relocating for work or expats seeking longer leases, as these tenants offer lower turnover and more stable rental income over time.
What property types are in most demand in Tuscany as of 2026?
As of early 2026, small to mid-sized apartments ranging from studios to two-bedroom units are the most in-demand property type for rentals in Tuscany.
The top three property types ranked by current tenant demand in Tuscany are: first, compact apartments in city centers and near transit; second, townhouses in family-oriented suburbs with schools and parking; and third, modern apartments in commuter belts with good connections to Florence.
The primary trend driving this demand pattern in Tuscany is the combination of a young, mobile workforce concentrated in urban areas plus strong university enrollment that creates consistent appetite for affordable, well-connected housing.
Large rural farmhouses and casali are currently underperforming in long-term rental demand in Tuscany and will likely remain so, as these properties appeal more to seasonal visitors and second-home buyers than to the year-round renters who sustain reliable yields.
What unit size has the best yield per m² in Tuscany as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Tuscany is between 30 and 60 square meters.
For this optimal unit size in Tuscany, the typical gross rental yield per square meter runs around 150 to 200 euros annually (roughly 160 to 220 USD, or about 140 to 185 euros at current exchange rates), compared to just 100 to 130 euros per square meter for larger properties.
The main reason smaller units earn more per square meter in Tuscany while larger units earn less is that renters pay a premium for the first 30 to 50 square meters of living space, but each additional square meter beyond that commands proportionally less rent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tuscany.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Tuscany as of 2026?
What are typical property taxes and recurring local fees in Tuscany as of 2026?
As of early 2026, the annual IMU property tax for a typical rental apartment in Tuscany ranges from around 800 to 2,000 euros (roughly 870 to 2,180 USD), depending on the municipality and the property's cadastral value.
Beyond IMU, landlords in Tuscany must also budget for condominium fees if the property is in an apartment building, which typically run 600 to 1,500 euros per year (650 to 1,630 USD), covering shared maintenance, cleaning, and building administration.
Together, these property taxes and recurring fees in Tuscany typically represent around 10% to 15% of gross rental income, though this percentage rises for lower-rent properties and falls for higher-rent ones.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Tuscany.
What insurance, maintenance, and annual repair costs should landlords budget in Tuscany right now?
Annual landlord insurance for a typical rental property in Tuscany costs around 200 to 500 euros (roughly 220 to 545 USD), covering building protection and basic liability.
For maintenance and repairs, landlords in Tuscany should budget approximately 0.8% to 1.2% of the property's value each year for older buildings, or 0.5% to 0.8% for newer construction, which works out to around 1,000 to 3,000 euros annually (1,090 to 3,270 USD) for a typical investment property.
The repair expense that most commonly catches Tuscany landlords off guard is boiler replacement or heating system failures, which can easily cost 1,500 to 3,000 euros (1,630 to 3,270 USD) and tend to happen without much warning in the region's older housing stock.
Combining insurance, maintenance, and a prudent repair reserve, landlords in Tuscany should realistically budget around 1,500 to 4,000 euros per year (1,630 to 4,360 USD) for a typical rental property.
Which utilities do landlords typically pay, and what do they cost in Tuscany right now?
In Tuscany, tenants typically pay for day-to-day utilities like electricity, gas, water, and internet, while landlords are usually responsible for condominium common-area charges, periodic boiler servicing, and sometimes central heating components depending on the building's setup.
The monthly cost for landlord-paid utilities in a typical Tuscany rental unit, primarily condominium charges and occasional heating contributions, usually runs around 50 to 150 euros (55 to 165 USD), though buildings with elevators, gardens, or central heating systems can push this higher.
What does full-service property management cost, including leasing, in Tuscany as of 2026?
As of early 2026, full-service property management in Tuscany typically costs between 8% and 12% of collected rent per month, which for an average rental translates to roughly 50 to 120 euros monthly (55 to 130 USD).
On top of ongoing management fees, the typical leasing or tenant-placement fee in Tuscany is around one month's rent, often plus VAT, which can add 500 to 1,000 euros (545 to 1,090 USD) each time you need to find a new tenant.
What's a realistic vacancy buffer in Tuscany as of 2026?
As of early 2026, landlords in Tuscany should set aside around 8% of annual rental income as a vacancy buffer, which can be adjusted down to 5% for high-demand student corridors or up to 12 to 18% for rural or seasonal markets.
In practical terms, this means most Tuscany landlords experience around 3 to 5 weeks of vacancy per year on average, accounting for tenant changeovers, minor repairs between tenancies, and time to re-let the property.
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 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 it's authoritative | How we used it |
|---|---|---|
| Agenzia delle Entrate - OMI Quotazioni Immobiliari | It's Italy's official real estate observatory providing market and rent value ranges by micro-zone. | We used it to sanity-check asking prices and rents against official valuation bands. We also relied on OMI's zoning logic to explain why yields differ street by street in Tuscan cities. |
| idealista - Toscana Sale Price Index | It's one of Italy's largest property marketplaces with consistent time-series data and transparent methodology. | We used it for a regional price per square meter anchor right before January 2026. We then converted prices into yield estimates by combining with rent data from multiple sources. |
| idealista - Toscana Rent Index | Same platform and methodology as the sales series, which ensures consistency across our price and rent comparisons. | We used it as one rent per square meter benchmark and compared it to Immobiliare.it to avoid relying on a single portal. We treat portal rents as asking prices and adjust to achieved in yield estimates. |
| Immobiliare.it - Toscana Market Data | It's another dominant Italian property portal with a large listing base, useful for cross-checking our numbers. | We used it as an independent rent per square meter check so yields are not built on one dataset. We also used its recent months to justify early 2026 assumptions. |
| ISTAT - House Price Index (IPAB) | ISTAT is Italy's national statistics institute, and these releases are official macro housing indicators. | We used it to frame the national price cycle context that shapes Tuscany's pricing power. We also used it to explain why yields compress when prices rise faster than rents. |
| ISTAT - 2021 Census Housing Characteristics | It's the official housing stock baseline including occupied versus non-occupied dwellings across Italy. | We used it to ground structural vacancy and second-home intensity, which is especially relevant in Tuscany. We then translated stock-level vacancy into a practical landlord economic vacancy buffer. |
| Banca d'Italia - Housing Market Survey | It's Italy's central bank, and this survey gives market tightness signals like discounts and time on market. | We used it to adjust portal asking data toward more realistic achieved prices and rents. We also used it to justify where vacancy risk is lower or higher in early 2026. |
| Agenzia delle Entrate - Cedolare Secca Rules | It's the official tax authority guidance on Italy's main landlord tax regime for long-term rentals. | We used it to model net yield because tax treatment materially changes what landlords keep. We also used it to explain why net yield does not equal gross yield in plain language. |
| MEF - IMU Rate Framework | It's the finance ministry's official framework for how municipalities publish IMU property tax rates. | We used it to explain why IMU varies by comune and why investors must check the exact municipal rate. We then provided a Tuscany-typical budgeting range for investors in early 2026. |
| Firenze Tramvia - Official Project Updates | It's the official site for Florence's tram network construction works and project timelines. | We used it to identify transport upgrades that can lift rental demand in specific corridors. We then mapped those corridors to neighborhood examples where yields can improve. |
| Comune di Firenze - Tramvia Line 4 Announcement | It's the municipality's own press release, making it a primary source on project budgets and construction phases. | We used it to confirm project scope and funding rather than relying on commentary. We then translated it into where renters will pay more for reduced commute times. |
| MUR USTAT - Higher Education Data Portal | It's an official government data portal for Italian higher education enrollment and statistics. | We used it to support the student demand engine behind Pisa and Florence rents. We then connected that demand to unit-type performance for studios and one-bedroom apartments. |
| Università di Firenze - Enrollment Update | It's a primary institutional source on student intake trends at one of Tuscany's largest universities. | We used it to strengthen the case for sustained renter demand in Florence. We then reflected this in vacancy estimates and best unit size guidance. |
| Housing Europe - State of Housing 2025 Italy Chapter | It's a recognized European sector body compiling referenced evidence and country-specific housing context. | We used it for broader supply constraints context explaining why rental markets stay tight. We then used that context to explain why yields can remain resilient even as prices move. |
| idealista - Florence Short-Term Rental Rules | It's reporting on official municipal policy changes that directly affect the rental market structure. | We used it to incorporate Florence's short-let policy environment. We then explained how restrictions can shift units between tourist and long-term markets and affect yields. |
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