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
If you're thinking about buying an apartment in Tuscany to rent it out, you're probably wondering what kind of return you can actually expect on your investment.
In this article, we break down everything from gross and net yields to neighborhood-level rent data, so you can make an informed decision.
We constantly update this blog post with the latest figures from official Italian sources and major property portals.
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.
What rental yields can I realistically get from an apartment in Tuscany?
What's the average gross rental yield for apartments in Tuscany as of 2026?
As of early 2026, the average gross rental yield for apartments in Tuscany sits at around 7% to 8%, which means for every €100,000 you invest, you can expect roughly €7,000 to €8,000 in annual rent before any costs.
That said, the realistic range stretches from about 5.5% to 9% depending on where exactly in Tuscany you buy and what type of apartment you choose.
The biggest factor that moves your yield in Tuscany is the province you're in: places like Firenze and Pisa tend to deliver yields around 7%, while Lucca and Livorno often come in lower at 5.5% because property prices there are high relative to what tenants will pay in rent.
Compared to other major Italian regions, Tuscany's gross yields are competitive with cities like Milan or Rome, but what makes Tuscany different is the strong tourism and university demand that keeps rental income more stable year-round.
What's the average net rental yield for apartments in Tuscany as of 2026?
As of early 2026, the average net rental yield for apartments in Tuscany lands between 3.5% and 5%, which is what you actually keep after paying taxes, building charges, and typical landlord expenses.
Most apartment investors in Tuscany can realistically expect to net somewhere in that 3.5% to 5% range, with the exact figure depending heavily on your tax situation and how efficiently you manage the property.
The single biggest expense that eats into your gross yield in Tuscany is the income tax on rent: most landlords use the "cedolare secca" flat tax at 21%, which immediately takes a fifth of your rental income before you even think about other costs.
By the way, you will find much more detailed data in our property pack covering the real estate market in Tuscany.
What's the typical rent-to-price ratio for apartments in Tuscany in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Tuscany is around 7% to 8% annually, which simply means you can expect to collect about 7% to 8% of your apartment's value in rent each year before costs.
Across most apartment transactions in Tuscany, this ratio ranges from about 5.4% in pricier areas like Livorno to around 7.2% in places like Pisa or Grosseto where purchase prices are more moderate.
The apartments with the highest rent-to-price ratios in Tuscany tend to be studios and one-bedrooms located near universities or hospitals, such as the Novoli and Rifredi areas in Florence or the Cisanello hospital zone in Pisa, where demand from students and medical staff keeps rents strong even when property prices are not at premium levels.
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How much rent can I charge for an apartment in Tuscany?
What's the typical tenant budget range for apartments in Tuscany right now?
Tenants looking for apartments in Tuscany in early 2026 typically budget between €500 and €1,800 per month (around $520 to $1,870 USD), with the wide range reflecting the big difference between inland towns and major cities like Florence.
For mid-range apartments in Tuscany, tenants usually expect to pay between €900 and €1,400 per month (roughly $935 to $1,455 USD), which typically gets you a decent two-bedroom in a good neighborhood outside the historic center.
Those seeking high-end or luxury apartments in Tuscany, particularly in central Florence or prestigious Lucca locations, should expect budgets starting at €1,500 and going well above €2,500 per month ($1,560 to $2,600+ USD).
We have a blog article where we update the latest data about rents in Tuscany here.
What's the average monthly rent for a 1-bed apartment in Tuscany as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Tuscany falls between €750 and €1,200 (approximately $780 to $1,250 USD), though this varies considerably by city and neighborhood.
At the entry level, you can find decent 1-bed apartments in Tuscany's smaller cities like Arezzo or Pistoia for around €500 to €700 per month ($520 to $730 USD), typically older buildings in residential neighborhoods away from the tourist areas.
A typical mid-range 1-bed in Tuscany, say a renovated 50-square-meter apartment in a neighborhood like Campo di Marte in Florence or central Pisa, rents for €900 to €1,100 per month ($935 to $1,145 USD).
For a high-end 1-bed apartment in Tuscany, such as a furnished unit in Florence's Centro Storico with character features and modern amenities, expect to pay €1,200 to €1,600 per month ($1,250 to $1,665 USD) or more.
What's the average monthly rent for a 2-bed apartment in Tuscany as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Tuscany ranges from €1,050 to €1,700 (approximately $1,090 to $1,770 USD), making it the most common choice for young professionals and small families.
Entry-level 2-bed apartments in Tuscany, such as a functional unit in areas like Isolotto-Legnaia in Florence or outer Pisa neighborhoods, typically rent for €900 to €1,100 per month ($935 to $1,145 USD).
A mid-range 2-bed in Tuscany, perhaps a 75-square-meter apartment in Santa Croce or Sant'Ambrogio in Florence with good public transport access, goes for around €1,300 to €1,600 per month ($1,350 to $1,665 USD).
High-end 2-bed apartments in Tuscany, like a renovated unit in Florence's historic center or a prestigious address in Lucca's walled city, command €1,800 to €2,400 per month ($1,870 to $2,500 USD).
What's the average monthly rent for a 3-bed apartment in Tuscany as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Tuscany sits between €1,450 and €2,400 (approximately $1,510 to $2,500 USD), with prime Florence locations often exceeding this range.
For an entry-level 3-bed apartment in Tuscany, such as a larger unit in Gavinana-Galluzzo in Florence or residential Arezzo, you can expect to pay around €1,200 to €1,500 per month ($1,250 to $1,560 USD).
A typical mid-range 3-bed in Tuscany, like a 100-square-meter apartment in a well-connected Florence neighborhood such as Rifredi or a central Siena location, rents for €1,700 to €2,100 per month ($1,770 to $2,185 USD).
High-end 3-bed apartments in Tuscany, particularly spacious family units in Florence's Centro Storico or prestigious Lucca addresses, easily command €2,500 to €3,500 per month ($2,600 to $3,640 USD) or more.
How fast do well-priced apartments get rented in Tuscany?
A well-priced apartment in Tuscany typically finds a tenant within 2 to 3 months, which is roughly in line with the Italian average of about 2.6 months according to recent market studies.
Vacancy rates for apartments in Tuscany's main rental markets hover around 4% to 8% depending on the city and neighborhood, with Florence having tighter vacancy due to constant demand from students, tourists, and professionals.
What makes some apartments rent faster than others in Tuscany is proximity to specific demand anchors: units near the University of Florence campuses, the Careggi hospital complex, or within walking distance of Florence's Santa Maria Novella train station consistently rent quicker than equally nice apartments in purely residential zones.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Tuscany?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Tuscany as of 2026?
As of early 2026, studios and 1-bed apartments in Tuscany typically deliver the best rental yields, followed by 2-beds, with 3-beds usually producing the lowest returns relative to their purchase price.
In terms of typical gross yields, studios and 1-beds in Tuscany often reach 7.5% to 9%, while 2-beds come in around 6.5% to 7.5%, and 3-beds tend to hover between 5.5% and 6.5%.
The main reason smaller units outperform in Tuscany is the strong structural demand from university students in Florence and Pisa, plus young professionals and medical staff who need affordable housing near their workplaces, and these tenants are willing to pay relatively high rents per square meter for compact, well-located apartments.
Which features are best if you want a good yield for your apartment in Tuscany?
The features that most positively impact rental yield for apartments in Tuscany are walkable proximity to a demand anchor like a university campus, hospital, or major train station, plus energy-efficient heating systems since older Tuscan buildings can have high utility costs that tenants factor into their budget.
In terms of floor levels in Tuscany, mid-floor apartments (second to fourth floor) tend to rent most easily because they balance noise reduction with accessibility, which matters especially in historic buildings where elevators are sometimes absent or unreliable.
Apartments with balconies or terraces in Tuscany do command higher rents, typically 5% to 10% more, because outdoor space is genuinely scarce in Florence's historic center and other medieval town cores where most buildings were built centuries ago without such amenities.
Building features like elevators and parking in Tuscany can justify higher rents, but they also come with significantly higher condominium charges, so the net benefit depends on whether you're targeting tenants who specifically need these amenities, such as families or older professionals.
Don't buy the wrong property, in the wrong area of Tuscany
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Which neighborhoods give the best rental demand for apartments in Tuscany?
Which neighborhoods have the highest rental demand for apartments in Tuscany as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Tuscany include Florence's Centro Storico, Santa Croce, Sant'Ambrogio, Campo di Marte, and Novoli, along with central Pisa (San Martino, Sant'Antonio), central Siena (Camollia, San Prospero), and Lucca's walled historic center.
What drives demand in these Tuscan neighborhoods is a combination of tourism infrastructure, university presence, and employment hubs: for example, Novoli and Rifredi in Florence benefit from the university campus and Careggi hospital, while Cisanello in Pisa is anchored by its major hospital complex.
In these high-demand Tuscan neighborhoods, well-priced apartments typically find tenants within 4 to 8 weeks, and vacancy rarely exceeds 5% for properly maintained and competitively priced units.
One emerging neighborhood gaining rental momentum in Tuscany is Gavinana-Galluzzo in Florence, where younger professionals are moving due to lower rents than the center combined with good tram connections to the city core.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tuscany.
Which neighborhoods have the highest yields for apartments in Tuscany as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Tuscany are typically the "near-anchor" zones rather than prime tourist streets: think Novoli, Rifredi, Isolotto-Legnaia, and Gavinana-Galluzzo in Florence, plus Cisanello and Porta a Lucca in Pisa.
In these higher-yielding Tuscan neighborhoods, gross rental yields commonly reach 7.5% to 9%, compared to just 5% to 6.5% in the most expensive historic center locations where property prices are steep.
The main reason these neighborhoods offer better yields in Tuscany is that property prices there are significantly lower than in prestige zones like Florence's Duomo area or Lucca's walled center, while rents stay relatively strong thanks to demand from students, hospital workers, and young professionals who prioritize practical locations over postcard views.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Should I do long-term rental or short-term rental in Tuscany?
Is short-term rental legal for apartments in Tuscany as of 2026?
As of early 2026, short-term rental is legal for apartments in Tuscany, but it is regulated at national, regional, and municipal levels, with Florence in particular having strict rules that limit new short-term rental authorizations in the historic center.
The main legal requirements for operating a short-term rental apartment in Tuscany include registering with the national CIN/BDSR database run by the Ministry of Tourism, complying with Tuscany regional rules (which allow up to 4 non-business rental units before triggering commercial requirements), and following your specific municipality's regulations.
For Airbnb-style rentals in Tuscany, you must obtain a CIN (Codice Identificativo Nazionale) through the national tourism portal, and in Florence specifically, you need municipal authorization which is now capped in the historic Zona A, meaning new licenses there are very difficult to obtain.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tuscany.
What's the gross yield difference short-term vs long-term in Tuscany in 2026?
As of early 2026, short-term rentals in Tuscany can generate gross yields of 9% to 14% compared to 7% to 8% for long-term rentals, but this gap narrows significantly once you factor in the higher operating costs of running a vacation rental.
For long-term rentals in Tuscany, expect gross yields around 7% to 8%, while short-term rentals in strong tourism areas like central Florence can reach 10% to 14% gross if you achieve good occupancy rates.
The main additional costs that reduce the net yield advantage of short-term rentals in Tuscany include professional management fees (15% to 25% of revenue), cleaning between guests, higher utility bills, furnishing wear and tear, platform commissions, and seasonal vacancy during slower months.
To outperform a long-term rental in Tuscany, a short-term rental typically needs to maintain occupancy above 55% to 60% at competitive daily rates, which is achievable in Florence (where average occupancy is around 62%) but harder in smaller Tuscan towns with less year-round tourism.
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What costs will eat into my net yield for an apartment in Tuscany?
What are building service charges as a % of rent in Tuscany as of 2026?
As of early 2026, building service charges (spese condominiali) in Tuscany typically represent about 10% to 18% of annual rent for the landlord's share, which translates to roughly €80 to €200 per month ($85 to $210 USD) for a typical apartment.
The realistic range of building service charges in Tuscany spans from around 8% of rent for simpler buildings to over 20% for properties with elevators, concierge services, or large common gardens, meaning your specific building matters a lot.
In Tuscany, the services that justify higher-than-average charges are those common in historic Florence or Lucca buildings: elevator maintenance in centuries-old structures (often expensive and frequently breaking down), heating systems in old palazzi, and facade restoration reserves required for buildings under heritage protection rules.
What annual maintenance budget should I assume for an apartment in Tuscany right now?
Apartment owners in Tuscany should budget around 0.6% to 1.0% of their property's value annually for maintenance, which means roughly €1,500 to €3,000 per year ($1,560 to $3,120 USD) for a €250,000 apartment.
The realistic range of annual maintenance costs in Tuscany stretches from about €1,000 ($1,040 USD) for newer apartments in good condition to €4,000 or more ($4,160 USD) for older historic properties that need regular upkeep of traditional features.
The most common maintenance expenses apartment owners face in Tuscany include dealing with aging plumbing systems (especially in pre-war Florence buildings), maintaining traditional wooden shutters and terracotta floors, and addressing humidity issues that are common in historic stone structures throughout the region.
What property taxes should I expect for an apartment in Tuscany as of 2026?
As of early 2026, annual property taxes for an apartment in Tuscany that is not your primary residence typically range from 0.3% to 0.7% of the property's market value equivalent, meaning roughly €750 to €1,750 per year ($780 to $1,820 USD) for a €250,000 apartment.
The realistic range of property taxes in Tuscany varies by municipality: some smaller comuni charge at the lower end around 0.3% to 0.4%, while major cities like Florence often apply rates closer to 0.5% to 0.7% of the cadastral-adjusted value.
Property taxes (IMU) in Tuscany are calculated based on the property's cadastral value (rendita catastale), which is then multiplied by a coefficient and the local tax rate set by each municipality, so the same-sized apartment can have different taxes depending on which comune it sits in.
If the apartment is your primary residence (prima casa), you may be exempt from IMU entirely, but this exemption does not apply to investment properties or second homes in Tuscany.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tuscany.
How much does landlord insurance cost for an apartment in Tuscany in 2026?
As of early 2026, landlord insurance for an apartment in Tuscany typically costs between €200 and €450 per year ($210 to $470 USD) for a standard policy covering building damage, liability, and basic landlord protections.
The realistic range of annual landlord insurance costs in Tuscany spans from around €150 ($155 USD) for basic coverage on a small apartment to €600 or more ($625 USD) for comprehensive policies on higher-value properties or those in flood-risk zones along the Arno River.
What's the typical property management fee for apartments in Tuscany as of 2026?
As of early 2026, property management fees for long-term rental apartments in Tuscany typically run 8% to 12% of collected rent, meaning roughly €80 to €150 per month ($85 to $155 USD) on a €1,200 monthly rent.
The realistic range of property management fees in Tuscany spans from 6% to 8% for basic tenant-finding and rent collection services, up to 15% or more for full-service management, while short-term rental management typically costs 15% to 25% of revenue plus cleaning fees.
Standard property management fees in Tuscany usually include tenant sourcing, lease administration, rent collection, and coordination of routine repairs, though some managers charge extra for services like annual tax document preparation or handling major renovation projects.
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 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) | Italy's official property market observatory run by the national tax agency. | We used it as our benchmark for Tuscany and Florence area prices and rents by zone. We also verified that portal-listed prices align with official market values. |
| ISTAT Prezzi delle Abitazioni | Italy's official national statistics agency for housing data. | We used it to frame the early 2026 market context with official house price trends. We avoided relying solely on listing portals for market direction. |
| Immobiliare.it | Major Italian property portal with large listing coverage and consistent data. | We used it as one leg of our price and rent triangulation for Tuscany and each province. We computed yield estimates transparently using their per-square-meter series. |
| Idealista | Major portal with published methodology notes for its price indices. | We used it as the second leg to cross-check rent levels across Tuscany. We formed confident rent bands by comparing against Immobiliare.it data. |
| MEF Dipartimento delle Finanze | Finance ministry's official portal for municipal IMU tax rates. | We used it to ground property tax discussions in correct official mechanisms. We justified using rate ranges because IMU varies by municipality. |
| Agenzia delle Entrate (Cedolare Secca) | Official tax guidance from Italy's national tax authority. | We used it to quantify income tax drag on net yields at 21% standard rate. We built this into our net yield calculations. |
| Comune di Firenze | Primary municipal source for Florence's short-term rental rules. | We used it to answer legality and practical constraints for STR in Florence. We kept the short-term rental section compliant and current. |
| Regione Toscana | Official regional guidance for tourist and short-term rentals in Tuscany. | We used it to clarify Tuscany-specific compliance steps and thresholds. We complemented Florence's municipal rules with regional context. |
| AirDNA | Widely used STR data provider tracking performance from platform supply. | We used it to estimate gross STR revenue potential using occupancy and daily rates. We only applied it after anchoring demand with public tourism sources. |
| Immobiliare.it Insights | Portal's data analytics arm publishing defined comparative studies. | We used it to answer how fast apartments get rented with concrete metrics. We avoided vague statements about rental speed. |
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