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 renting out property in Tuscany or just want to understand what tenants are paying right now, you're in the right place.
We've gathered fresh data from Italy's top real estate portals and official sources to give you an honest picture of the Tuscany rental market in 2026.
This blog post is constantly updated so you always have the latest numbers.
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 rents rose about 3.3% year-over-year entering 2026, but Florence alone jumped nearly 11%, showing how much location matters within the region.
- A typical studio in Tuscany costs around €650 per month in 2026, but expect to pay €750 to €800 in Florence or Lucca's historic center.
- Rentals in Tuscany stay on the market for about 60 to 75 days on average, but well-priced apartments near universities or tram lines can rent in under 45 days.
- The effective vacancy rate for long-term rentals in Florence, Pisa, and Lucca sits between 3% and 5%, which signals a tight market for tenants.
- Short-term rental conversions are squeezing long-term supply in Tuscany, a factor the Bank of Italy specifically flagged as pushing rents upward.
- August through October is the busiest rental season in Tuscany because of the university cycle in Florence, Pisa, and Siena.
- Furnished apartments command a rent premium of roughly 10% to 20% in Tuscany, especially in areas popular with students and expats.
- Air conditioning and elevators are the two amenities that boost Tuscany rents the most, particularly in older historic buildings without modern comforts.
- Landlords in Tuscany can opt for a flat 21% tax on rental income through the cedolare secca regime, which simplifies tax planning considerably.
- IMU property tax rates in Florence sit at 1.06% of the cadastral value for rental properties, which translates to a few hundred euros per year for most apartments.
What are typical rents in Tuscany as of 2026?
What's the average monthly rent for a studio in Tuscany as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Tuscany is around €650, which translates to approximately $700 USD or roughly €650 EUR.
The realistic range for most studio apartments in Tuscany spans from €550 to €800 per month (about $595 to $865 USD), depending on how close you are to high-demand areas.
The main factors driving this variation are location (Florence and Lucca command premiums), building age, whether the unit has air conditioning, and proximity to public transit or university campuses.
What's the average monthly rent for a 1-bedroom in Tuscany as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Tuscany is around €900, which equals approximately $970 USD.
The realistic range for most 1-bedroom apartments in Tuscany falls between €750 and €1,100 per month (about $810 to $1,190 USD), with the higher end typical in Florence and popular tourist towns.
Cheaper 1-bedroom rents can be found in inland provinces like Arezzo and Pistoia, while neighborhoods like Florence's Centro Storico, Oltrarno, and Lucca's historic center sit at the top of the price range.
What's the average monthly rent for a 2-bedroom in Tuscany as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Tuscany is around €1,200, which equals approximately $1,300 USD.
The realistic range for most 2-bedroom apartments in Tuscany spans from €950 to €1,500 per month (about $1,025 to $1,620 USD), depending on location and apartment condition.
More affordable 2-bedroom rents are available in smaller towns like Grosseto or Massa, while Florence's premium neighborhoods like San Niccolò, Porta Romana, and Santo Spirito consistently hit the upper end of this range.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Tuscany.
What's the average rent per square meter in Tuscany as of 2026?
As of early 2026, the average rent per square meter in Tuscany is approximately €18.00, which equals about $19.45 USD per square meter.
The realistic range across Tuscany neighborhoods spans from around €12 per square meter in smaller inland towns to €25 or more per square meter in Florence's most sought-after historic districts.
Compared to other Italian regions, Tuscany sits above the national average and is broadly comparable to Emilia-Romagna, though it remains below Milan's rates, which often exceed €22 per square meter region-wide.
Properties that push above the Tuscany average typically feature renovated interiors, air conditioning, outdoor space like a terrace or balcony, elevator access, or prime positioning near transit and tourist attractions.
How much have rents changed year-over-year in Tuscany in 2026?
As of early 2026, rents in Tuscany have increased by approximately 3% to 4% compared to one year ago.
The main factors driving this rent growth include limited long-term rental supply (partly due to short-term rental conversions), steady demand from students and international renters, and general inflation pressures on housing costs.
This year's rent increase is fairly consistent with the trend seen over the past couple of years, though certain hotspots like Florence have accelerated faster, with year-over-year increases reaching nearly 11% in some areas.
What's the outlook for rent growth in Tuscany in 2026?
As of early 2026, rents in Tuscany are projected to grow by 2% to 5% over the coming year, with higher growth expected in high-demand cities.
The key factors likely to influence rent growth include continued university enrollment in Florence, Pisa, and Siena, persistent tourism demand, and the ongoing conversion of long-term rentals to short-term vacation properties.
Neighborhoods expected to see the strongest rent growth in Tuscany include Florence's Novoli and Campo di Marte (university and transit-linked), Lucca's Centro Storico, and select coastal areas in Versilia.
The main risks that could cause rent growth to differ from projections include a broader economic slowdown in Italy, changes to short-term rental regulations, or a significant increase in new housing supply, though none of these appear imminent.
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 rent best in Tuscany as of 2026?
Which neighborhoods have the highest rents in Tuscany as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Tuscany are Florence's Centro Storico (Duomo, Santa Croce, San Lorenzo area) at around €1,400 to €1,800 per month for a 2-bedroom (approximately $1,510 to $1,945 USD), Lucca's Centro Storico at €1,100 to €1,400 per month ($1,190 to $1,510 USD), and Florence's Oltrarno (Santo Spirito, San Frediano) at €1,200 to €1,500 per month ($1,295 to $1,620 USD).
These neighborhoods command premium rents because they combine historic charm, walkability, proximity to cultural attractions, and strong international demand from both tourists and longer-stay renters.
Tenants in these high-rent Tuscany neighborhoods are typically expats, visiting academics, professionals working for international companies, and well-off Italian families who prioritize location and lifestyle over space.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tuscany.
Where do young professionals prefer to rent in Tuscany right now?
The top three neighborhoods where young professionals prefer to rent in Tuscany are Florence's Campo di Marte, San Jacopino/Porta al Prato, and Novoli, all offering good transit access and a mix of housing options.
Young professionals in these Tuscany neighborhoods typically pay between €750 and €1,100 per month (approximately $810 to $1,190 USD) for a 1-bedroom or small 2-bedroom apartment.
What attracts young professionals to these neighborhoods is the combination of tram and train connections for commuting, proximity to business districts, a variety of cafes and restaurants, and rents that are more manageable than the historic center.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Tuscany.
Where do families prefer to rent in Tuscany right now?
The top three neighborhoods where families prefer to rent in Tuscany are Florence's Gavinana, Coverciano, and Lucca's Sant'Anna area, all offering more residential settings with easier parking and green spaces.
Families renting 2 to 3 bedroom apartments in these Tuscany neighborhoods typically pay between €1,000 and €1,400 per month (approximately $1,080 to $1,510 USD), which is more affordable than central locations for the space you get.
These neighborhoods attract families because they offer larger apartments, quieter streets, parks and playgrounds nearby, and a stronger sense of community compared to tourist-heavy historic centers.
Notable schools near these family-friendly Tuscany neighborhoods include several well-regarded public schools (scuole primarie and medie) in Gavinana, the international school options accessible from Coverciano, and Lucca's established school network around Sant'Anna.
Which areas near transit or universities rent faster in Tuscany in 2026?
As of early 2026, the areas near transit or universities that rent fastest in Tuscany are Florence's Novoli (near the main university campus), Rifredi/Careggi (hospital and university area), and Pisa's neighborhoods near the central train station.
Properties in these high-demand Tuscany areas typically stay listed for 30 to 50 days, which is significantly faster than the regional average of 60 to 75 days.
The rent premium for properties within walking distance of transit or universities in Tuscany is typically €50 to €150 per month (approximately $55 to $160 USD), reflecting the convenience tenants are willing to pay for.
Which neighborhoods are most popular with expats in Tuscany right now?
The top three neighborhoods most popular with expats in Tuscany are Florence's Oltrarno (Santo Spirito, San Frediano), Santa Croce, and Lucca's Centro Storico, all offering the classic Tuscan experience expats typically seek.
Expats renting in these Tuscany neighborhoods typically pay between €1,000 and €1,600 per month (approximately $1,080 to $1,730 USD) for a furnished 1 to 2 bedroom apartment.
What makes these neighborhoods attractive to expats is the combination of historic architecture, walkable streets lined with shops and restaurants, English-speaking services nearby, and a sense of being in the "real" Tuscany rather than a suburb.
The expat communities most represented in these Tuscany neighborhoods include Americans (often retirees or remote workers), British expats, Germans, and a growing number of northern Europeans seeking a slower-paced lifestyle.
And if you are also an expat, you may want to read our exhaustive guide for expats in Tuscany.
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Who rents, and what do tenants want in Tuscany right now?
What tenant profiles dominate rentals in Tuscany?
The top three tenant profiles that dominate the rental market in Tuscany are university students (especially in Florence, Pisa, and Siena), young professionals working in cities with good transit links, and international renters including expats and visiting academics.
In Tuscany's main rental markets, students account for roughly 30% to 35% of demand, young professionals represent about 25% to 30%, and international renters make up approximately 20% to 25%, with families and others filling the remainder.
Students typically seek shared apartments or studios near campuses, young professionals look for 1-bedroom or small 2-bedroom apartments near transit, and international renters often want furnished 1 to 2 bedroom apartments in historic or picturesque neighborhoods.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Tuscany.
Do tenants prefer furnished or unfurnished in Tuscany?
In Tuscany's rental market, approximately 55% to 60% of tenants prefer furnished apartments, while 40% to 45% prefer unfurnished, though this varies significantly by neighborhood and tenant type.
Furnished apartments in Tuscany typically command a rent premium of €80 to €180 per month (approximately $85 to $195 USD) compared to equivalent unfurnished units, representing roughly a 10% to 20% increase.
Tenant profiles that prefer furnished rentals in Tuscany include university students, expats, visiting academics, and short-to-medium term renters, essentially anyone who arrives without their own furniture or plans to stay for just one to two years.
Which amenities increase rent the most in Tuscany?
The top five amenities that increase rent the most in Tuscany are air conditioning, elevator access, outdoor space (terrace, balcony, or garden), parking (especially in ZTL-restricted areas like Florence), and modern energy-efficient heating systems.
In Tuscany, air conditioning adds roughly €50 to €100 per month ($55 to $110 USD), elevator access adds €40 to €80 per month ($45 to $85 USD), outdoor space adds €60 to €120 per month ($65 to $130 USD), parking adds €80 to €150 per month ($85 to $160 USD), and efficient heating can add €30 to €60 per month ($35 to $65 USD) through reduced utility costs and tenant appeal.
In our property pack covering the real estate market in Tuscany, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Tuscany?
The top five renovations that get the best ROI for rental properties in Tuscany are installing air conditioning, upgrading windows for thermal efficiency, refreshing the kitchen, modernizing the bathroom, and adding or improving heating systems.
In Tuscany, installing air conditioning typically costs €1,500 to €3,000 ($1,620 to $3,240 USD) and can increase rent by €50 to €100 per month; window upgrades cost €3,000 to €6,000 ($3,240 to $6,480 USD) and add €30 to €60 per month while reducing tenant turnover; kitchen and bathroom refreshes cost €4,000 to €10,000 ($4,320 to $10,800 USD) each and together can boost rent by €80 to €150 per month.
Renovations that tend to have poor ROI for rental properties in Tuscany include luxury finishes (marble countertops, designer fixtures) that cost far more than the rent premium they generate, swimming pools in non-premium locations, and overly personalized design choices that may not appeal to typical tenants.
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.
How strong is rental demand in Tuscany as of 2026?
What's the vacancy rate for rentals in Tuscany as of 2026?
As of early 2026, the effective vacancy rate for long-term rental properties in Tuscany is estimated at 3% to 5% in major cities like Florence, Pisa, and Lucca, and 6% to 9% in smaller inland towns.
The range across different Tuscany neighborhoods varies significantly, with central Florence and university-adjacent areas experiencing near-zero functional vacancy, while rural areas and less connected towns see higher vacancy rates approaching 10% or more.
Compared to historical averages, the current vacancy rate in Tuscany is on the lower end, reflecting the supply squeeze caused by short-term rental conversions and steady demand from students and international renters.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tuscany.
How many days do rentals stay listed in Tuscany as of 2026?
As of early 2026, rentals in Tuscany stay listed for an average of 60 to 75 days (roughly 2 to 2.5 months) before being rented.
The range across different property types and neighborhoods in Tuscany spans from as few as 30 days for well-priced apartments near universities or tram lines in Florence, to 90 days or more for larger or less conveniently located properties in inland towns.
Compared to one year ago, days-on-market in Tuscany has remained relatively stable or slightly decreased in high-demand areas, reflecting continued strong tenant demand and limited new supply entering the long-term rental market.
Which months have peak tenant demand in Tuscany?
The peak months for tenant demand in Tuscany are August through October, driven primarily by the university academic year starting in Florence, Pisa, and Siena.
The specific factors driving seasonal demand in Tuscany include students searching for housing before classes begin, professionals relocating after summer breaks, and international renters arriving for autumn semester programs or work assignments.
The months with the lowest tenant demand in Tuscany are December and January, when few people relocate due to holidays and most lease cycles have already been set for the academic or work year.
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What will my monthly costs be in Tuscany as of 2026?
What property taxes should landlords expect in Tuscany as of 2026?
As of early 2026, landlords in Tuscany should expect to pay IMU (property tax) of roughly €500 to €1,500 per year (approximately $540 to $1,620 USD) for a typical rental apartment, depending on the property's cadastral value and location.
The realistic range of annual property taxes in Tuscany spans from around €300 per year for a small apartment in a less expensive inland town to €2,000 or more per year for a larger property in Florence's premium zones.
Property taxes in Tuscany are calculated by applying the municipal IMU rate (typically 0.96% to 1.06% for rental properties) to the property's cadastral value, which is a government-assessed value usually lower than market value.
Please note that, in our property pack covering the real estate market in Tuscany, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Tuscany right now?
In Tuscany, landlords most commonly cover extraordinary condominium expenses (major building repairs and maintenance), while tenants typically pay electricity, gas, water, and internet directly.
When landlords do cover certain utilities or building charges in Tuscany, routine condominium fees (spese condominiali ordinarie) can run €50 to €150 per month (approximately $55 to $160 USD), though this varies widely depending on the building's amenities and size.
The common practice in Tuscany is for landlords to pay extraordinary building costs and tenants to pay ordinary running costs, though exact arrangements can be negotiated in the lease and should follow standard guidelines on cost-sharing.
How is rental income taxed in Tuscany as of 2026?
As of early 2026, landlords in Tuscany can choose between the cedolare secca flat tax of 21% on rental income (or 10% for qualifying "canone concordato" contracts) or including rental income in their regular IRPEF progressive income tax.
The main deductions landlords can claim against rental income in Tuscany (when not using cedolare secca) include property maintenance costs, mortgage interest, certain administrative expenses, and depreciation, though cedolare secca does not allow these deductions in exchange for its simplicity.
A common tax mistake landlords in Tuscany make is opting for cedolare secca without realizing they lose the ability to index rent to inflation during the contract period, which can cost them if inflation runs high over a multi-year lease.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| idealista | It's one of Italy's largest listing platforms and publishes a consistent, methodology-backed time series on asking rents. | We used it as our main rent-per-square-meter benchmark for Tuscany because it's updated frequently and region-specific. We then translated €/m² into typical monthly rents by apartment size using standard size assumptions. |
| Immobiliare.it | Immobiliare.it is a leading Italian property portal and its market pages publish transparent province-level rent metrics. | We used it to cross-check idealista's regional picture and to see the rent spread across Tuscany's provinces. We leaned on those province differences when describing expensive versus cheaper areas. |
| Agenzia delle Entrate (OMI) | This is the Italian government's official property market observatory, publishing zone-based rent and price ranges. | We used it as the official anchor for neighborhood and zone-level comparisons, especially in Florence. We used it to confirm that our neighborhood examples match typical market data rankings. |
| Banca d'Italia | It's Italy's central bank, and this survey is one of the cleanest sources on market conditions and expectations. | We used it to explain why rents were under upward pressure heading into 2026. We also used it to frame the rent-growth outlook in plain language. |
| Tecnocasa | Tecnocasa is one of Italy's largest agency networks and its research notes are widely cited and methodology-stated. | We used it as a second private-sector anchor for actual monthly rents in Florence by typical apartment type. We used it to check that our conversions land in realistic ranges. |
| Immobiliare.it Insights | It's produced by a dedicated data-intelligence unit of a major portal and states its comparison window clearly. | We used it to estimate how long rentals stay listed as a practical market-tightness indicator. We then adapted that national benchmark to Tuscany with local context. |
| Università di Firenze | It's an official university channel, so it's reliable for student-demand signals. | We used it to support why areas near Florence campuses and tram lines rent fast. We used it to explain seasonality in a Tuscany-specific way. |
| Agenzia delle Entrate (Cedolare Secca) | It's the official tax authority guidance on one of the most common landlord tax regimes in Italy. | We used it to explain rental-income taxation in a simple, landlord-focused way. We used it to keep the monthly costs section precise and verifiable. |
| Comune di Firenze | It's the official municipal source for local property tax rules and updates. | We used it to show how IMU is set locally and why Tuscany numbers vary by municipality. We used Florence as a concrete example because it's Tuscany's biggest rental market. |
| ARERA | ARERA is Italy's energy regulator and its consumer guidance is the cleanest reference for utilities. | We used it to frame which utilities are typically tenant-paid versus contract-dependent. We used it as the official reference point before giving Tuscany-typical norms. |
| Confedilizia | Confedilizia is a major national property owners' association and publishes practical standards on cost sharing. | We used it to explain what landlords often pay versus what tenants often pay in building expenses. We used it to keep the monthly costs section consistent with Italian practice. |
| ISTAT (Household Spending) | It's official data on what households spend, including housing-related categories, updated regularly. | We used it to ground the discussion of utilities and housing costs in real household spending context. We used it as a macro sense-check when proposing cost splits. |
| ECB Data Portal (HICP Italy) | It's the European Central Bank's official portal for Eurostat HICP series focused on Italy. | We used it as a macro cross-check for Italy-wide rent inflation versus Tuscany's market rent changes. We used it to keep our year-over-year discussion grounded in official measurement. |
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