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
Tuscany remains one of Italy's most sought-after regions for foreign property buyers, but the market in early 2026 is more nuanced than many realize.
Some neighborhoods are delivering strong rental yields while others are facing new regulations that could squeeze your returns.
We constantly update this blog post to reflect the latest data and market shifts.
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's the Current Real Estate Market Situation by Area in Tuscany?
Which areas in Tuscany have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Tuscany are Forte dei Marmi on the Versilia coast, Florence's Centro Storico district, and the Gavinana-Galluzzo neighborhood in Florence's south.
In these premium Tuscany locations, prices typically range from around 4,600 euros per square meter in Gavinana-Galluzzo up to approximately 10,500 euros per square meter in Forte dei Marmi, with Florence Centro sitting around 5,600 euros per square meter.
Each of these high-priced areas commands its premium for distinct reasons:
- Forte dei Marmi: extreme scarcity of buildable land combined with Russian and northern European second-home demand
- Florence Centro Storico: UNESCO heritage status, walkable access to world-famous museums, and limited housing stock
- Gavinana-Galluzzo: family-friendly streets with excellent schools, green spaces, and strong local community feel
Which areas in Tuscany have the most affordable property prices in 2026?
As of early 2026, the most affordable areas to buy residential property in Tuscany include Rifredi in northern Florence at around 3,700 euros per square meter, Isolotto-Legnaia in western Florence at approximately 3,950 euros per square meter, and various inland towns in the Empoli and Valdarno corridors where prices can drop below 2,500 euros per square meter.
In these more budget-friendly Tuscany neighborhoods, you can expect to pay between 1,800 and 4,000 euros per square meter depending on the exact location and property condition.
The main trade-offs in these lower-priced areas vary: Rifredi has good transport links but lacks the charm of central Florence, Isolotto-Legnaia feels more suburban with fewer walkable amenities, and inland towns like those near Empoli offer space and quiet but require a car for most daily activities.
You can also read our latest analysis regarding housing prices in Tuscany.
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.
Which Areas in Tuscany Offer the Best Rental Yields?
Which neighborhoods in Tuscany have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Tuscany with the highest gross rental yields are Rifredi in Florence at approximately 5.9 percent, Isolotto-Legnaia in Florence at around 5.5 percent, and Florence Centro at roughly 5.5 percent, though each comes with a different risk profile.
Across Tuscany as a whole, typical gross rental yields for investment properties range from about 3.5 percent in premium coastal and historic locations up to nearly 6 percent in resident-focused urban districts.
These top-yielding Tuscany neighborhoods deliver higher returns for specific reasons:
- Rifredi: proximity to Careggi hospital and university facilities creates steady demand from medical staff and students
- Isolotto-Legnaia: lower purchase prices relative to rents, combined with good tram connections to the city center
- Florence Centro: very high rental rates driven by tourism and short-term rental demand, though regulatory risk is rising
Finally, please note that we cover the rental yields in Tuscany here.
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Which Areas in Tuscany Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Tuscany perform best on Airbnb in 2026?
As of early 2026, the top-performing areas for short-term rentals in Tuscany are Forte dei Marmi with around 53 percent occupancy and 562 dollars average daily rate, Siena's historic center with approximately 55 percent occupancy and 171 dollars average daily rate, and Lucca's walled old town with roughly 52 percent occupancy and 220 dollars average daily rate.
In these best-performing Tuscany short-term rental markets, top properties can generate between 18,000 and 22,000 dollars in monthly revenue during peak season, though annual averages are considerably lower due to seasonality.
Each of these Tuscany vacation rental hotspots outperforms for distinct reasons:
- Forte dei Marmi: luxury beachfront positioning allows premium nightly rates that offset lower occupancy periods
- Siena: year-round cultural tourism tied to the Palio and medieval heritage keeps demand stable
- Lucca: summer music festivals and proximity to Pisa airport drive consistent international visitor traffic
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tuscany.
Which tourist areas in Tuscany are becoming oversaturated with short-term rentals?
The tourist areas in Tuscany showing the clearest signs of short-term rental oversaturation are Florence's historic core, the Santa Croce and San Lorenzo neighborhoods in central Florence, and parts of Lucca's centro storico during off-peak months.
In Florence's historic center alone, data shows thousands of active short-term rental listings concentrated within just a few square kilometers, creating intense competition for a limited pool of visitors outside peak summer months.
The clearest indicator of oversaturation in these Tuscany areas is not just listing density but active regulatory crackdowns, including Florence's 2025 ban on key lockboxes and increased enforcement of tourist registration requirements, which signal that local authorities view the STR market as having exceeded sustainable levels.
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 Areas in Tuscany Are Best for Long-Term Rentals?
Which neighborhoods in Tuscany have the strongest demand for long-term tenants?
The neighborhoods in Tuscany with the strongest long-term rental demand are Rifredi in northern Florence, Campo di Marte in eastern Florence, Isolotto-Legnaia in western Florence, and Gavinana-Galluzzo in southern Florence.
In these high-demand Tuscany rental neighborhoods, well-priced apartments typically find tenants within two to four weeks, and vacancy rates remain low compared to tourist-dependent areas where seasonal gaps are common.
Different tenant profiles drive demand in each of these Florence neighborhoods:
- Rifredi: hospital workers, university students, and young professionals seeking affordable rents near Careggi
- Campo di Marte: families and professionals who want a residential feel with excellent train connections
- Isolotto-Legnaia: budget-conscious workers and small families priced out of more central districts
- Gavinana-Galluzzo: established families seeking good schools and green space within city limits
What makes these neighborhoods especially attractive to long-term tenants in Tuscany is their combination of public transport access, local shops and services, and a genuine neighborhood feel that tourist-heavy areas lack.
Finally, please note that we provide a very granular rental analysis in our property pack about Tuscany.
What are the average long-term monthly rents by neighborhood in Tuscany in 2026?
As of early 2026, average long-term monthly rents in Tuscany's main Florence neighborhoods range from about 18 euros per square meter in Rifredi and Isolotto-Legnaia up to approximately 25.50 euros per square meter in Florence Centro Storico.
For entry-level apartments in Tuscany's more affordable neighborhoods like Rifredi or Isolotto-Legnaia, expect to pay between 700 and 1,000 euros per month for a modest one or two bedroom flat.
In mid-range Tuscany neighborhoods like Campo di Marte or Gavinana-Galluzzo, a decent two-bedroom apartment typically rents for between 1,000 and 1,400 euros per month.
In premium Tuscany locations like Florence Centro or prestigious addresses in Lucca's walled city, high-end apartments command between 1,800 and 3,000 euros per month depending on size and condition.
You may want to check our latest analysis about the rents in Tuscany here.
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Which Are the Up-and-Coming Areas to Invest in Tuscany?
Which neighborhoods in Tuscany are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Tuscany showing the clearest signs of gentrification and investor interest are Gavinana-Galluzzo in southern Florence, the Le Piagge corridor in western Florence, and parts of the Leopolda-Porta al Prato area near the Cascine park.
In Gavinana-Galluzzo specifically, property prices rose by nearly 15 percent year-over-year entering 2026, making it one of the fastest-appreciating districts in all of Florence and a clear signal of shifting buyer preferences toward liveable residential neighborhoods.
Which areas in Tuscany have major infrastructure projects planned that will boost prices?
The areas in Tuscany with the most significant infrastructure projects likely to boost property prices are the Leopolda-Le Piagge corridor in Florence and the towns along the Florence-Empoli-Siena rail axis.
In Florence, the Tramvia Linea 4 project has secured over 570 million euros in funding and will connect Leopolda to Le Piagge and eventually Campi Bisenzio, while the Empoli-Siena rail upgrades will improve commute times for inland Tuscany towns.
Historically in Tuscany, areas that gained new tram or rail stations have seen price increases of 10 to 20 percent within three to five years of completion, though the effect depends heavily on how underserved the area was before the improvement.
You'll find our latest property market analysis about Tuscany here.
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 Areas in Tuscany Should I Avoid as a Property Investor?
Which neighborhoods in Tuscany with lots of problems I should avoid and why?
The areas in Tuscany that present the most challenges for property investors in 2026 are Florence's historic core for short-term rental strategies, ultra-seasonal coastal micro-markets if you need stable cash flow, and remote inland villages with weak transport connections.
Each of these Tuscany problem areas has specific issues:
- Florence Centro Storico for STR: rising enforcement, key lockbox bans, and political pressure against tourist rentals
- Forte dei Marmi and similar coastal spots: very high purchase prices with occupancy that drops sharply outside summer
- Remote inland villages: beautiful but illiquid, with limited tenant pools and expensive renovation requirements
For these Tuscany neighborhoods to become viable investments, Florence would need to reverse its regulatory direction on short-term rentals, coastal markets would need more diverse year-round demand drivers, and rural areas would need significant infrastructure improvements or remote work migration.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Tuscany.
Which areas in Tuscany have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Tuscany showing flat or declining property prices include Rifredi in Florence with a slight year-over-year decline of about 0.4 percent, and various peripheral residential zones in smaller provincial cities where local purchasing power has not kept pace with asking prices.
In these softer Tuscany markets, price stagnation over the past two to three years has ranged from flat growth to declines of up to 5 percent in real terms when adjusted for inflation.
The underlying causes of price weakness vary across these Tuscany areas:
- Rifredi: competition from new construction and perception as a transitional rather than destination neighborhood
- Peripheral provincial towns: population decline and limited job growth keeping buyer demand weak
- Non-tourist inland areas: lack of foreign buyer interest combined with stagnant local wages
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Which Areas in Tuscany Have the Best Long-Term Appreciation Potential?
Which areas in Tuscany have historically appreciated the most recently?
The areas in Tuscany that have appreciated the most over recent years include Gavinana-Galluzzo in Florence, Florence Centro Storico, Forte dei Marmi on the Versilia coast, and Campo di Marte in eastern Florence.
Recent appreciation rates vary significantly across these top-performing Tuscany neighborhoods:
- Gavinana-Galluzzo: approximately 15 percent year-over-year price growth entering 2026
- Florence Centro: steady 5 to 8 percent annual gains over the past five years
- Forte dei Marmi: cyclical but with strong post-pandemic recovery pushing prices above 10,000 euros per square meter
- Campo di Marte: consistent 4 to 6 percent annual appreciation driven by family demand
The main driver behind above-average appreciation in these Tuscany areas is a shift in buyer preferences toward neighborhoods offering genuine liveability, as the historic core has become increasingly saturated with tourists and subject to regulatory constraints.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Tuscany.
Which neighborhoods in Tuscany are expected to see price growth in coming years?
The neighborhoods in Tuscany expected to see the strongest price growth in coming years are the Tramvia Linea 4 corridor from Leopolda to Le Piagge in Florence, Gavinana-Galluzzo as spillover from the expensive historic core continues, and commuter towns along the improved Florence-Empoli-Siena rail line.
Projected growth rates for these high-potential Tuscany areas vary based on their catalysts:
- Leopolda-Le Piagge corridor: potential for 10 to 15 percent gains once tram construction advances
- Gavinana-Galluzzo: likely continued 5 to 8 percent annual growth if current momentum holds
- Florence-Empoli-Siena rail towns: gradual 3 to 5 percent annual appreciation as commute times improve
The single most important catalyst for future price growth in these Tuscany neighborhoods is improved public transport connectivity, which historically reprices underserved areas by making them viable alternatives to expensive city centers.
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 Do Locals and Expats Really Think About Different Areas in Tuscany?
Which areas in Tuscany do local residents consider the most desirable to live?
The areas in Tuscany that local Florentine residents consider most desirable to live are Campo di Marte, Gavinana-Galluzzo, and the quieter parts of Oltrarno away from the tourist streets.
Local preferences in these Tuscany neighborhoods come down to specific qualities:
- Campo di Marte: tree-lined streets, excellent schools, and easy train access to the rest of Italy
- Gavinana-Galluzzo: family-friendly atmosphere with parks, local shops, and a genuine community feel
- Oltrarno residential streets: authentic neighborhood life with artisan workshops and fewer tourist crowds
These locally-preferred Tuscany areas tend to attract established Florentine families, professionals who work in the city center but want residential calm, and retirees who value walkability without the chaos of the historic core.
Local Tuscany preferences often differ from foreign investor targets because locals prioritize practical daily living over postcard views, while foreign buyers frequently overweight heritage aesthetics and tourist appeal that can actually make a neighborhood less pleasant to live in.
Which neighborhoods in Tuscany have the best reputation among expat communities?
The neighborhoods in Tuscany with the strongest reputations among expat communities are Florence Centro for those who prioritize walkability and culture, Campo di Marte for families seeking a residential feel, and Lucca's centro storico for expats wanting a smaller-scale Italian town experience.
Expats prefer these Tuscany neighborhoods for practical reasons:
- Florence Centro: everything is walkable, English is widely spoken, and the cultural offerings are unmatched
- Campo di Marte: international schools nearby, safe streets, and good transport without tourist crowds
- Lucca centro storico: manageable size, beautiful walls for cycling, and a strong existing expat community
The expat profile in these popular Tuscany neighborhoods tends to include retired couples from Northern Europe and North America, remote workers drawn by the lifestyle, and academics or art professionals connected to Florence's cultural institutions.
Which areas in Tuscany do locals say are overhyped by foreign buyers?
The areas in Tuscany that locals most commonly say are overhyped by foreign buyers are Florence Centro Storico, Chianti villages marketed as "under the Tuscan sun" destinations, and Forte dei Marmi as a luxury investment play.
Locals view these Tuscany areas as overvalued for specific reasons:
- Florence Centro: beautiful but increasingly unliveable due to tourist density and rising anti-STR enforcement
- Chianti villages: romanticized by foreigners but often lacking basic services and very car-dependent
- Forte dei Marmi: extremely seasonal with prices that assume perfect summer weather every year
Foreign buyers typically see heritage charm, Instagram aesthetics, and perceived prestige in these Tuscany areas, while locals focus on practical factors like year-round convenience, commute times, and whether you can actually live there comfortably rather than just vacation.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Tuscany.
Which areas in Tuscany are considered boring or undesirable by residents?
The areas in Tuscany that residents commonly consider boring or undesirable include car-dependent suburban developments on city outskirts, industrial zones around Prato and parts of the Arno valley, and remote inland villages that lack shops, restaurants, or public transport.
Residents find these Tuscany areas unappealing for straightforward reasons:
- Suburban developments: soulless architecture, no walkable services, and a commute required for everything
- Prato industrial zone: primarily commercial and lacking any real neighborhood character or amenities
- Remote inland villages: picturesque but impractical, especially in winter when even basic shopping requires a long drive
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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 | Italy's official tax authority explaining taxes due at purchase | We used it to summarize purchase taxes for residential property in Tuscany. We anchored "what you pay" with official rates and structures. |
| Banca d'Italia | Italy's central bank publishing systematic housing market data | We used it to frame early 2026 market conditions in Tuscany. We treated it as a macro reality check against portal asking prices. |
| idealista | Major property portal with consistent time series by neighborhood | We used it to estimate neighborhood-level prices and rents entering 2026. We computed gross yields using their matching datasets for Florence districts. |
| Immobiliare.it | Leading Italian property portal with zone-level market data | We used it to cross-check idealista figures for Florence and coastal areas. We verified price levels with an independent methodology. |
| AirDNA | Widely used STR analytics provider tracking platform performance | We used it to quantify short-term rental occupancy, rates, and revenue in Tuscany cities. We compared markets on the same consistent yardstick. |
| Inside Airbnb | Open-data project focused on STR supply distribution | We used it to analyze where listings cluster within Florence. We discussed oversaturation risk at the neighborhood scale. |
| Regione Toscana | Region's official tourism data portal tied to ISTAT surveys | We used it to connect property micro-markets to actual tourism intensity. We triangulated where STR demand is structurally strongest. |
| Comune di Firenze | City government with official infrastructure project documentation | We used it to identify neighborhoods likely to benefit from new tram lines. We confirmed project status to reduce announcement risk. |
| Reuters | Top-tier news wire documenting regulatory and enforcement steps | We used it as a credible policy direction indicator for STR friction in Florence. We informed risk-adjusted guidance for investors. |
| SILOS Database | Structured project sheets referencing official acts for strategic works | We used it to map rail upgrades affecting the Florence-Empoli-Siena axis. We cross-checked against local media summaries. |
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