Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Umbria's property market is included in our pack
Thinking about buying property in Umbria? You're probably wondering what homes actually cost there right now.
In this guide, we break down the current housing prices in Umbria with real data from official Italian sources and major property portals.
We constantly update this blog post to make sure you always have the freshest numbers available.
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 Umbria.
Insights
- The median home price in Umbria sits around €95,000 in 2026, which is roughly 40% lower than the Italian national average, making it one of Italy's most affordable regions for property buyers.
- Umbria property prices have dropped about 15% in nominal terms over the past decade, and when you factor in inflation, the real decline reaches closer to 30%.
- Buyers in Umbria typically negotiate 8% off the listing price, which is slightly higher than Italy's national average of 7.8%, giving purchasers more bargaining power here.
- New or fully renovated homes in Umbria command a 20% to 30% premium over older properties because buyers want to avoid renovation risks and energy upgrade costs.
- Apartments make up about 65% of Umbria's residential market, while farmhouses and luxury villas together represent only around 8% of available listings.
- Prime historic centers like Assisi and Orvieto can reach €2,000 to €3,200 per square meter, while outer districts of Terni start as low as €700 per square meter.
- Lake Trasimeno villas represent Umbria's top tier, with prices ranging from €2,500 to €4,500 per square meter for properties with pools and views.
- Total buying costs in Umbria add 10% to 18% on top of the purchase price for taxes and fees, or 25% to 45% more if the property needs serious renovation work.
What is the average housing price in Umbria in 2026?
The median housing price is more telling than the average because it represents what a typical buyer actually pays, without being skewed upward by a small number of expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data collected from Italy's official tax authority (Agenzia delle Entrate) and major property portals, all manually cross-checked for accuracy.
The median home price in Umbria in 2026 is approximately €95,000 ($112,000), while the average home price sits higher at around €135,000 ($159,000) because renovated villas and larger properties pull the mean upward.
About 80% of residential properties in Umbria in 2026 fall within a price range of €60,000 to €220,000 ($71,000 to $259,000).
A realistic entry range in Umbria starts at €40,000 to €70,000 ($47,000 to $82,000), which can get you an existing 55 to 70 square meter apartment in Terni's outer districts like Borgo Rivo, typically in an older building that needs some cosmetic updates.
For luxury property in Umbria in 2026, expect to pay €700,000 to €2,000,000 or more ($825,000 to $2.36 million), which would get you a renovated 250 to 350 square meter villa or farmhouse with a pool and land near Lake Trasimeno or in the countryside around Orvieto.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Umbria.
Are Umbria property listing prices close to the actual sale price in 2026?
In Umbria, closed sale prices are typically about 8% below the original listing price in 2026.
This discount exists because Umbria has a high share of older housing stock and many second-home buyers who are not in a rush and negotiate harder. The gap tends to be smaller (around 5%) for turnkey renovated properties in popular towns like Assisi, but can stretch to 12% or more for properties in smaller inland villages that need work.
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What is the price per sq m or per sq ft for properties in Umbria in 2026?
As of early 2026, the median housing price in Umbria is approximately €1,000 per square meter (€93 per square foot), which equals about $1,179 per square meter ($109 per square foot). The average price per square meter in Umbria is slightly higher at €1,050 (€98 per square foot), or $1,238 per square meter ($115 per square foot).
Small, renovated apartments in historic centers like Perugia Centro or Assisi command the highest price per square meter in Umbria because of their scarcity and walkability, while large older homes needing work in outer districts or small inland towns have the lowest price per square meter due to renovation risks and fewer buyers.
The highest prices per square meter in Umbria in 2026 are found in Assisi and Orvieto historic cores (€2,000 to €3,200 per square meter) and Lake Trasimeno prime villas (€2,500 to €4,500 per square meter). The lowest ranges are in Terni outer districts and smaller non-touristic towns, where you can find properties at €600 to €1,000 per square meter.
How have property prices evolved in Umbria?
Compared to one year ago, Umbria housing prices in January 2026 are roughly 1% lower in nominal terms, or about 2% to 3% lower when adjusted for inflation. This slight decline reflects a market where discretionary second-home buyers negotiate harder and local affordability remains constrained despite easing inflation.
Looking back ten years to January 2016, Umbria property prices have dropped about 15% in nominal terms and roughly 30% in real (inflation-adjusted) terms. This long-term decline happened because smaller Italian regions with slower job and income growth did not recover like Milan or Rome, and much of Umbria's older housing stock lost appeal as buyer preferences shifted toward energy-efficient, turnkey homes.
By the way, we've written a blog article detailing the latest updates on property price variations in Umbria.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Umbria.
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What types of homes are available in Umbria and what do they cost in 2026?
Apartments make up about 65% of Umbria's residential market in 2026, followed by townhouses at 15%, detached houses at 12%, farmhouses at 5%, and luxury villas at 3%, because this region is dominated by existing stock in smaller cities and towns where apartment living is the norm.
The average price for an apartment in Umbria in 2026 is around €110,000 ($130,000), while townhouses average €150,000 ($177,000) and detached houses average €210,000 ($247,000). For those seeking country living, farmhouses average €420,000 ($495,000), and luxury villas with all the amenities typically start around €1.2 million ($1.41 million).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Umbria in 2026?
New or fully renovated homes in Umbria command a premium of about 20% over older existing properties, and this gap can reach 30% in prime locations like Assisi or Orvieto.
This premium exists because buyers are willing to pay more to avoid renovation uncertainty, including permit delays, contractor risks, and unknown structural issues, plus new homes come with modern energy systems that significantly reduce ongoing costs.
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How do property prices vary by neighborhood in Umbria in 2026?
In Orvieto's historic core, you will find renovated stone apartments and character townhouses priced between €200,000 and €500,000 ($236,000 to $589,000), with per square meter rates of €2,000 to €3,200. This pricing reflects Orvieto's excellent rail connections to Rome and Florence, plus its stunning medieval architecture that attracts both Italian and international buyers.
Assisi offers renovated apartments and townhouses in its protected historic center ranging from €180,000 to €420,000 ($212,000 to $495,000), with prices reaching €1,800 to €3,200 per square meter. The global recognition of this UNESCO World Heritage town and steady tourism demand keep prices elevated compared to less famous Umbrian towns.
Lake Trasimeno, particularly around Castiglione del Lago and Passignano, is where you find villas and country homes with outdoor space priced from €250,000 to €900,000 ($295,000 to $1.06 million), with prime lakefront villas reaching €2,500 to €4,500 per square meter. This area draws international lifestyle buyers seeking second homes with pools, gardens, and water views.
You will find a much more detailed analysis by areas in our property pack about Umbria. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (€ and $) | Per sqm (€ and $) | Per sqft (€ and $) |
|---|---|---|---|---|
| Perugia Centro Storico | Commute + Culture | €200k-€450k ($236k-$530k) | €1,800-€2,600 ($2,120-$3,065) | €167-€242 ($197-$285) |
| Perugia San Sisto | Family | €120k-€220k ($141k-$259k) | €1,100-€1,500 ($1,297-$1,768) | €102-€139 ($120-$164) |
| Perugia Ponte San Giovanni | Value + Commute | €90k-€170k ($106k-$200k) | €900-€1,250 ($1,061-$1,473) | €84-€116 ($99-$137) |
| Terni Centro | Commute | €90k-€190k ($106k-$224k) | €900-€1,400 ($1,061-$1,650) | €84-€130 ($99-$153) |
| Terni Borgo Rivo | Budget | €45k-€110k ($53k-$130k) | €700-€1,000 ($825-$1,179) | €65-€93 ($77-$110) |
| Assisi Historic Core | Popular (Expats) | €180k-€420k ($212k-$495k) | €1,800-€3,200 ($2,120-$3,772) | €167-€297 ($197-$350) |
| Orvieto Historic Core | Popular (Expats) | €200k-€500k ($236k-$589k) | €2,000-€3,200 ($2,357-$3,772) | €186-€297 ($219-$350) |
| Spoleto Centro | Family + Culture | €140k-€320k ($165k-$377k) | €1,200-€2,000 ($1,414-$2,357) | €112-€186 ($132-$219) |
| Foligno Residential | Value | €95k-€190k ($112k-$224k) | €900-€1,400 ($1,061-$1,650) | €84-€130 ($99-$153) |
| Gubbio Centro | Lifestyle | €120k-€260k ($141k-$306k) | €1,000-€1,800 ($1,179-$2,120) | €93-€167 ($110-$197) |
| Castiglione del Lago | Popular (Expats) | €250k-€900k ($295k-$1.06M) | €1,800-€4,000 ($2,120-$4,715) | €167-€372 ($197-$438) |
| Todi Countryside | Lifestyle | €300k-€900k ($354k-$1.06M) | €1,500-€3,500 ($1,768-$4,126) | €139-€325 ($164-$383) |
How much more do you pay for properties in Umbria when you include renovation work, taxes, and fees?
When buying property in Umbria in 2026, expect to pay 10% to 18% on top of the purchase price for taxes and fees alone, or 25% to 45% more if the property needs significant renovation work.
For a property priced around $200,000 (approximately €170,000) in Umbria, you would typically add €17,000 to €30,000 ($20,000 to $35,000) for taxes, notary fees, and agency commissions, bringing your total to roughly €187,000 to €200,000 ($220,000 to $235,000). If the property is a "prima casa" (primary residence), your taxes will be lower than if it is a second home.
For a $500,000 property (approximately €424,000) in Umbria, additional costs typically range from €42,000 to €75,000 ($50,000 to $88,000) for a property in good condition, pushing your all-in cost to around €466,000 to €499,000 ($550,000 to $588,000). Second-home buyers face higher registration taxes, which can add several percentage points to the total.
For a $1,000,000 property (approximately €848,000) in Umbria, expect to add €85,000 to €150,000 ($100,000 to $177,000) for taxes and fees on a turnkey home, but if you are buying a farmhouse that needs renovation, total costs including construction work could reach €1.1 to €1.4 million ($1.3 to $1.65 million) depending on the scope of work required.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Umbria
| Expense | Category | Estimated Cost Range (€ and $) |
|---|---|---|
| Purchase Taxes | Taxes | For "prima casa" (primary residence), registration tax is 2% of cadastral value. For second homes, it jumps to 9%. If buying from a developer with VAT, rates are 4% (prima casa) or 10% (second home) of the purchase price. Budget €2,000 to €40,000 ($2,400 to $47,000) depending on property value and buyer status. |
| Notary Fees | Fees | Italian law requires a notary for all property transfers. Fees typically range from €2,000 to €4,500 ($2,400 to $5,300) and scale with property value and complexity. The notary handles title checks, contract registration, and tax collection. |
| Agency Commission | Fees | Real estate agents in Umbria charge 2% to 4% of the purchase price, paid by the buyer. This is often negotiable, especially on higher-value properties. For a €200,000 home, expect €4,000 to €8,000 ($4,700 to $9,400). |
| Mortgage Setup | Fees | If financing your purchase, banks charge arrangement fees plus mandatory property valuations. Total costs run €1,000 to €3,000 ($1,200 to $3,500). Some banks also require life insurance linked to the mortgage. |
| Light Renovation | Renovation | Cosmetic updates like painting, new flooring, and bathroom refreshes cost €200 to €600 per square meter ($236 to $707 per square meter). For a 100 square meter apartment, budget €20,000 to €60,000 ($24,000 to $71,000). |
| Heavy Renovation | Renovation | Major work including electrical, plumbing, roof repairs, and structural fixes costs €800 to €1,500 per square meter ($943 to $1,768 per square meter). Umbria's stone farmhouses often fall at the higher end. For 180 square meters, expect €144,000 to €270,000 ($170,000 to $318,000). |
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 properties can you buy in Umbria in 2026 with different budgets?
With $100,000 (approximately €85,000) in Umbria, you can find an existing 60 to 75 square meter apartment in Terni's outer districts in basic condition, an existing 70 to 90 square meter apartment in Foligno's residential areas needing light updates, or a small existing townhouse of 80 to 100 square meters in a smaller inland town that will need some renovation work.
With $200,000 (approximately €170,000) in Umbria, you can purchase an existing 90 to 110 square meter apartment in Perugia's residential neighborhoods like San Sisto or Ponte San Giovanni, an existing 110 to 140 square meter townhouse in Spoleto or Foligno in decent condition, or a small detached home of 110 to 140 square meters outside Perugia or Terni that will likely need some upgrades.
With $300,000 (approximately €255,000) in Umbria, your options include a renovated 70 to 90 square meter apartment in Perugia's Centro Storico on a secondary street, an existing 140 to 180 square meter detached house in a good town location with a garden needing light work, or a small farmhouse of 140 to 180 square meters in the countryside near Orvieto that may not be fully turnkey.
With $500,000 (approximately €425,000) in Umbria, you can buy a renovated 120 to 160 square meter character townhouse in the Assisi or Orvieto area, a farmhouse of 180 to 240 square meters with land in the Trasimeno or Orvieto countryside in good condition, or a detached 200 to 260 square meter family home in a prime residential pocket near Umbria's main towns.
With $1,000,000 (approximately €850,000) in Umbria, you enter the high-end market with options like a renovated 250 to 320 square meter villa near Lake Trasimeno with a pool and views, a prime 200 to 300 square meter historic property near Assisi or Orvieto with top finishes, or a large 300 to 450 square meter farmhouse with land and potential for a guest annex in turnkey condition.
With $2,000,000 (approximately €1.7 million) in Umbria, you are in a niche market driven by international lifestyle buyers, where you could find an estate-level 400 to 700 square meter villa or farmhouse in Trasimeno or prime countryside with a pool and significant land, a trophy historic home in a prime tourist hill town with exceptional renovation quality, or a high-spec multi-building property with a main house, guesthouse, privacy, views, and turnkey finishes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Umbria.
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 Umbria, 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 tax authority, and OMI is the government's reference system for property values by zone and condition. | We used OMI to anchor realistic price ranges by location and property condition. We also used it as a sanity check against portal listings to avoid overfitting to advertised prices. |
| idealista Umbria Reports | One of Italy's largest property portals with transparent, regularly updated regional price indices. | We used idealista to estimate current asking price levels and recent trends in Umbria. We treat their data as what sellers ask, not what buyers finally pay. |
| Immobiliare.it Umbria | Another major national portal with long-running datasets and clear regional breakdowns. | We used Immobiliare.it as a second independent read on asking prices to cross-check idealista. We averaged both portals to reduce single-platform bias. |
| ISTAT House Price Index | Italy's official statistics agency with HPI data based on notarized transactions rather than listings. | We used ISTAT to understand Italy-wide price cycle direction. We also used it to explain why Umbria can diverge from bigger metros like Rome and Milan. |
| European Central Bank EUR/USD Rate | The ECB's official daily reference rate for currency conversions. | We used the late December 2025 rate of €1 = $1.1787 for all dollar conversions. This provides a consistent basis for international readers. |
| Agenzia delle Entrate Tax Guide | Official government guidance on purchase taxes and fixed fees for property transactions. | We used this to calculate typical tax and fee add-ons for different buyer scenarios. We distinguished between prima casa and second home tax rates. |
| Tecnocasa Research via idealista | Tecnocasa is a large nationwide brokerage network that tracks closed deals and negotiation spreads. | We used this to anchor the realistic discount between listed and closed prices. We then adjusted slightly for Umbria's slower, more negotiable market segments. |
| ISTAT Consumer Price Index | Italy's official inflation data used for monetary revaluations and economic analysis. | We used ISTAT CPI to calculate real (inflation-adjusted) price changes over time. This helped us show true purchasing power changes beyond nominal figures. |
| Italy Historical CPI Data | Comprehensive historical consumer price index records going back decades. | We used this for long-term inflation adjustments in our ten-year price comparisons. It helped us calculate the 30% real decline in Umbria prices since 2016. |
| idealista Historical Price Charts | Long-running price series showing Umbria's market evolution since 2012. | We used the historical peak data (July 2012 at €1,674 per square meter) to contextualize current prices. This shows how far the market has moved over time. |
| OMI Zone Classifications | Official government framework dividing areas into valuation zones with min-max price bands. | We used zone classifications to structure our neighborhood analysis. This ensured our area-by-area ranges align with official valuation methodology. |
| Immobiliare.it Year-over-Year Data | Tracks monthly and yearly asking price changes with clear methodology. | We used their November 2025 versus November 2024 comparison for year-over-year analysis. We blended this with idealista data to get a balanced view. |
| OMI Condition Differentials | Official valuations distinguish between new, renovated, and unrenovated properties. | We used condition-based differentials to estimate the 20-30% premium for new or renovated homes. This reflects real buyer behavior in the market. |
| idealista Property Type Breakdown | Shows listing distribution across apartments, houses, villas, and other property types. | We analyzed listing distributions to estimate market share percentages. This helped us show that apartments dominate at 65% of Umbria's market. |
| Immobiliare.it Property Listings | Active listings provide real-time visibility into what is actually for sale. | We reviewed active listings to understand typical property sizes, conditions, and asking prices. This informed our budget-based property examples. |
| Italian Property Tax Calculator | Official tool and guidance for calculating exact tax obligations. | We used this to build accurate tax estimates for different scenarios. We distinguished VAT sales from private sales and first homes from second homes. |
| ECB Historical Exchange Rates | Official historical currency data for accurate point-in-time conversions. | We used the December 24, 2025 rate as our January 2026 proxy. This ensures all dollar figures are consistent throughout the article. |
| Tecnocasa Negotiation Data | Based on actual closed transactions across their nationwide network. | We used the 7.8% Italy-wide discount figure as our baseline. We then adjusted to 8% for Umbria based on its slower market dynamics. |
| OMI Perugia Zone Data | Specific valuations for Umbria's capital city and its various districts. | We used Perugia zone data to differentiate Centro Storico prices from suburban areas. This shows the significant price gap between historic core and outer districts. |
| OMI Terni Zone Data | Official valuations for Umbria's second largest city. | We used Terni data to identify budget-friendly areas like Borgo Rivo. This helped us provide accurate entry-level price examples. |
| idealista Assisi Listings | Current market listings in one of Umbria's most sought-after towns. | We analyzed Assisi listings to establish premium pricing in the historic core. This informed our expat-popular area analysis. |
| Immobiliare.it Lake Trasimeno | Listings and price data for Umbria's prime lakeside market. | We used Trasimeno data to establish luxury villa pricing. This market segment shows the highest per-square-meter values in the region. |
| OMI Orvieto Zone Data | Official valuations for this popular hill town with excellent transport links. | We used Orvieto data to verify premium pricing in the historic core. We also analyzed countryside zones around the town for farmhouse valuations. |
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