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In this article, we look at current housing prices in Umbria in 2026, using fresh residential property data checked in June 2026.
We update this blog post regularly, because property prices in Umbria can change by town, property type, and market mood.
You will find simple figures for average prices, prices per square metre, price changes, taxes, fees, and what different budgets can buy.
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 average housing price in Umbria in 2026 is about €155,000, but the median is closer to €120,000, because many local homes are small apartments and village houses.
- Umbria property prices are still affordable by central Italy standards, with a realistic closed-market average of about €1,120 per m² in June 2026.
- Asking prices in Umbria rose by about 2% over one year, but after inflation, the market is broadly flat to slightly weaker in real terms.
- Most homes listed for sale in Umbria still close below the asking price, with a normal discount of about 7% in 2026.
- The highest prices in Umbria are not always in the biggest towns. Assisi, Orvieto, Spello, Todi, and Lake Trasimeno can be more expensive because buyers pay for charm and views.
- The lowest prices in Umbria are usually found in Terni’s cheaper districts, inland villages, older rural houses, and properties that need renovation.
- A restored farmhouse in Umbria can cost three to five times more than a normal city apartment, even when the farmhouse has a lower price per square metre.
- New or recently built homes in Umbria usually cost 18% to 28% more per square metre than similar older homes, mainly because of energy performance and lower maintenance risk.
- Buying costs in Umbria can add 10% to 18% for a normal existing home, but the total extra cost can be much higher when renovation is needed.
What is the average housing price in Umbria in 2026?
The median housing price in Umbria in 2026 is often more useful than the average price, because one restored villa or farmhouse can push the average up while most buyers are looking at simpler homes.
We are writing this as of 2026, with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Umbria in 2026 is about €120,000, which is about $139,000, or €120,000. The average housing price in the Umbria market in 2026 is about €155,000, which is about $179,000, or €155,000.
For 80% of residential properties in the Umbria market in 2026, a realistic price range is about €55,000 to €450,000, which is about $64,000 to $521,000, or €55,000 to €450,000.
A realistic entry range in Umbria in 2026 is about €55,000 to €95,000, which is about $64,000 to $110,000, or €55,000 to €95,000, and this can buy an older apartment in Terni, Foligno, Ponte San Giovanni, Marsciano, or a small village house needing light work.
A typical luxury property in Umbria in 2026 is usually about €750,000 to €2,000,000, which is about $868,000 to $2,315,000, or €750,000 to €2,000,000, and this can buy a restored stone farmhouse with land and a pool near Todi, Assisi, Orvieto, Lake Trasimeno, or the Perugia countryside.
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 in 2026, actual sale prices are usually about 7% lower than listing prices.
This gap exists because many Umbria sellers list homes with some room for negotiation, especially for rural homes, older houses, and properties that need renovation. The gap is smaller, often 3% to 5%, for renovated apartments in Perugia, Assisi, and well-connected towns, but it can reach 10% to 15% for high-end countryside homes or slow-moving properties.
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What is the price per sq m or per sq ft for properties in Umbria in 2026?
As of 2026, the median housing price in Umbria is about €980 per m², which is about $1,134 per m², or €980 per m², and about €91 per ft², which is about $105 per ft², or €91 per ft². The average housing price in Umbria in 2026 is about €1,120 per m², which is about $1,296 per m², or €1,120 per m², and about €104 per ft², which is about $120 per ft², or €104 per ft².
The highest price per m² in Umbria in 2026 is usually for renovated apartments and townhouses in historic centres, while the lowest price per m² is usually for large rural houses, unrenovated village homes, and peripheral apartments because buyers price in renovation risk.
The highest price per m² in Umbria in 2026 is usually found in Perugia Centro, Elce, Assisi, Orvieto, Spello, Todi prime areas, and Lake Trasimeno villages, with realistic closed ranges from about €1,300 to €2,300 per m². The lowest range is usually found in Terni Borgo Bovio, Terni Brin, weaker rural edges around Spoleto, and inland mountain towns, with realistic closed ranges from about €650 to €900 per m².
How have property prices evolved in Umbria?
Compared with one year ago, property prices in Umbria in 2026 are up about 2% in nominal terms, which means the average home moved from about €152,000 to €155,000. This happened because mortgage stress eased a little, but buyers still stayed careful with older homes that need energy or seismic upgrades.
Compared with two years ago, property prices in Umbria in 2026 are modestly higher in nominal terms, but the real change is small after inflation. Renovated homes in attractive towns have held up better, while older and peripheral homes have remained more negotiable.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Italy.
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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How do prices vary by housing type in Umbria in 2026?
In the Umbria market in 2026, the estimated residential mix is about 38% apartments, 18% townhouses or village houses, 17% detached houses, 12% country houses or farmhouses, 8% villas, and 7% new-build or recently built units, because Umbria is mainly an existing-home market with many historic and rural properties.
As of 2026, apartments in Umbria average about €115,000, or $133,000, or €115,000; townhouses average about €145,000, or $168,000, or €145,000; detached houses average about €210,000, or $243,000, or €210,000; country houses average about €420,000, or $486,000, or €420,000; villas average about €650,000, or $752,000, or €650,000; and new or recent homes average about €260,000, or $301,000, or €260,000. These are broad averages, so a small apartment in Terni can cost far less than a lake-view apartment, while a restored farmhouse near Todi can cost far more than a rural house needing work.
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?
In Umbria in 2026, new or recently built homes usually cost about 18% to 28% more per m² than comparable existing homes, with a practical midpoint near 22%.
This premium exists because buyers in Umbria pay extra for better energy performance, lower maintenance risk, and modern layouts in a region where most homes are older or historic.
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How do property prices vary by neighborhood in Umbria in 2026?
In Perugia Centro and Elce, buyers mainly find city apartments, restored historic homes, and practical homes close to services. As of 2026, a normal price range is about €140,000 to €320,000, which is about $162,000 to $370,000, or €140,000 to €320,000, because the area has services, students, hospitals, and year-round demand.
In Assisi, buyers mainly find heritage homes, restored apartments, townhouses, and countryside properties around the historic town. As of 2026, a normal price range is about €160,000 to €450,000, which is about $185,000 to $521,000, or €160,000 to €450,000, because Assisi has strong tourism appeal and limited historic stock.
In the Lake Trasimeno area, buyers find lake-view apartments, village houses, detached homes, and restored country homes. As of 2026, a normal price range is about €140,000 to €550,000, which is about $162,000 to $637,000, or €140,000 to €550,000, because lifestyle buyers pay for views, access, and a slower second-home market than Tuscany.
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:
| Area in Umbria | Market label | Typical home price | Typical price per m² | Typical price per ft² |
|---|---|---|---|---|
| Perugia Centro / Elce | Central, student, services | €140k to €320k / $162k to $370k | €1,450 to €2,000 / $1,678 to $2,315 | €135 to €186 / $156 to $215 |
| Perugia Monteluce / Ponte Rio | Commute, hospital, practical | €120k to €260k / $139k to $301k | €1,200 to €1,650 / $1,389 to $1,910 | €111 to €153 / $129 to $177 |
| Perugia Ponte San Giovanni | Budget, commute | €85k to €190k / $98k to $220k | €900 to €1,200 / $1,042 to $1,389 | €84 to €111 / $97 to $129 |
| Assisi | Heritage, tourism, expat | €160k to €450k / $185k to $521k | €1,250 to €1,800 / $1,447 to $2,083 | €116 to €167 / $134 to $194 |
| Spello | Pretty town, second home | €150k to €420k / $174k to $486k | €1,250 to €1,750 / $1,447 to $2,025 | €116 to €163 / $134 to $188 |
| Todi | Expat, countryside | €170k to €650k / $197k to $752k | €1,100 to €1,700 / $1,273 to $1,968 | €102 to €158 / $118 to $183 |
| Orvieto | Rome access, heritage | €180k to €600k / $208k to $694k | €1,250 to €1,900 / $1,447 to $2,199 | €116 to €177 / $134 to $204 |
| Spoleto Centro | Culture, value | €110k to €320k / $127k to $370k | €1,000 to €1,450 / $1,157 to $1,678 | €93 to €135 / $108 to $156 |
| Foligno | Practical, transport | €90k to €230k / $104k to $266k | €850 to €1,250 / $984 to $1,447 | €79 to €116 / $91 to $134 |
| Terni Centro / Città Giardino | Affordable city | €80k to €220k / $93k to $255k | €850 to €1,300 / $984 to $1,505 | €79 to €121 / $91 to $140 |
| Terni Borgo Bovio / Brin | Budget | €55k to €150k / $64k to $174k | €650 to €900 / $752 to $1,042 | €60 to €84 / $70 to $97 |
| Lake Trasimeno / Passignano / Castiglione | Lake, lifestyle, expat | €140k to €550k / $162k to $637k | €1,050 to €1,700 / $1,215 to $1,968 | €98 to €158 / $113 to $183 |
How much more do you pay for properties in Umbria when you include renovation work, taxes, and fees?
In Umbria in 2026, a buyer should usually budget 10% to 18% above the purchase price for a normal existing home, and 30% to 70% more if meaningful renovation is needed.
For a property bought around $200,000, which is about €173,000, a normal buyer in Umbria might add about €25,000 to €40,000, or about $29,000 to $46,000, for taxes, notary, agency commission, checks, and light setup. The all-in cost would often end around €198,000 to €213,000, which is about $229,000 to $247,000, before any major renovation.
For a property bought around $500,000, which is about €432,000, a buyer in Umbria might add about €55,000 to €90,000, or about $64,000 to $104,000, for normal buying costs and setup. If the property is an older farmhouse needing work, the extra budget can rise much more quickly, and the all-in cost can move toward €600,000 to €750,000, or about $694,000 to $868,000.
For a property bought around $1,000,000, which is about €864,000, a buyer in Umbria might add about €100,000 to €180,000, or about $116,000 to $208,000, for taxes, fees, checks, and quality setup. If the home needs structural work, pool work, or heritage-sensitive renovation, the final cost can pass €1,200,000, which is about $1,389,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Italy.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Umbria
| Additional cost | Type | Estimated cost range in Umbria |
|---|---|---|
| Registration tax, first home from private seller | Tax | Usually 2% of cadastral value, often about €1,500 to €4,000, or $1,700 to $4,600. The cadastral value is often lower than the purchase price. This is why the cash amount can look smaller than buyers expect. |
| Registration tax, second home from private seller | Tax | Usually 9% of cadastral value, often about €7,000 to €25,000, or $8,100 to $28,900. This matters a lot for foreign second-home buyers. The final amount depends on the cadastral value, not only the agreed price. |
| VAT on new-build first home | Tax | Usually 4% of the price plus fixed taxes, so a €200,000 new home can add about €8,600, or about $10,000. VAT applies when buying from a developer in the relevant cases. This is different from buying an older home from a private seller. |
| VAT on new-build second home | Tax | Usually 10% of the price plus fixed taxes, so a €200,000 new second home can add about €20,600, or about $23,800. This makes new-build second homes more expensive at completion. Buyers should check this before signing. |
| Notary | Fee | Usually about €2,000 to €5,000, or $2,300 to $5,800. The notary prepares and registers the deed. The fee varies with the price, mortgage, and complexity of the purchase. |
| Agency commission | Fee | Often 3% to 4% plus VAT, commonly about €4,400 to €14,600, or $5,100 to $16,900. In Italy, the buyer often pays an agency commission. The exact amount should be agreed in writing. |
| Surveyor and technical checks | Professional | Often about €800 to €3,000, or $900 to $3,500. This can include cadastral checks, planning checks, and basic technical advice. It is especially important for rural houses and older homes. |
| Light renovation | Renovation | Often about €300 to €600 per m², or $347 to $694 per m². This can cover painting, minor repairs, simple bathroom updates, or floor refreshes. It does not cover deep structural work. |
| Medium renovation | Renovation | Often about €700 to €1,200 per m², or $810 to $1,389 per m². This can include bathrooms, kitchens, systems, floors, and heating improvements. Older Umbrian homes can move into this range quickly. |
| Full renovation or historic works | Renovation | Often about €1,300 to €2,200 per m² or more, which is about $1,505 to $2,546 per m² or more. This can include structural work, roofs, seismic upgrades, and heritage-sensitive finishes. Country houses and historic homes are the main risk area. |
| Furniture and setup | Furnishing | Often about €8,000 to €40,000, or $9,300 to $46,300. A small apartment can be set up cheaply. A larger farmhouse, villa, or rental-ready second home needs a much larger budget. |
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, which is about €86,000, buyers in Umbria in 2026 can look at an existing 60 to 75 m² apartment in Terni Borgo Bovio or Brin, an existing 55 to 65 m² apartment in Foligno or Spoleto outskirts, or a small 70 to 90 m² inland village house that likely needs work.
With $200,000, which is about €173,000, buyers in Umbria in 2026 can look at an existing 80 to 95 m² apartment in Perugia Monteluce or Elce edge, an existing 100 to 130 m² townhouse in Spoleto or Foligno, or an existing 90 to 120 m² lake-area apartment or small house near Castiglione del Lago or Magione.
With $300,000, which is about €259,000, buyers in Umbria in 2026 can look at an existing 120 to 150 m² townhouse near Assisi or Spello, an existing 140 to 170 m² detached house around Perugia, Corciano, or Foligno, or a small restored 120 to 160 m² country house near Todi, Marsciano, or Lake Trasimeno.
With $500,000, which is about €432,000, buyers in Umbria in 2026 can look at a restored 180 to 230 m² stone farmhouse near Todi or Spoleto, a large existing apartment or historic townhouse in Perugia Centro, Assisi, or Orvieto, or an existing 180 to 240 m² detached lake-area villa near Passignano or Castiglione del Lago.
With $1,000,000, which is about €864,000, buyers in Umbria in 2026 can look at a restored 280 to 350 m² farmhouse with a pool near Todi, Orvieto, or Assisi, a large villa near Lake Trasimeno, or a renovated prestige townhouse or palazzo portion in Orvieto, Perugia, or Spoleto.
With $2,000,000, which is about €1.73 million, buyers in Umbria in 2026 are in a thinner market and can look at a prime restored estate of 400 to 700 m² with land and a pool near Todi, Orvieto, Assisi, or Lake Trasimeno, a high-end villa compound with views and guest space, or a rare historic property suitable for private use or boutique hospitality.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Italy.
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 this source matters | How we used it |
|---|---|---|
| Agenzia delle Entrate OMI, Statistiche regionali Umbria | This is Italy’s official real estate observatory and is based on official transaction and cadastral data. | We used it as the official closed-market anchor for Umbria. We compared its older official figures with fresh 2026 asking-price data. |
| Agenzia delle Entrate OMI quotation database | This official database gives local value ranges by municipality, zone, property type, and condition. | We used it to understand local price bands inside Umbria. We also used it to avoid relying only on listing portals. |
| Agenzia delle Entrate OMI methodology note | This note explains how official Italian residential transaction data is built. | We used it to understand what OMI counts as a transaction. We also used it to separate sale evidence from asking-price evidence. |
| Immobiliare.it Umbria market prices | Immobiliare.it is one of Italy’s largest property portals and gives current asking-price data. | We used it as a May 2026 live listing-price benchmark for Umbria. We adjusted the figures down to estimate likely closed prices. |
| idealista Umbria price history | idealista gives a transparent asking-price history for the Umbria residential market. | We used it to cross-check the 2016 to 2026 trend. We also used it to confirm the latest one-year movement. |
| Banca d’Italia Italian Housing Market Survey Q1 2026 | Italy’s central bank surveys real estate agents with OMI and Tecnoborsa. | We used it to estimate the normal gap between list prices and sale prices. We also used it to interpret sale times and buyer demand. |
| ISTAT House Price Index | ISTAT is Italy’s official statistics agency for national house-price data. | We used it to compare Umbria with the wider Italian housing market. We also used it to avoid reading local price changes in isolation. |
| ISTAT FOI inflation index | ISTAT FOI is an official inflation measure used in Italy. | We used it to explain the difference between nominal and real price changes. We also used it to keep the ten-year comparison honest. |
| European Central Bank EUR/USD reference rate | The ECB reference rate is the cleanest public source for euro to dollar conversion. | We used €1 equal to $1.1573, the latest available rate before 10 June 2026. We converted euro figures into dollars with that rate. |
| Agenzia delle Entrate home purchase taxes | This is the official Italian tax authority source for property purchase taxes. | We used it to estimate registration tax, VAT, and fixed taxes. We then translated the rules into simple buyer ranges. |
| Agenzia delle Entrate first-home tax relief | This official source explains the first-home relief rules in Italy. | We used it to separate first-home and second-home purchase costs. We also used it to explain why buyer taxes can vary a lot. |
| Regione Umbria construction price list | This public price list gives a formal benchmark for construction and renovation costs in Umbria. | We used it as the public-cost anchor for renovation work. We then turned technical cost lines into simple private-buyer ranges. |
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