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Buying a property in Umbria: a complete guide

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property investment Umbria

Yes, the analysis of Umbria's property market is included in our pack

Thinking of buying a property in Umbria? You're not alone!

Many people are fascinated by Umbria's Italian allure and dream of owning a countryside estate or a cozy farmhouse in the region.

Is it worth investing there, though? Are property prices increasing in Umbria? What is the price per sqm? Should you consider buying in Perugia or Assisi? Is there any hidden tax? Where can you get a rental yield above 7%?

We have all the answers you need.

The Investropa team has thoroughly explored this market. As a matter of fact, we've gathered all our findings in a pack. Get it now.

In the lines below, we'll provide you with helpful information.

How's the property market in Umbria?

Confused about the property market's status? Everyone has their views. As for us, we prefer stick to new data and stats for clear conclusions.

Types of properties

In Umbria, you can find various types of properties for sale.

These include charming rustic villas nestled in the countryside, quaint historic townhouses with traditional architecture, spacious apartments in picturesque villages, and serene plots of land perfect for building your dream home.

Whether you're seeking a peaceful retreat surrounded by nature or a cozy residence in a charming town, Umbria offers a diverse range of properties to suit different preferences and lifestyles.

What's better: buy or rent?

(In case you want it for yourself, not for rental purposes)

Whether you've already made Umbria your home or are contemplating it for the future, you might be considering whether to buy or rent a property in this picturesque Italian region.

Generally, buying is a better choice than renting in Umbria due to its low cost of living, attractive property prices, and high potential for rental income.

On the flip side, renting offers greater flexibility if that's what you prefer.

Property pricing in Umbria

On average, according to the last data from National Institute of Statistics (ISTAT), purchasing a property in Umbria would cost you around $6,500 per square meter.

It's just an average. A farmhouse in Umbria might have a different price per square meter than an apartment in Perugia. We actually give you a more detailed breakdown in our pack for buying property in Umbria and in Italy.

To put things in perspective, it means that, instead of purchasing a flat in Manhattan, you can obtain 2 properties in Umbria.

Also, housing prices in Umbria are 41% cheaper than in the French Riviera.

The most expensive places in Umbria are probably Perugia, Assisi, and Todi, while the cheapest are likely to be the smaller towns and villages in the countryside.

Umbria Property Price per Square Meter


First and foremost, we have to acknowledge that Italy remains, today, a very stable country. The last Fragile State Index that has been reported for this place is 43.4.

Keep this in view when pondering the viability of buying a property in in Umbria.

Also, according to the International Monetary Fund, Italy's economy is expected to soar by 4.8% in the coming 5 years, resulting in an average GDP growth rate of 1% (it's not much).

If you intend to invest in real estate in Umbria it's a good thing because rising prosperity among individuals signals a probable upturn in housing prices.

Also, in Italy, the average GDP per capita has changed by 4.1% over the last 5 years. The growth, although minimal, is still present.

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Italy right now.

Buying property in Umbria

Buying real estate in Umbria can be difficult due to the lack of reliable and up-to-date information available. That's why we have created the pack to buy property in Umbria and in Italy.

Buying process

Within our pack, we've covered the entire buying process extensively. This includes a detailed breakdown of prices and yields based on the area, advice on negotiating prices, and information about obtaining a mortgage.

Now, we're providing you with a simplified version.

This is the step-by-step process to purchase a property in Umbria:

  1. Research the Umbrian property market and specific local regulations.
  2. Engage a registered Italian real estate agent familiar with the Umbria region.
  3. Find the right property and negotiate the price, considering cadastral maps and land registry details.
  4. Hire a notary to conduct legal due diligence and verify property ownership (Visura Catastale).
  5. Sign a preliminary purchase agreement (Compromesso) and pay a deposit (Caparra Confirmatoria).
  6. Obtain the Codice Fiscale (tax code) and open an Italian bank account.
  7. Conduct due diligence on the property's urban planning status (Certificato di Destinazione Urbanistica).
  8. Obtain an Atto di Notorietà from the notary to certify your identity and legal capacity to buy.
  9. Transfer the remaining funds to the notary and provide necessary documents (Dichiarazione di Valore).
  10. Sign the final deed of sale (Atto di Vendita) before the notary and pay the balance and taxes.
  11. Obtain the updated land registration documents (Visura Ipotecaria) and submit them to the Land Registry.
  12. Register the property in your name at the Catasto (public land registry).

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Italy.

Make a profitable investment in Umbria

Better information leads to better decisions. Save time and money. Download our guide.

buying property in Umbria

Where to find a property

Discover properties in Umbria with the help of these websites.

  • Immobiliare - Italy's top real estate portal, offering an innovative platform for property listings and searches.
  • Green-Acres - Leading platform for second homes in Europe, showcasing a broad range of properties for sale in Italy and beyond.
  • Immobiliare Italiano - Offers a diverse selection of Italian real estate and luxury properties for sale, catering to different preferences and budgets.
  • Houses of Italy - Licensed real estate agency providing a variety of properties for sale across Italy's different regions.
  • Italian Houses for Sale - Property website presenting a wide array of properties for sale across various regions in Italy, connecting clients with professional agents.

Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in Italy.

Which properties for which budget?

As mentioned before, the average price per sqm in Umbria is $6,500. A 1-bedroom property with a size of 60 square meters would cost approximately $390,000, and a 2-bedroom property with a size of 85 square meters would cost approximately $553,000.

However, prices will differ based on the attributes of the property and its specific location.

The prime locations in Umbria typically come with elevated housing prices. In Perugia, a residence could be about $1,580,000, whereas a residence in Assisi might be priced at $1,460,000.

Of course, some regions offer more affordability. You may find a condominium in Terni for $210,000, or you might encounter a condominium in Foligno priced at $180,000.

We give a more detailed pricing list in our full pack for buying property in Italy.

Mistakes to avoid

Here are the main pitfalls when buying a property in Umbria, Italy:

  • Compliance with historical preservation laws and restrictions.
  • Challenging bureaucratic processes for non-Italian buyers.
  • Risk of purchasing a property affected by earthquakes due to the region's seismic activity.
  • Dealing with potential olive tree ownership rights on the property, a common legal issue in Umbria.
  • Understanding local property tax implications and changes in tax laws.
  • Risk of buying a property in a hilltop medieval village with restricted vehicle access or parking.
  • Being aware of the potential for water scarcity or drainage issues in rural areas.
  • Language barriers and nuances of Italian real estate contracts.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

real estate Italy

Everything you need to know is included in our Italy Property Pack

Living in Umbria

Umbria is an idyllic region of Italy, with a tranquil atmosphere, beautiful landscapes, and a wonderful quality of life - making it an ideal place to buy property.

Cost of living

The cost of living in Umbria is generally lower than the national average. Prices for food, housing, and transportation are all fairly affordable, making it a great option for people looking for a more affordable lifestyle.

Here are some examples to better understand the cost of living in Umbria:

  • Rent for a two-bedroom apartment in the historic center of Assisi: $900 per month.
  • Enjoying a glass of Orvieto Classico wine at a local enoteca in Orvieto: $8.
  • Monthly pass for the Minimetrò, Perugia's unique mini-metro system: $30.
  • Utilities (electricity, water) for a stone farmhouse in the Umbrian countryside: $200 per month.
  • A bottle of Umbrian craft beer from Birra Perugia: $5.
  • Exploring the medieval neighborhood of Montefalco with its narrow streets and old stone houses: Free.
  • Monthly membership at a wellness spa in the picturesque town of Spoleto: $100.
  • A kilogram of handcrafted Pecorino cheese from local farms: $15.

Areas and spots

We want to show information in an easy-to-understand way. So, we made a table that shows the different parts of Umbria. For yields, prices and rents, check our property pack.

Place Description Strengths Weaknesses


Perugia is the regional capital and a vibrant university town, offering a mix of historical charm and modern amenities.

Strong rental demand from students and tourists, well-connected transportation network.

High property prices in the city center, limited expansion possibilities due to hilly terrain.


Famous for its UNESCO World Heritage-listed basilica, Assisi attracts tourists seeking religious and cultural experiences.

Steady stream of tourists throughout the year, potential for vacation rental income.

Relatively small market, restrictions on property renovations in historical areas.


Perched atop a volcanic rock, Orvieto offers stunning views and a well-preserved medieval center.

Popular destination for international buyers, strong demand for vacation rentals.

Limited real estate availability, potential geological risks due to volcanic location.


Todi is a picturesque hilltop town with a rich history and a thriving expat community.

Increasing popularity among foreign buyers, charming and peaceful atmosphere.

Seasonal tourism, limited infrastructure compared to larger cities.


Famous for its annual arts festival, Spoleto boasts cultural richness and a scenic location.

Artistic and cultural appeal, potential for short-term rentals during the festival.

High competition for properties during the festival season, limited year-round tourist activity.


Gubbio is a charming medieval town known for its well-preserved architecture and historical significance.

Attracts history enthusiasts and tourists, potential for boutique hotel conversions.

Limited demand for long-term rentals, property renovation restrictions in historical areas.


Surrounded by olive groves and vineyards, Spello offers a tranquil setting with Roman and medieval heritage.

Appeals to tourists seeking a peaceful retreat, potential for agritourism ventures.

Small market with limited property inventory, seasonal tourism impact on rental demand.


Famous for its Sagrantino wine, Montefalco is a charming hilltown with cultural events and wine festivals.

Wine tourism attracts visitors, potential for vineyard estates and wine-related businesses.

Small town with limited amenities, seasonal wine tourism impact on rental demand.

Castiglione del Lago

Overlooking Lake Trasimeno, Castiglione del Lago offers a picturesque lakeside location and historic architecture.

Lakefront properties have high demand, attracts water sports and nature enthusiasts.

Limited year-round tourist activity, potential flood risks due to proximity to the lake.


Famous for its annual arts festival, Spoleto boasts cultural richness and a scenic location.

Artistic and cultural appeal, potential for short-term rentals during the festival.

High competition for properties during the festival season, limited year-round tourist activity.


Foligno is a bustling town known for its historic center, lively events, and access to nearby attractions.

Central location attracts visitors and tourists, potential for commercial property investments.

High traffic and noise in the city center, limited property availability in historic areas.


Bevagna is a charming medieval town with well-preserved architecture and a peaceful ambiance.

Attracts tourists seeking a tranquil experience, potential for boutique guesthouses.

Small market with limited amenities, seasonal tourism impact on rental demand.

Life in Umbria

Umbria is an economically diverse region in central Italy. Its economy is largely based on agriculture and tourism, as well as some manufacturing and service sectors.

What expats usually like the most in Umbria is the region's stunning landscapes, with rolling hills, lush forests, and picturesque towns, as well as its rich cultural heritage, with many historical sites and famous artworks.

Umbria has good access to healthcare, with a high number of hospitals, doctors, and other healthcare professionals.

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Renting out in Umbria

For those aiming to buy property solely for renting out and earning income.


According to the data reported by Wikipedia, the home ownership rate in Italy is 74%, which is average.

When people buy in Umbria it's usually to live there, and not to rent out.

If you decide to rent out long-term, you might want to target people who are looking to move to Umbria for work, study, or retirement. These tenants may be looking for a more relaxed lifestyle and appreciate the cultural and historical attractions of the region.

Here is a little summary table we've made for you.

Property type and area Profiles of potential tenants What they are looking for Expected monthly rent in $

Apartment in Perugia

Students, professionals

Proximity to universities, cultural experiences

$800 - $1500

Country house in Assisi

Tourists, nature enthusiasts

Tranquil surroundings, historical sites

$1200 - $2500

Apartment in Terni

Local residents, families

Convenient amenities, family-friendly

$900 - $1800

Farmhouse in Gubbio

Rural lifestyle seekers

Rural charm, outdoor activities

$1500 - $3000

Now, you will probably ask us about the yields. Unlike other places, giving you an average rental yield for Umbria is though. The region is quite varied. For example, rental yields in Perugia and Terni are quite different from those in smaller towns.

Finally, know that, in Italy, the taxes are around 21% of the total rental income.


You could also decide to rent short-term to tourists visiting Umbria for its rich history, culture, and outdoor activities, or to business travelers attending conferences and meetings in the region.

If you decide to go with that option, look for properties in the towns of Perugia, Assisi, and Spello, as they are all popular tourist destinations and offer plenty of short-term rental opportunities. Also consider the towns of Todi, Orvieto, and Gubbio, which have plenty of cultural attractions and a strong rental market.

Is it worth buying real estate in Umbria then?

Certainly, when it comes to buying a property in Umbria, it's a fantastic choice for those who crave a tranquil, idyllic lifestyle.

If you dream of waking up to rolling hills and charming towns, this region is a dream come true. Umbria's lower cost of living than other parts of Italy makes it especially attractive for retirees or anyone seeking affordability without sacrificing quality of life.

The stable economic environment in Italy and the potential for future GDP growth also make it a promising destination for real estate investors looking for long-term gains. For those intending to use their property personally or seeking long-term rental income, Umbria's cultural and historical allure can be a strong draw.

On the flip side, if you're looking for quick returns on your investment or have a tight budget, Umbria might not be your best bet. Prime locations can be pricey, and the rental market can be seasonal, which may not suit short-term investors.

Additionally, the complex legal processes, including navigating historical preservation laws and property tax laws, can be daunting for non-Italian buyers. And let's not forget the region's seismic activity, which poses a potential risk.

Finally, language barriers can be a significant hurdle, potentially leading to misunderstandings or legal complications. In a nutshell, while Umbria offers an enchanting lifestyle and investment opportunities, it's not for those seeking fast profits or those unwilling to tackle bureaucratic challenges and potential natural risks.

Careful consideration and local expertise are paramount before taking the plunge into Umbria's real estate market.

Make sure you understand the real estate market in Umbria

Don't rush into buying the wrong property in Italy. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Umbria

The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.