Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Venice's property market is included in our pack
This article covers the current housing prices in Venice, and we update it regularly so you always get the freshest data.
Venice is one of the most unique real estate markets in the world, where centuries-old buildings sit on water and space is extremely limited.
Understanding Venice property prices requires knowing the difference between the historic islands and the mainland areas like Mestre.
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 Venice.
Insights
- Venice property prices grew around 7% in 2025, but when adjusted for inflation over the past decade, real values are actually about 15% lower than in 2016.
- The gap between San Marco (around €6,200 per sqm) and the outer islands (around €2,700 per sqm) means you can pay more than double for the same surface area depending on location.
- New or fully renovated apartments in Venice command a premium of about 15% over older units needing work, largely because renovation logistics on the water are expensive and complicated.
- The typical negotiation discount in Venice is around 7%, slightly below the Italian national average of 7.8%, because supply is so tight in the historic center.
- About 78% of all Venice listings are apartments, which makes sense given that the historic center is almost entirely multi-unit historic buildings.
- With $500,000 (around €425,000), you can buy a 70 sqm two-bedroom apartment in Castello, but the same budget in San Marco might only get you 50 sqm.
- Mestre and Marghera on the mainland offer entry prices as low as €1,400 to €2,300 per sqm, compared to €5,000 to €7,200 per sqm in prime historic districts.
- Total buying costs in Venice typically add 10% to 18% on top of the purchase price, depending on whether you qualify for first-home tax breaks and how much renovation is needed.
What is the average housing price in Venice in 2026?
The median housing price is more telling than the average in Venice because a handful of ultra-expensive canal-view apartments and palazzo-style units push the average up, while the median reflects what a typical buyer actually pays.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including Idealista, Immobiliare.it, and Italy's official tax authority (Agenzia delle Entrate), all of which we manually cross-checked.
The median home price in Venice in 2026 is around €350,000 ($412,000 or €350,000), while the average home price is higher at approximately €420,000 ($494,000 or €420,000). This difference exists because Venice has a long tail of very expensive properties with views, terraces, and historic prestige that pull the average upward.
For 80% of residential properties on the Venice market in 2026, you can expect prices to fall between €180,000 and €750,000 ($212,000 to $882,000).
A realistic entry range in Venice in 2026 is €140,000 to €220,000 ($165,000 to $259,000), which typically gets you an existing 35 to 50 sqm apartment in Mestre Centro on the mainland, in an older building with simple finishes.
A typical luxury property in Venice in 2026 ranges from €1.5 million to €5 million or more ($1.76 million to $5.88 million+), and for that you could find a 180 to 250 sqm prestige apartment in San Marco with canal views, high ceilings, and premium restoration.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Venice.
Are Venice property listing prices close to the actual sale price in 2026?
The estimated gap between listing price and final sale price in Venice in 2026 is around 7%, meaning buyers typically negotiate about 7% off the asking price.
This discount is slightly below Italy's national average of 7.8% because the historic center has tight supply and attracts more cash and investor buyers who compete for limited stock. However, the discount can be higher (8% to 10%) for mainland properties in Mestre or Marghera where there are more comparable options, or for units that need significant renovation or have flood-risk concerns.
Get fresh and reliable information about the market in Venice
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What is the price per sq m or per sq ft for properties in Venice in 2026?
As of early 2026, the median housing price in Venice (historic center and islands) is around €4,900 per sqm ($5,765 per sqm or €455 per sqft / $536 per sqft), while the average is slightly higher at approximately €5,050 per sqm ($5,942 per sqm or €469 per sqft / $552 per sqft). These figures reflect the concentration of apartments in prime historic zones where demand consistently outstrips supply.
Small, renovated apartments (studios and one-bedrooms) in prime districts like San Marco and Dorsoduro have the highest price per sqm in Venice in 2026, while larger older units needing work on the mainland (Mestre and Marghera) or outer islands have the lowest, because location prestige and renovation quality drive values more than raw size.
The highest prices per sqm in Venice in 2026 are found in San Marco, ranging from €5,800 to €7,200 per sqm, thanks to its central location and iconic canal views. The lowest prices are in Marghera, at around €1,400 to €2,000 per sqm, and on the outer islands like Burano and Torcello, at €2,100 to €3,100 per sqm.
How have property prices evolved in Venice?
Compared to one year ago (January 2025), Venice property prices have increased by about 7% in nominal terms, or around 6% when adjusted for Italy's low inflation of about 1% to 2%. This rebound came as interest rates stabilized and buyer confidence returned, especially among higher-income and second-home purchasers who are less sensitive to mortgage costs.
Compared to ten years ago (January 2016), Venice property prices have risen only about 4% in nominal terms, which translates to roughly a 15% decline in real (inflation-adjusted) terms. This is because Venice prices peaked around 2012, then softened for years before the recent recovery, and Italy's general price level has risen by over 20% since 2015.
By the way, we've written a blog article detailing the latest updates on property price variations in Venice.
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 Venice.
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.
What types of properties are available in Venice and how do their prices compare in 2026?
In Venice in 2026, about 78% of listings are apartments (including historic flats), around 10% are small houses or terraced homes (mostly on islands or mainland), 4% are villas (mainly on the Lido or mainland), 3% are penthouses or attic units, 3% are studios, and about 2% are prestige palazzo-style large units, reflecting that the historic center is almost entirely multi-unit building stock with very few detached properties.
Average price ranges by property type in Venice as of the first half of 2026 are: studios (30 to 40 sqm) at around €170,000 ($200,000); one to two bedroom apartments (55 to 85 sqm) at €320,000 to €520,000 ($377,000 to $612,000); three bedroom apartments (100 to 140 sqm) at €600,000 to €950,000 ($706,000 to $1.12 million); small houses or terraced homes (90 to 130 sqm, often mainland or islands) at €280,000 to €520,000 ($329,000 to $612,000); villas on the Lido or mainland (150 to 250 sqm) at €700,000 to €1.6 million ($824,000 to $1.88 million); and prestige historic large apartments (160 to 260 sqm) at €1.2 million to €4 million+ ($1.41 million to $4.71 million+).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Venice in 2026?
In Venice in 2026, new or fully renovated properties typically cost about 15% more than comparable older units that need updating.
This premium exists because renovation in Venice is expensive and complicated, with materials transported by boat, humidity requiring special waterproofing, and strict heritage regulations, so buyers pay extra for turnkey properties that eliminate these risks and costs.
Buying real estate in Venice can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Venice in 2026?
In Dorsoduro, you find a mix of renovated apartments popular with expats, artists, and academics drawn to its proximity to universities and galleries, with prices ranging from €450,000 to €1.6 million ($530,000 to $1.88 million). The area commands higher prices (€5,000 to €6,600 per sqm) because it offers a lively atmosphere while still feeling like a real neighborhood rather than a tourist zone.
Cannaregio is more residential and offers better day-to-day services like local shops and markets, with prices ranging from €320,000 to €1.1 million ($377,000 to $1.29 million). Its €4,400 to €6,000 per sqm range makes it slightly more accessible than Dorsoduro while still being fully within the historic center.
The Lido offers a completely different lifestyle with more space, beaches, and easier logistics (you can even have a car), with prices from €250,000 to €1.2 million ($294,000 to $1.41 million). At €3,200 to €4,800 per sqm, it provides better value for those who prioritize living space over being steps from Saint Mark's Square.
You will find a much more detailed analysis by areas in our property pack about Venice. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (€ / $) | Avg per sqm (€ / $) | Avg per sqft (€ / $) |
|---|---|---|---|---|
| San Marco | Prestige / Central | €650k - €3.5M / $765k - $4.12M | €5,800 - €7,200 / $6,827 - $8,471 | €539 - €669 / $634 - $787 |
| Dorsoduro | Expat / Culture | €450k - €1.6M / $530k - $1.88M | €5,000 - €6,600 / $5,883 - $7,764 | €465 - €613 / $547 - $721 |
| Cannaregio | Expat / Residential | €320k - €1.1M / $377k - $1.29M | €4,400 - €6,000 / $5,177 - $7,060 | €409 - €557 / $481 - $655 |
| Castello | Calmer / Value | €280k - €900k / $329k - $1.06M | €4,000 - €5,500 / $4,706 - $6,471 | €372 - €511 / $438 - $601 |
| San Polo | Central / Compact | €350k - €1.2M / $412k - $1.41M | €4,600 - €6,300 / $5,412 - $7,414 | €427 - €585 / $502 - $688 |
| Santa Croce | Central / Transit | €320k - €1.0M / $377k - $1.18M | €4,500 - €6,100 / $5,295 - $7,178 | €418 - €567 / $492 - $667 |
| Giudecca | Quieter / Waterfront | €300k - €950k / $353k - $1.12M | €3,900 - €5,200 / $4,589 - $6,118 | €362 - €483 / $426 - $568 |
| Lido | Space / Lifestyle | €250k - €1.2M / $294k - $1.41M | €3,200 - €4,800 / $3,765 - $5,648 | €297 - €446 / $349 - $525 |
| Murano | Islands / Artisan | €180k - €650k / $212k - $765k | €2,400 - €3,400 / $2,824 - $4,001 | €223 - €316 / $262 - $372 |
| Burano / Torcello | Islands / Niche | €160k - €500k / $188k - $588k | €2,100 - €3,100 / $2,471 - $3,647 | €195 - €288 / $230 - $339 |
| Mestre Centro | Entry / Commute | €140k - €420k / $165k - $494k | €1,600 - €2,300 / $1,883 - $2,706 | €149 - €214 / $175 - $252 |
| Marghera | Entry / Industrial | €120k - €360k / $141k - $424k | €1,400 - €2,000 / $1,647 - $2,353 | €130 - €186 / $153 - $219 |
How much more do you pay for properties in Venice when you include renovation work, taxes, and fees?
When you include all additional costs like taxes, notary fees, agency commissions, and potential renovation work, expect to pay 10% to 18% more than the purchase price in Venice in 2026.
If you buy a property around $200,000 (about €170,000), you should budget roughly $24,000 to $36,000 (€20,000 to €30,000) in additional costs for taxes, notary, agency fees, and minor updates, bringing your total to around $224,000 to $236,000 (€190,000 to €200,000).
For a property around $500,000 (about €425,000), the additional costs could be $50,000 to $75,000 (€42,500 to €64,000), covering taxes, professional fees, and moderate renovation work, resulting in a total investment of around $550,000 to $575,000 (€468,000 to €489,000).
At the $1,000,000 level (about €850,000), you might add $100,000 to $200,000 (€85,000 to €170,000) for a more extensive renovation including systems upgrades, waterproofing, and quality finishes, pushing the total to $1.1 million to $1.2 million (€935,000 to €1.02 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Venice.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Venice
| Expense | Category | Estimated Cost Range (€ / $) and Details |
|---|---|---|
| Purchase Taxes | Taxes | For a "prima casa" (first home), registration tax is 2% of cadastral value with fixed €200 mortgage and cadastral taxes. For second homes or non-residents, expect 9% registration tax. Overall, budget 2% to 9% of the property's taxable value depending on your situation. |
| Notary Fees | Fees | €3,000 to €10,000 / $3,500 to $11,800. Notary costs in Italy typically run 1% to 2.5% of the purchase price, with minimums around €2,000 to €3,000 for lower-value properties. The notary handles deed registration and legal formalities. |
| Agency Commission | Fees | €4,000 to €20,000 / $4,700 to $23,500. Real estate agency fees in Venice typically range from 2% to 4% of the purchase price, paid by the buyer. Some agencies charge fixed fees for lower-value properties. |
| Technical Due Diligence | Fees | €1,000 to €5,000 / $1,177 to $5,883. This covers surveyor and engineer inspections to verify the property's condition, building permits, cadastral compliance, and any structural or humidity issues, which are especially important in Venice. |
| Light Renovation | Renovation | €15,000 to €40,000 / $17,650 to $47,060. Basic updates like painting, flooring, and bathroom refresh for a 50 to 70 sqm apartment. Costs are higher in Venice due to transport logistics and specialized labor. |
| Moderate Renovation | Renovation | €50,000 to €120,000 / $58,830 to $141,190. Includes kitchen and bathroom remodels, electrical updates, and humidity mitigation for a 70 to 100 sqm unit. Expect €800 to €1,500 per sqm in Venice. |
| Heavy Renovation | Renovation | €100,000 to €300,000+ / $117,660 to $353,000+. Full gut renovation including structural work, waterproofing, new systems, and high-end finishes. In Venice, expect €1,500 to €2,500+ per sqm due to heritage constraints and logistics. |
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 Venice in 2026 with different budgets?
With $100,000 (about €85,000), you are largely outside the Venice market, as there is almost nothing livable at this price in the historic center. Your options would be limited to a micro-studio of 20 to 25 sqm on the far mainland edge needing heavy renovation, a small unit around 35 sqm in Marghera requiring work, or an older 40 sqm apartment on the distant mainland fringe in basic condition.
With $200,000 (about €170,000), you could find a 35 sqm existing studio in Mestre Centro that is basic but livable, a 45 sqm one-bedroom in Marghera in an older building, or possibly a 50 sqm older unit on the outer islands that needs upgrades.
With $300,000 (about €255,000), your options expand to a 55 sqm one-bedroom in Mestre in decent condition, a 45 to 55 sqm small apartment on the Lido that may need refreshing, or occasionally a 40 to 50 sqm compact unit on the edge of Castello that needs work.
With $500,000 (about €425,000), you can buy a 70 sqm two-bedroom existing apartment in Castello in average condition, a 60 to 70 sqm two-bedroom in Cannaregio away from prime canals, or a more spacious 90 to 110 sqm house-style unit on the Lido.
With $1,000,000 (about €850,000), you enter the comfortable range for quality Venice living: a renovated 120 sqm three-bedroom in Dorsoduro, a 110 to 140 sqm large apartment in San Polo in good condition, or a 150 to 200 sqm villa-style property on the mainland or Lido with higher-end finishes.
With $2,000,000 (about €1.7 million), you can access the prestige segment: a 180 to 220 sqm renovated apartment in San Marco with partial canal views, a 200 to 260 sqm historic apartment in Dorsoduro with high ceilings and top-floor views, or a 250 sqm statement home in a prime historic pocket with luxury restoration.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Venice.
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 Venice, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Agenzia delle Entrate - OMI | Italy's official public real estate observatory run by the national tax authority. | We used it as the official anchor for plausible €/sqm value bands by zone and housing type. We also used it to validate the low and high neighborhood ranges we cite. |
| Rapporto Immobiliare 2025 | Flagship official report from Italy's tax authority built from cadastre and transaction registries. | We used it to compare asking-price data with actual transaction-based market dynamics. We also used it as a reality check for how prices move with interest rate and inflation shifts. |
| Idealista - Venice Price Data | One of Italy's largest property portals publishing consistent and transparent time series from listings. | We used it for the core Venice price-per-sqm level, the one-year change, and district-by-district differences. We converted €/sqm into typical home prices using realistic unit sizes. |
| Immobiliare.it - Venice Market | Another major Italian property portal useful for cross-checking with a different dataset. | We used it to avoid historic-center bias and reflect the broader municipality including mainland Mestre. We used it as a second signal for overall price levels and trends. |
| ISTAT - Consumer Price Index | Italy's national statistics institute and the official inflation yardstick. | We used it to inflation-adjust our 10-year comparisons between real and nominal price changes. We used the latest index level to calculate the 2015 to 2025/26 inflation factor. |
| ECB - Euro Exchange Rates | The European Central Bank's official daily reference rate set. | We used it to convert all euro prices into US dollars consistently. We applied the December 29, 2025 rate of 1 EUR = 1.1766 USD throughout this article. |
| Tecnocasa via Idealista | Tecnocasa is one of Italy's largest brokerage networks and publishes recurring market studies. | We used it to ground the list-price versus closed-price gap with a measured national benchmark of 7.8%. We then adapted that to Venice's supply constraints for a Venice-specific estimate. |
| Agenzia delle Entrate - Prima Casa | Official Italian tax authority guidance on first-home purchase tax benefits. | We used it to detail the registration tax, mortgage tax, and cadastral tax rules for primary residence purchases. We also used it to explain the difference between first-home and second-home rates. |
| Idealista - Venice Districts | Detailed district-level breakdowns from Italy's leading property portal. | We used it for specific neighborhood price levels like San Marco, Dorsoduro, and Cannaregio. We extracted the €/sqm ranges to build our neighborhood comparison table. |
| Idealista - Mestre Centro | Specific mainland district data from Italy's largest property listings platform. | We used it to establish entry-level price points on the Venice mainland. We also used it to show the contrast between historic Venice and more affordable Mestre options. |
| Idealista - Marghera | Specific data for Venice's most affordable mainland neighborhood. | We used it to establish the floor prices in the Venice municipality. We referenced it for budget buyer examples in the $100,000 to $200,000 range. |
| ISTAT - NIC Archive | Historical consumer price index data from Italy's national statistics office. | We used it to calculate cumulative inflation over the past decade. We applied this to convert nominal price changes into real (inflation-adjusted) changes. |
| Idealista - Mestre Valuations | Property valuation tool from Italy's leading real estate portal. | We used it to cross-check our mainland price estimates. We also used it to verify entry-level budget scenarios for first-time buyers. |
| Local Venice real estate agencies | On-the-ground market knowledge from professionals handling daily transactions. | We consulted local expertise to validate our renovation cost estimates. We also used their insights on negotiation patterns specific to Venice's unique market. |
| Italian notary fee guidelines | Standard professional fee structures established by Italian notary associations. | We used these to estimate the 1% to 2.5% notary cost range. We factored in minimum fees that apply to lower-value transactions. |
| Italian real estate agency commission standards | Market practice data on buyer-side agency fees across Italy. | We used this to establish the 2% to 4% agency commission range. We noted that Venice agencies sometimes charge higher rates due to market complexity. |
| Venice renovation contractors | Specialized knowledge of costs unique to working in a water-based historic environment. | We used contractor input to estimate the €800 to €2,000+ per sqm renovation range. We factored in Venice-specific logistics like boat transport and humidity mitigation. |
| Italian cadastral records | Official property registry data that forms the tax basis for transactions. | We used cadastral value concepts to explain how purchase taxes are calculated. We noted the difference between market prices and cadastral values for tax purposes. |
| Venice municipal planning documents | Official city planning and heritage protection guidelines. | We referenced these to explain why new construction is rare in historic Venice. We used them to contextualize renovation constraints and costs. |
| Bank of Italy mortgage data | Central bank statistics on residential lending in Italy. | We used lending data to understand buyer financing patterns in Venice. We noted that cash buyers are more common in the historic center. |
| Venice tourism statistics | Official visitor data that influences second-home and investment demand. | We used tourism patterns to explain Venice's unique price dynamics. We referenced this to contextualize international buyer interest in the market. |
| Italian property transaction records | Official data on completed sales from the national registry. | We used transaction volumes to validate that asking prices align with closed sales. We cross-referenced this with the Rapporto Immobiliare data. |
| European property market comparisons | Cross-border data that puts Venice prices in continental context. | We used comparative data to validate that Venice prices fit within expected ranges for historic European cities. We noted where Venice differs from mainland Italian averages. |
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