Real Estate Market 2026 in Naples: Stability after Two Years of Growth
Average price: ~€2,560/m², Naples remains the most expensive (~€3,800)
After two years of upward pressure, the regional market is stabilizing in 2026. Values are softening in certain segments, while prime locations remain strong.
Key figures to know:
- Campania (regional average): ~€2,560/m².
- Central Naples: around €3,800/m², more in premium neighborhoods (Chiaia, Posillipo).
- Salerno and southern coastline: above regional average depending on address and view.
- Avellino, Benevento: below average, especially for properties needing renovation.
Urban disparities remain significant depending on condition, floor, presence of elevator, and access to transport. 🚇
For a concrete example in the second home market, listings recorded by Green-acres for Caserta province show an average demand of around €362,000 for properties of about 131 m² (referring to sought-after properties on the platform).
Slight Decline in the Hinterland (-0.8%)
In rural towns and small inland cities, a moderate correction of around -0.8% is seen. This is due to more selective demand and renovation costs impacting budgets.
For patient buyers, these areas offer opportunities, particularly for detached homes with land.
Marked Segmentation Between Coastal Luxury and Rural Living
Amalfi Coast: Record Prices, +10% for Prestige Properties
On Amalfi, Positano, or Ravello, land scarcity and international demand support record prices. Prestige properties (sea view, terraces, impeccable condition) are still up ~+10% year-on-year.
Things to anticipate:
- Heritage constraints and longer permits (UNESCO-listed sites).
- Strong seasonality of rentals and need for professional management.
- High maintenance costs for cliffside or multi-terrace properties.
Avellino, Benevento: Still Affordable Rural Areas
Conversely, Avellino, Benevento, and many inland towns remain accessible. Entry budgets are milder, especially for homes to modernize.
Data from specialized listings also confirms a very low presence of foreign buyers in these provinces, which reinforces the « local market » profile and partly explains the lower prices.
Points to watch:
- Carefully assess the cost of renovations (insulation, roofing, earthquake-proofing).
- Check accessibility (roads, services, mobile coverage) and time to the nearest train station.
- Think about resale: prioritize towns with schools, healthcare, and employment hubs.
Rental Investment in Naples
Strong Student and Seasonal Demand, Yield 7–9%
Naples enjoys a solid student base (Federico II, Suor Orsola, Parthenope) and dynamic urban tourism. Well-located properties can target gross yields of 7–9%, depending on the rental type (furnished long-term, shared flats, regulated seasonal).
Neighborhoods to watch:
- Centro Storico and Decumani: strong rental tension, daily markets, tourist flows.
- Vomero and Arenella: residential, funiculars, student demand.
- Chiaia: premium, higher purchasing power.
- Fuorigrotta: well-served, near universities and amenities.
It should be noted that the consulted database does not provide details on the distribution of foreign buyers in Naples in the available excerpt, unlike other coastal provinces.
Quick checklist 📋:
- Measure vacancy rates for the targeted segment.
- Set rent based on real local references.
- Anticipate HOA fees and refreshes between tenants.
Urban Regeneration Projects in the Historic Center
Rehabilitation programs and heritage enhancement attract a variety of profiles (remote workers, creatives, young families). This supports demand for small character properties and buildings with renovated common areas.
Expected effect: better overall quality, more demand for move-in-ready homes, and a premium for quiet addresses close to lively areas. ✨
Real Estate Market Trends 2026 in Naples
More German and British Buyers on the Coast
The international renown of the coast and stabilized rates attract more German and British buyers. They target sea views, easy access, and simple remote management.
On some coastal segments, however, the foreign buyer profile is diverse: for example, local data shows that in Salerno province a notable share of requests comes from the United States (≈21%), followed by Switzerland (≈12%) and Hong Kong (≈9%), reflecting truly international demand on the southern coast.
- Preference for secure condominiums and turnkey services.
- Interest in energy-efficient properties.
- Focus on airport access (Naples, Salerno-Costa d’Amalfi).
Development of Coworking in Secondary Centers
Caserta, Salerno, or Avellino are seeing new coworking spaces and third places. This encourages new hybrid uses (work + second home) and supports demand for well-connected apartments.
To watch in 2026:
- Digital facilities (fiber), thermal and acoustic quality.
- Proximity to train/funicular stations to reduce car dependency.
- Small optimized units with outdoor spaces (balcony, loggia). 🌿
Method note: figures and trends presented as indicative orders of magnitude, based on field feedback and listing analysis. Always refine by micro-neighborhood.
