A Two-Speed Real Estate Market
Rome: Average of €3,700/m², 1.8% Increase in 2026
The heart of the market remains the capital, with an average around €3,700/m² and a projected increase of +1.8% in 2026. Intra-city gaps are significant depending on districts, metro access, and the state of co-ownership buildings.
- Central and historic neighborhoods: premium supported by international demand and prestige.
- Well-connected outskirts (Metro A/B, FR stations): intermediate but liquid values.
- Segments in need of renovation: notable discount, good ground for negotiation.
Buyers favor quality of life: higher floors, outdoor spaces, well-maintained condominiums. « Turnkey » properties sell faster. 📈
However, note that specialized listing catalogs present a more premium image of the city: on the site dedicated to second homes, the average price of houses for sale in Rome reaches much higher levels (sample of listings often skewed towards high-end properties). This distortion partly explains the gap between the average market price and the prices seen on certain platforms.
Outskirts and Countryside: Prices Cut in Half
Outside Rome, prices often drop by half. In the provinces of Viterbo, Rieti, Latina, or Frosinone, budgets typically range between €1,500 and €2,000/m², and well below for properties needing renovation.
- Villages and small towns: very affordable townhouses and older apartments.
- Rural houses to renovate: opportunities starting from €700–1,200/m² depending on condition and access.
- Well-served areas (Castelli Romani, rail lines): more stable values.
Result: purchasing power soars as soon as you move away from the ring road, while maintaining reasonable access to the capital.
The Post-Covid Effect on Rural Lazio
Increased Sales in Viterbo, Rieti, and the Castelli Romani
Remote work and the search for green spaces have reinvigorated secondary markets. Viterbo and Rieti benefit from a good space/price ratio, while the Castelli Romani combine quality of life, views, and transport links to Rome. 🌿
Listing data confirms the appeal of these areas: properties in the Castelli Romani show a much lower average price per m² than in the capital, enhancing the attraction of larger houses with gardens.
- Increased demand for outdoor spaces (terraces, gardens, orchards).
- Resurgence of well-located semi-detached houses and farmhouses.
- High-speed internet access has become a decisive criterion for working professionals.
This demand remains selective: isolated properties without services or fiber internet struggle more.
Second Homes Taking Over from Urban Tourism
With urban tourism more volatile, second homes and longer stays are gaining ground. The hills around Tivoli, Bracciano, and Bolsena attract visitors for extended weekends and hybrid work.
- Longer seasonal rentals (mid-term) on the rise.
- Search for authenticity: local materials, views, and access to nature.
- Vigilance regarding short-term rental regulations, stricter in Rome than in rural areas.
Price per m² by Property Type in Lazio
Apartments in Rome vs Rustic Houses Around Tivoli
With an equal budget, the surface/location compromise is key. 🏡
- With €350,000 in Rome: comfortable one-bedroom or a two-bedroom to renovate, depending on the area.
- With €350,000 near Tivoli or in the Castelli Romani: 120–160 m² house with garden, sometimes including an outbuilding.
- Renovation option: lower the purchase price and reallocate funds to comfort (insulation, heat pumps, solar).
Renovation costs vary significantly depending on the state of the property, accessibility, and availability of craftsmen. Anticipate an energy audit to prioritize the most profitable improvements.
Finally, to nuance the average values cited above, listings inventories show very different profiles: on Green Acres, for example, the average property price requested in Rome is skewed higher by a high-end stock (sample average value above the market median), whereas in Castelli Romani, average requests are far more accessible.
Strong Rental Market in the Capital (+5% in Rents)
Rental demand in Rome remains robust, supported by students, government agencies, healthcare, and services. Rents have recently increased by about +5%, with significant differences depending on the area and property quality.
- Long-term unfurnished: low vacancy in well-connected districts.
- Furnished for professionals/students: good absorption, faster turnover.
- Mid-term (1–6 months): popular format for remote workers and expats.
Gross yields typically range between 3 and 5%, higher in micro-locations undergoing renewal. Selecting well-managed buildings limits risks.
Internationally, foreign demand remains significant in the Rome area: among buyers listed on specialized platforms, the United States accounts for the largest share (≈14% of foreign requests), followed by Poland and France (≈12% each), then Israel (≈10%).
These origins partly explain the pressure on certain segments and neighborhoods favored by foreign buyers.
In the provinces, foreign presence is also noticeable: Viterbo in particular attracts American buyers (≈17% of foreign requests on certain inventories), while Frosinone receives diversified international requests (United States, Poland, Germany).
These flows occasionally support prices and demand for quality country homes.
Property Price Trends in Lazio
Teleworking Expansion and Mobility to the Hills of Lazio
Remote work is anchoring more dispersed residential demand. Well-connected municipalities (regional trains, park & ride, 5G/fiber) should maintain their advantage.
- Quality of life/travel time trade-off favors green areas.
- Upgrade in energy renovation, supported by usage savings.
- Potential for villages with shops, schools, and healthcare services.
Expect a premium for high-performing properties (energy ratings, summer comfort, efficient heating) and lively micro-centers. 💻
Urban Regeneration Projects Along the Tiber
In Rome, several regeneration projects aim to revitalize abandoned sites, promote soft mobility, and enhance the Tiber riverbanks. These projects may create value pockets in the medium term.
- River axes and riverside districts better connected.
- More public spaces, bike paths, and mixed-use developments.
- New residential projects with high energy standards.
For the patient investor, following these transformation areas offers entry points ahead of market maturity. 🏗️
