Real Estate Market 2026 in Tuscany 📈
Average price: ~€3,100/m², +2.5% year-on-year
The average price stands at around €3,100/m² in 2026, up by approximately +2.5% over one year. Significant price differences remain between the coast, art cities, and the hinterland.
- Coastal areas and renowned resorts (Versilia, Maremma): €3,500 to €6,000/m² depending on location.
- Art cities and provincial capitals: €2,800 to €5,500/m².
- Countryside and villages: €1,500 to €2,500/m², more in case of renovation needs.
The market is fluid, with sale periods often between 2 and 5 months. Negotiation margins generally range from 3 to 7% depending on condition and location.
Recent inquiries confirm these local disparities:
- Florence is clearly top-tier (around €7,600/m² for large estates),
- Lucca is more around €2,700/m²,
- Arezzo ~€2,080/m²,
- Siena ~€2,370/m²,
- Property purchases in Prato ~€2,760/m²,
- Property purchases in Pontedera ~€2,300/m².
- In Pisa, a figure near €920/m² mainly reflects very large properties—interpret with caution.
Method note: these are indicative values based on properties viewed and requested (second-home market), not to be confused with notarial prices.
Florence and Lucca: the most expensive markets
Florence concentrates both prestige and scarcity, especially in the Centro Storico, the Oltrarno, and the Florentine hills (Fiesole, Settignano). Character properties often sell for above €5,000/m², and much higher for iconic addresses.
In Lucca, the intra-muros and the nearby hills also drive prices upwards. Renovated stone houses with a view and pool are highly sought after 🏡.
- Premium districts = scarce supply, fierce competition, remarkable architectural quality.
- Watch for heritage constraints and tourist rental regulations in city centers.
- Safe long-term value if location, brightness, and access are impeccable.
Useful benchmarks:
- For high-end assets, recent inquiries suggest real estate in Florence
- In Lucca, the depth of market for casali and villas with hill views is also notable.
Profile of foreign buyers in these art markets:
- In Florence, purchases are particularly driven by the United States (~23% of inquiries), followed by France (~12%) and Germany (~9%).
- In Lucca, the top three are the US (~15%), Switzerland (~11%), and France (~9%).
Rural Tuscany, still an accessible market 🌿
Arezzo, Pisa, Siena: properties at €1,800–2,200/m²
In the rural and suburban sectors of Arezzo, Pisa, and Siena, houses can be found between €1,800 and €2,200/m², especially outside the very centre and in neighboring communes.
- Farmhouse to renovate in Arezzo (120–180 m²): €180,000 to €320,000 depending on renovations and access.
- Renovated stone house with land in Pisa (200–300 m²): €380,000 to €650,000.
- Podere with acres and outbuildings in Siena: budgets vary, often €700,000 or more for a turnkey property.
For reference, recent requests are around ~€2,080/m² in Arezzo and ~€2,370/m² in Siena, while in Pisa the per m² ratio is lower due to very large floor areas.
Key criteria that significantly affect price: accessibility (drivable road), open views, orientation, energy class, water supply, distance to services.
Strong foreign demand, especially British and Dutch
International demand remains strong, fueled by British, Dutch, and other Northern European buyers 🌍. Remote work, scenic interest and the tourist ecosystem sustain this dynamic.
- Florence: strong presence of North American buyers, then French/German; Lucca: marked interest from Swiss, French, and Dutch buyers.
- Pisa: mixed profile with German demand leading (~15%), followed by France and Poland (~11% each), then the US (~9%).
- Arezzo and Siena: recurring interest from the US (~20%), then Western Europe (France, Germany, Switzerland), with budget scales based on size and condition.
- Currency converter and rate strategies: secure the budget at the right moment.
- Technical due diligence: cadastral plans, APE (energy class), system compliance.
- Standard process: offer, purchase agreement, verifications (notaio, surveyor), final signature within 8 to 12 weeks.
Price per m² in Tuscany 🧭
Stone houses, agriturismos, villas with pool
- Stone houses (casali): charm, thick walls, often in need of thermal upgrade.
- Agriturismos: mix of home + activity, outbuildings, B&Bs, seasonal income potential.
- Villas with pool: expected standard above €500,000, orientation and views are key.
Indicative renovation costs: €800–1,200/m² for high-quality work, €1,200–1,800/m² for major renovations. A pool often costs €40,000–80,000 depending on the project.
Check in advance for permits and compliance (SCIA, landscape constraints), as well as winter access and drainage.
Limited supply, prices supported by tourism
The built heritage is finite, extensions are regulated, and tourist demand remains robust. These factors support prices, especially in iconic destinations.
- Seasonal rentals in prime areas: gross yields often 4–6%, net 2.5–4% after costs.
- Risks: seasonality, local regulations, rising maintenance costs.
- Solutions: targeting year-round locations, professional management, improving energy efficiency.
Price outlook for Tuscany 🔮
Controlled growth and preservation of built heritage
Base scenario: moderate and steady growth, driven by qualitative rarity and property value. Expect average increases in the order of 1 to 3% per year, with disparities depending on micro-markets.
“Safe haven” investments will retain the advantage: well-situated historic centers, sought-after hills, prime coast. Projects with energy improvements should be better valued.
Emergence of the long-term rental market for expats
Hybrid work attracts international profiles looking for comfortable homes, high-speed internet, home office space and rail access. Monthly rents are indicative: €800–1,200 for a two-bedroom flat in a medium city, €1,500–2,500 in central Florence.
- Focus for landlords: efficient heating, insulation, high-speed internet, outdoor spaces.
- Common contracts: 4+4 or 3+2; tax regime possible via “cedolare secca” (check with your tax advisor).
- Opportunities: well-connected towns (Prato, Poggibonsi, Pontedera), year-round quality of life—see local dynamics for Prato and Pontedera.
