Umbria Real Estate Market 2026
In 2026, Umbria enjoys welcome stability, supported by steady international demand and a pragmatic local market. 📊
Average price: ~€1,650/m², stable since 2023
The entry ticket remains affordable for a central Italian region. Price differences mainly stem from the view, the condition of the buildings, accessibility, and proximity to tourist hubs.
- Most sought-after segments: stone houses with land, apartments in historic centers, farmhouses to renovate.
- Value factors: panorama, swimming pool, outbuildings, energy performance, seismic compliance.
Note: these values are indicative and vary by micro-market. Always check with recent comparables.
Perugia: €1,850/m², Terni: €1,200/m²
- Houses for sale in Perugia (cultural capital): lively center, universities, services; higher prices in the hyper-center and around Lake Trasimeno.
- Houses for sale in Terni (industrial and family profile): great accessibility and softer budgets, especially in the outskirts.
- Small towns and villages: Spello, Spoleto, Gubbio and Bevagna offer a great charm/price balance, with differences depending on condition and view.
For second homes, the requests observed on Green-Acres confirm heterogeneous levels and generous surfaces: about €1,348/m² in Perugia (popular properties around 359 m², average price ≈€484,000) and about €937/m² in Terni (≈411 m², ≈€385,000). These values mostly correspond to spacious rural properties, often with land and renovation work.
An affordable region in the heart of Italy
Between Tuscany and Lazio, Umbria offers comparable landscapes and heritage at often more reasonable costs. This is a region of chosen slow pace and quality living. 🌿
Rural properties popular with foreign buyers
- Buyer profiles: couples and families seeking a second home, remote workers, seasonal investors.
- Strengths: unspoiled nature, authenticity of materials, tranquility, access to vibrant villages.
- To consider: access (roads), connections, easements, structural quality (roofing, humidity, seismic).
The foreign market is driven by buyers from the United States, Israel, and Germany, ahead of the Netherlands and France in Perugia (approximate shares: 16%, 11%, 10%, 9%, 8%). In Terni, shares remain high for the US and Israel, followed by Germany, France, and the UK (≈13%, 12%, 11%, 7%, 7%).
Median observed budgets range from around €300,000–350,000 in Perugia (median sizes often 245–300 m²) to €235,000–420,000 in Terni (about 200–270 m²), in line with characterful rural properties.
Active market for properties to renovate
Renovation attracts for its value and personalization potential. It does, however, require rigorous preparation. 🔧
- Budget: anticipate surveys, architect, permits, tradesmen, timelines, and risks.
- Regulations: heritage and landscape rules may impose constraints (materials, colors, volumes).
- Energy: aiming for thermal improvement (insulation, windows, heating) increases comfort and resale value.
- Financing: incentives and aid evolve; get local advice before committing.
Umbria’s Average Budgets
Stone houses between €150,000 and €250,000
- What you find: village houses or small farmhouses, 90–150 m², often needing refreshment, sometimes with a garden or olive grove.
- Pluses: charm of stone, family spaces, occasional rental potential.
- Points of attention: waterproofing, insulation, systems (electricity/plumbing), septic tank, structural compliance.
Renovated villas in the hills from €300,000
- What you find: renovated bastides, 3–5 bedrooms, possible swimming pool, open views, land from 2,000 m² to several hectares.
- Location: hills around Perugia, Spoleto, Todi, and Lake Trasimeno areas.
- Use: comfortable main residence or premium second home with well-managed seasonal rental potential.
According to the second home market data, Spello is positioned in the premium segment (≈€3,550/m²), while Spoleto (≈€1,391/m²) and Bevagna (≈€1,469/m²) remain more accessible; Gubbio shows attractive levels (≈€878/m²) for often very generous surface areas.
Price Trends 2026–2030 in Umbria
Slow growth linked to foreign demand
The expected trajectory is a measured increase, driven by international buyers, remote work, and the appeal of a slower lifestyle.
- Supporting factors: relative price stability, rarity of sites with views, heritage quality, and strong interest from American, Israeli, and Northern European markets.
- Warnings: renovation costs, energy performance, financing conditions, and regulatory risks.
Sustainable renovations and conversions to agritourism
- Sustainable: respectful insulation of old materials, heat pumps, discreet solar panels, water harvesting.
- Agritourism: farms converted into rural accommodation; require urban planning study, licenses, and a realistic business model.
- Long-term value: increased comfort, reduced usage costs, and better liquidity on resale.
