Why Buy in Umbria in 2026?
The 2026 market remains dynamic yet reasonable: less speculation, more focus on quality and quality of life. Well-located and renovated properties are selling well, while those in need of renovation require more time and effort to showcase 📈.
Key figures from listings (source: Green-Acres, a site specializing in second homes): in rural areas, many properties are priced around €1,000–1,400/m², while the most sought-after sectors far exceed these levels.
A Sought-After Region for Second Homes
Umbria appeals to second home buyers thanks to its landscapes, gastronomy, and proximity to Rome and Florence. Remote work and extended stays increase demand for houses with outdoor space.
- Convenient access: Perugia airport, trains to Rome and Florence, E45 and A1 highways.
- Desire for calm, open views, and good sunlight exposure.
- Preference for turnkey properties or those needing manageable work.
Consistent Foreign Demand, Especially British and Dutch
International demand remains steady, driven by British and Dutch buyers, joined by French, Germans, and Belgians. Their criteria: authenticity, amenities (pool, terrace), and access to a lively town.
- Renovated stone properties: highly attractive and easier resale.
- Travel time: ideally under 30–45 min from a cultural city.
- Renovation budget included in the offer to ensure timelines.
In Perugia province, foreign inquiries on Green-Acres mainly come from the United States (16%) and Israel (11%), followed by Germany, the Netherlands, and France; the United Kingdom accounts for around 5%.
In Terni province, a similar trend: United States (13%) and Israel (12%) lead, with Germany, the Netherlands, and France following, and the United Kingdom at around 7%.
Best Places to Buy in Umbria
The Most Sought-After Areas
Perugia and Spoleto: Lively Centers and Renovated Homes
Perugia and Spoleto offer a vibrant urban setting (universities, music, festivals) and remarkable heritage. Here you’ll find renovated apartments in historic palaces, village houses, and villas on the outskirts.
- Comprehensive amenities: culture, restaurants, hospitals, transport.
- Ideal for year-round rentals to students/expats or short-term lets.
- Prices often higher than rural averages due to location.
Price benchmarks (listings):
- Property listings in Perugia, average asking price €484,000 for an average area of 359 m² (approx. €1,348/m²)
- Property listings in Spoleto, €426,000 for 309 m² (approx. €1,379/m²).
Lake Trasimeno: Views and Tranquility
Around Lake Trasimeno (Passignano, Tuoro, Castiglione del Lago), views, natural light, and the good life dominate 🌅. It’s a top choice for nature lovers and water sports enthusiasts.
- High demand for houses with views, terraces, and pools.
- Beware of landscape and planning constraints along the lakeshore.
- Strong seasonal rental from April to October, peaking in summer.
Around the lake, listing averages illustrate the “lake view” premium:
- Real estate in Passignano sul Trasimeno: approx. €2,066/m² (average asking price €531,000 for 257 m²).
- Tuoro sul Trasimeno: approx. €1,972/m² (€286,000 for 145 m²).
- Real estate in Castiglione del Lago: approx. €1,771/m² (€457,000 for 258 m²).
Affordable Rural Areas
Villages Around Orvieto and Gubbio
The hills near Orvieto and Gubbio offer farms, hamlets, and stone houses with land. You’ll get more space and privacy, with charming villages and local producers close by.
- Typical profiles: long stay, remote work, family project or active retirement.
- Check access (roads), water (well), and land exposure.
- Good value for money if you accept a bit of remoteness.
Illustration (listings):
- Houses for sale in Orvieto, approx. €1,776/m² (average asking price €627,000 for 353 m²)
- Houses for sale in Gubbio, average around €878/m² (€459,000 for 523 m²)
Prices Between €1,000 and €1,400/m² Depending on Renovation
In many villages, properties often sell for between €1,000 and €1,400/m², with differences depending on view, accessibility, and renovation level.
- Light refresh: indicative budget €300–600/m².
- Major/structural renovation: €800–1,500/m² depending on condition and materials.
- Buying costs in Italy: often 9–12% for a second home (registration tax, notary, agent); refine with professionals.
Note: Around Trasimeno and Orvieto, average listing prices often exceed €1,700/m², while some rural towns (Gubbio) remain well below €1,000/m².
Methodology: these benchmarks come from listings and reflect often large properties; they do not replace a local valuation or comparable sales.
Typology and Outlook in Umbria
Farms, Stone Houses, and Small Villas
The housing stock consists of casali (farmhouses), stone houses, village apartments, and small modern villas. Sought-after features: exposed beams, terracotta floors, olive groves, views, and potential for a pool 🏡.
- Stone house: charm, good heritage value if properly renovated.
- Small recent villa: comfort, insulation, easier maintenance.
- Pay attention to earthquake regulations and planning authorizations.
Strong Potential for Tourist Rentals
Short-term rentals work well around cultural centers and scenic areas. Stays are concentrated from spring to autumn, with an international clientele.
- Reasonable goal: aim for a seasonal occupancy rate and a gross yield of around 3–5% depending on location.
- What makes the difference: pool, view, easy access, shops within 15 min.
- Checkpoints: planning compliance, rental registration, local taxes (IMU), energy performance.
Express Buying Checklist
- Cadastral and urban planning compliance for the property and annexes.
- Structural and seismic survey, condition of the roof and systems.
- Quality of access, easements, water/well rights.
- Written estimate of works and timelines, with local craftsmen.
- Realistic rental projection: seasonality, target clientele, nearby amenities.
