Regions / Florenz
Florence — City Properties in the Cradle of the Renaissance
Average price: € 4.200/m²
Real Estate Market Florenz
Florence is the most expensive property market in Tuscany and among Italy's most expensive cities. In the historic centre, prices sit at 5,300 to 6,200 EUR/m², in top positions (Duomo view, Arno frontage) at 10,000 to 15,000 EUR/m². The market is growing 7 to 8% per year, making it one of Tuscany's most dynamic markets. The hills around Fiesole and Bagno a Ripoli offer villas with panoramic views, 15 to 25 minutes from the centre. With no new construction allowed in the Centro Storico (UNESCO), supply stays chronically scarce.
Lifestyle & Living
Uffizi, Palazzo Pitti, world-class restaurants, and an international community. Four international schools and several universities with English-language programmes make Florence the top choice for families and remote workers in Tuscany.
Market Data & Prices
Florence averages 4,200 EUR/m², the highest in Tuscany (source: Nomisma, 2025). Centro Storico: 5,300 to 6,200 EUR/m². Oltrarno is rising to around 6,300 EUR/m², Santa Croce to around 5,500. The hills around Fiesole: 4,000 to 8,000+ EUR/m² for villas with 300 to 800 m². Rental demand has grown strongly since 2019. Gross yield on long-term letting: 3 to 5%, short-term (where permitted) 5 to 8%.
Highlights
- Cradle of the Renaissance
- 4 international schools
- Airport 15 min.
- Year-round gastronomy & culture
- One of Tuscany's most dynamic markets
Average Price
€ 4.200/m²
Source: Agenzia delle Entrate / Nomisma, 2025
What types of property are available in Florenz?
In Florence you buy apartments, in Fiesole villas. The old town offers historic Palazzo apartments with frescoed ceilings and high rooms. Penthouses with rooftop terraces and Duomo views are the most sought-after category. In the hillside zones: Renaissance villas with parkland, Limonaia, and panoramic views.
| Type | Typical Size | Price Range | EUR/m² |
|---|---|---|---|
| Wohnung Altstadt | 80–250 m² | 500k–3 Mio. € | 5.300–12.000 |
| Penthouse (Domblick) | 150–300 m² | 2–6 Mio. €+ | 10.000–15.000 |
| Villa Collinare (Fiesole) | 300–800 m², Garten | 1–12 Mio. € | 4.000–8.000+ |
| Historische Villa (16.–18. Jh.) | 500–1.500 m², Park | 3–12 Mio. €+ | 5.000–10.000 |
| Rustico nahe Florenz | 200–400 m², 1–5 ha | 800k–2 Mio. € | 2.500–4.000 |
Sources: Agenzia delle Entrate (OMI), Nomisma, 2025. Prices vary by condition, location and micro-location.
How do I reach Florenz?
Florence airport (FLR) is 15 to 20 minutes from the old town, with direct flights across Europe, including London, Paris, Munich and Zurich. Pisa (PSA): 60 to 75 minutes. Florence Santa Maria Novella is a hub in the high-speed rail network: Rome in 90 minutes, Bologna in 37, Milan in 100. The ZTL (restricted traffic zone) restricts private vehicles from the historic centre. Residents in the old town park in underground garages (80 to 200 euros/month). In Fiesole: bus connection to Florence (Line 7, every 20 to 30 min.).
What is daily life like in Florenz?
In the old town: Mercato Centrale (San Lorenzo), Mercato di Sant'Ambrogio, and several supermarkets in the wider centre. In Fiesole: a Coop and bakeries. Florence is one of Italy's finest restaurant cities. Lunch at a trattoria in the Oltrarno: 15 to 25 euros. Fine dining: 60 to 120 euros per person. The density of good restaurants peaks in the Oltrarno and Santa Croce. Unlike the Chianti countryside, there is no winter pause: the restaurants stay open all year. Cultural life runs year-round: museums, concerts, festivals.
Schools and healthcare in Florenz
Four international schools: International School of Florence (ISF), The American School in Florence, Canadian Island, Scuola Internazionale di Firenze. Universities with English-language programmes include the European University Institute in Fiesole, NYU Florence, Syracuse, and the British Institute. Careggi Hospital is 15 minutes from the old town, 20 from Fiesole. It is one of Italy's largest university hospitals covering all specialities. English-speaking doctors are available in Florence.
Climate and weather in Florenz
Summer: 32 to 38 degrees, often hotter in the old town due to the urban heat island effect. July and August are at their hottest; many Florentines leave the city in August. Fiesole runs 2 to 3 degrees cooler in summer. Winter: 3 to 10 degrees, heating season November to March. The hills offer better air circulation than the narrow old town streets.
Tuscany at a Glance
| Region | Price/m² | Character | Airport | Sea | Hospital |
|---|---|---|---|---|---|
| Chianti | €2,800 | Vineyards, villages | FLR 30–50 min | 1.5–2 hrs | 25–50 min |
| Val d'Orcia | €2,500 | UNESCO, thermal springs | FLR 1.5 hrs | 1.5 hrs | 15–35 min |
| Maremma | €1,600 | Sea, nature | FCO 2.5 hrs | 0–40 min | 25–75 min |
| Florence | €4,200 | City, culture | FLR 15–20 min | 1.5 hrs | 15–20 min |
| Lucca | €2,100 | City walls, villas | PSA 30 min | 30 min | 10–25 min |
Sources: Nomisma Osservatorio Immobiliare, Agenzia delle Entrate (OMI), 2025. Prices are averages and vary depending on condition and location.
Frequently Asked Questions about Florenz
What does an apartment in Florence cost?
In the Centro Storico: 5,300 to 6,200 EUR/m². A 120 m² apartment: 640,000 to 750,000 euros. With Arno view or rooftop terrace: 1 to 2 million. In the outer neighbourhoods (Oltrarno, Campo di Marte): 20 to 30% less.
Is Fiesole cheaper than the old town?
Not necessarily. Per-square-metre prices in Fiesole sit at 4,000 to 8,000+ EUR/m². The difference: in Fiesole you buy a villa with garden, in the old town an apartment. The per-square-metre price can be similar, but the total budget in Fiesole is often higher.
Is Florence a good investment?
Florence has strong rental demand (tourism, universities, conferences). Gross yield long-term: 3 to 5%, short-term (where permitted) 5 to 8%. Since 2025, the municipality can restrict short-term letting in certain zones. CIN registration is mandatory.
Do I need a car in Florence?
In the old town: no. The ZTL restricts private vehicles from the historic centre. In Fiesole and the hillside zones: yes. Bus service to Florence (Line 7), but a car is necessary for daily life.
Which neighbourhoods are interesting for buyers?
Oltrarno (authentic), Santo Spirito (lively), San Niccolo (quiet, hillside), Campo di Marte (family-friendly), Fiesole (villa location with panorama). Each neighbourhood has its own character and price level.
What does the CIN requirement mean?
The Codice Identificativo Nazionale has been mandatory for all short-term rentals since January 2025. Without a CIN, the property may not be listed on booking portals. When buying, check whether the property already has a CIN.
How far is Florence from Chianti?
Greve in Chianti: 40 minutes. San Casciano: 20 minutes. Many buyers view properties in Florence and Chianti in parallel. The markets are fundamentally different: Florence is city, Chianti is countryside.
Buying advisory in Florenz
Looking for a property in Florenz? I find the right ones, including off-market, assess price and condition, and coordinate the legal and technical review through to the notary.