Property prices in Italy 2026: price per m² by city and the real cost of buying

Italian homes cost an average of about 1,903 euro per m² in the second quarter of 2026, according to idealista's report on used homes, up 4.1% over the year. That average is misleading: Milan is near 5,165 euro per m², Rome 3,429, and parts of the south are far below the national figure. On top of the price, a foreign buyer should budget roughly 10-15% for taxes, notary, agency and legal costs, and some guides quote up to 20%. This guide gives prices by city and region and the full cost of buying. Figures are as of October 2026 and indicative.

Price per m² by city (used homes, Q2 2026)

idealista's second-quarter 2026 report (published 2 July 2026) gives these asking prices for used homes:

• Milan: 5,165 euro per m², down 0.5% over the quarter. It remains the most expensive provincial capital.
• Venice: 4,958 euro per m² (+1.2%).
• Bolzano: 4,793 euro per m².
• Florence: 4,623 euro per m² (+0.5%).
• Bologna: 3,720 euro per m².
• Rome: 3,429 euro per m² (+1.8%), sixth in the ranking.
• Naples and Turin: no city figure in the report summaries we saw, but a secondary portal (RealAdvisor, July 2026) shows apartments at about 2,807 euro per m² in Naples and 2,194 in Turin.

Among large cities, the report shows prices rising in Turin (+3.7%), Palermo (+2.3%), Bari (+1.6%) and Naples (+1.1%) and falling in Cagliari (-1.1%). These are asking prices from listings, not completed sales.

The 2026 trend

• National average: 1,903 euro per m², +0.6% on the previous quarter and +4.1% on the year (idealista, Q2 2026). Fourteen of twenty regions rose, led by Friuli-Venezia Giulia (+2.9%), Veneto (+1.6%) and Lombardy (+1.5%).
• ISTAT's house price index for the second quarter of 2026: +4.0% year on year and +1.7% on the quarter. New homes +5.0%, existing homes +3.7%. By area: Centre +5.1%, North-East +4.2%, North-West +3.9%, South and islands +2.6%.
• Immobiliare.it Insights for the first half of 2026, as reported: average sale prices up 4.3% to about 2,200 euro per m², asking rents up 2.9% to 14.7 euro per m² a month, with agents reporting slower price growth in the second quarter.

The sources use different methods (asking prices, an official index, listings), so they do not match exactly, but they agree on the direction: moderate growth, strongest in the north and centre, weakest in the south. Milan is cooling while Rome strengthens.

Prices in the lakes and holiday areas

For lake and resort areas the national average tells you little. According to Immobiliare.it figures, Como city averages about 2,740 euro per m² and the Como province is just under 2,000. Prices in places such as Puglia, Sicily and Sardinia vary by town and by whether the property is a restored masseria, a seaside flat or a village house, so compare actual listings in the same street rather than a regional average.

What buying costs on top of the price

• Registration tax: 2% for a main home, 9% for a second home, calculated on the cadastral value rather than the negotiated price, with fixed mortgage and cadastral taxes of about 50 euro each on a resale. Buying new from a developer is taxed with IVA instead; the difference is in our new-build versus resale guide.
• Notary: roughly 1-3% of the price depending on the guide and the deal.
• Agency commission: about 3% plus IVA, usually paid by the buyer when an agent is involved.
• Legal fees: around 1,500-3,000 euro for due diligence.
• Codice fiscale: required for any purchase.
• Total: roughly 10-15% on top of the price, with some guides quoting up to 20%. That is a range, not a rule.

Rules for foreign buyers

EU citizens buy on the same terms as Italians. For non-EU buyers without an Italian residence permit, the notary must check reciprocity, meaning that an Italian could buy property in the buyer's country on comparable terms. For citizens of the US, UK, Canada, Australia and many other countries this is generally met, but your own case should be confirmed with a notary before you sign anything. If you need financing, see mortgages for foreigners.

Annual costs after purchase

• IMU: for a second home the base rate is 0.86% and municipalities can go to about 1.06%, applied to a cadastral-based value. At 10.6 per mille it can exceed 1,400 euro a year on a typical flat; the main home is generally exempt, but non-residents do not usually qualify for that exemption.
• TARI: about 340 euro a year for a typical family in 2025, more in large cities.
• Condominium and utilities on top, depending on the building.
• If you later sell, capital gains tax is covered in our capital gains tax guide.

Budget example

Our own illustrative arithmetic, not market data. A 200,000 euro purchase with buying costs of 10-15% means 20,000-30,000 euro on top, so a realistic cash need of 220,000-230,000 euro before any renovation. A second home with annual IMU and TARI of about 1,500-2,000 euro and condominium costs adds roughly 2,000-3,000 euro a year to hold.

FAQ

What is the average price per m² in Italy? About 1,903 euro for used homes in the second quarter of 2026 (idealista), with Milan near 5,165 and Rome 3,429. Is Italy cheap? The national average looks low, but it hides sharp differences between the north, the centre and the south. Are prices rising? Yes, moderately: ISTAT shows +4.0% over the year to the second quarter of 2026. How much are buying costs? Roughly 10-15%, up to 20% in some guides. Do I pay 2% or 9% registration tax? 9% on a second home, 2% only if the home is your main residence and conditions are met. Can a non-EU citizen buy? Usually yes, subject to a reciprocity check by the notary.

How we help

We shortlist by budget and goal, model the full cost of buying and holding, and coordinate local lawyers and notaries. See the Italy page, and for what an owner can earn read our guide on rental yield in Italy. Before offering, use our resale property checklist, and read about investment risks in Italy.

Informational only, not legal, tax or investment advice. Figures are indicative as of October 2026 and change.