Florence
Renaissance capital; Uffizi; Duomo; Chianti hills backdrop; luxury tourism hub
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
⚠ Local STR Restrictions — Florence
Florence historic center: STR licenses frozen. Cedolare Secca 26% for 2nd+ STR unit.
Market Analysis — Florence
Key demand drivers and main investment risks
✅Demand Drivers
- •World-class art/culture (Uffizi, Accademia)
- •fashion industry (Gucci HQ)
- •US study-abroad
- •Tuscany wine tourism
⚠️Key Risks
- •Mayor signalling renewed STR quota pressure
- •Cedolare secca 26% on 2nd+ property
- •tourism-only demand concentration
🇮🇱 Notes for Israeli investors
Lifestyle buyers (second home) more than pure yield; Israeli-Americans and diaspora with Tuscan connections
Properties in Florence
46 for sale·435 for rent
Properties for Sale in Florence
Latest Listings
Showing 1–12 of 50 listings
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Apartment in Florence
Yield by Neighborhood — Florence
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| San Niccolò | €4,300–€4,600 (₪15,007–₪16,054) | 6%–8% | N/A | Riverside enclave on the Oltrarno's eastern edge below Piazzale Michelangelo. Boutique, view-rich, and quietly prestigious — a lifestyle/golden-visa-fit micro-market that rents at a premium. |
| Oltrarno authenticartisanstr | €4,200–€5,200 (₪14,658–₪18,149) | 7%–9% | License Required CIN + CIR mandatory; historic-centre STR ban reinstated Jul 2024 (TAR overturned then council re-enacted); key-box ban; in-person check-in | Authentic south-of-Arno; artisan workshops; STR premium; less touristy than north bank |
| San Frediano | €4,300–€4,600 (₪15,007–₪16,054) | 6%–8% | N/A | The artisan-and-aperitivo district of the western Oltrarno, repeatedly cited as one of Europe's "coolest" quarters. A gentrification thesis with authentic appeal to longer-staying international visitors. |
| Centro Storico — Duomo | €4,300–€4,600 (₪15,007–₪16,054) | 6%–8% | N/A | |
| San Lorenzo / Mercato Centrale | €4,300–€4,600 (₪15,007–₪16,054) | 6%–8% | N/A | The market quarter immediately north of the Duomo. Intensely walkable, dense with tourist demand and food tourism around Mercato Centrale; strong STR economics with slightly easier entry than the Signoria core. |
| Campo di Marte / Cure residentialltruniversity | €3,800–€4,500 (₪13,262–₪15,705) | 5.5%–7% | License Required CIN + CIR mandatory; key-box ban | Residential; LTR focus; university adjacency; below-market entry vs historic center |
| Novoli | €4,300–€4,600 (₪15,007–₪16,054) | 6%–8% | N/A | |
| Santa Croce centralinvestoruffizi | €4,500–€5,500 (₪15,705–₪19,196) | 7%–9% | License Required CIN + CIR mandatory; historic STR ban reinstated Jul 2024 (TAR overturned then council re-enacted); key-box ban; monitor renewal of STR quota pressure |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Florence
San Niccolò
Riverside enclave on the Oltrarno's eastern edge below Piazzale Michelangelo. Boutique, view-rich, and quietly prestigious — a lifestyle/golden-visa-fit micro-market that rents at a premium.
Price from €4,300/m² (₪15,007/m²)
Oltrarno
Authentic south-of-Arno; artisan workshops; STR premium; less touristy than north bank
Price from €4,200/m² (₪14,658/m²)
San Frediano
The artisan-and-aperitivo district of the western Oltrarno, repeatedly cited as one of Europe's "coolest" quarters. A gentrification thesis with authentic appeal to longer-staying international visitors.
Price from €4,300/m² (₪15,007/m²)
Centro Storico — Duomo
Price from €4,300/m² (₪15,007/m²)
San Lorenzo / Mercato Centrale
The market quarter immediately north of the Duomo. Intensely walkable, dense with tourist demand and food tourism around Mercato Centrale; strong STR economics with slightly easier entry than the Signoria core.
Price from €4,300/m² (₪15,007/m²)
Campo di Marte / Cure
Residential; LTR focus; university adjacency; below-market entry vs historic center
Price from €3,800/m² (₪13,262/m²)
Novoli
Price from €4,300/m² (₪15,007/m²)
Santa Croce
Price from €4,500/m² (₪15,705/m²)
Editorial | CASABROVA
All articles →Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
The Yield Illusion: Why Municipal STR Regulations are Destroying Cross-Border Valuations
A massive "Yield Illusion" has formed. Investors are pricing properties based on historical cash flows, fatally ignoring that hyper-local municipal regulations have decoupled historical performance from future returns.
Market Review — Florence
Florence is the heart of Tuscany and a global cultural tourism powerhouse. The city's strict historic preservation creates scarcity value for well-located properties. Santa Croce, Oltrarno, and San Frediano attract investors seeking short-term rental income from the city's 15+ million annual visitors.
Last updated: April 26, 2026
Discussions — Florence
Share insights, ask questions and discuss with other investors
No discussions yet — be the first!