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
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
École Française de Florence – Lycée Victor Hugo
Curricula: Baccalauréat; Baccalauréat Français; Diplôme National du Brevet; EsaBac; French national curriculum; French national curriculum (AEFE-homologated)
Language of instruction: not stated by the source
Source · Checked:
Florence Bilingual School
Curricula: Cambridge International Pathway; Italian curriculum
Stages or ages: 3–14
Language of instruction: not stated by the source
Source · Checked:
International School of Florence
Curricula: American High School Diploma; IB DP; IB MYP; IB PYP
Stages or ages: 3–18
Language of instruction: not stated by the source
Source · Checked:
Lycée Victor Hugo
Curricula: Baccalauréat; French National Education
Stages or ages: Nursery–secondary
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Florence
1380 for sale·788 for rent
Properties for Sale in Florence
Latest Listings
Showing 1–12 of 50 listings
3-Bed Apartment · 145 m² in San Frediano
3-Bed Apartment · 310 m² in San Frediano
3-Bed Apartment · 130 m² in San Frediano
4-Bed Apartment · 100 m² in San Frediano
2-Bed Apartment · 94 m² in San Lorenzo / Mercato Centrale
3-Bed Apartment · 94 m² in Santa Croce
2-Bed Apartment · 55 m² in Novoli
2-Bed Apartment · 146 m² in Novoli
3-Bed Apartment · 150 m² in San Frediano
2-Bed Apartment · 94 m² in San Frediano
1-Bed Apartment · 58 m² in San Lorenzo / Mercato Centrale
2-Bed Apartment · 100 m² in San Lorenzo / Mercato Centrale
Yield by Neighborhood — Florence
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| San Niccolò | €4,300–€4,600 (₪14,973–₪16,018) | 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. |
| Campo di Marte / Cure residentialltruniversity | €3,800–€4,500 (₪13,232–₪15,670) | 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 (₪14,973–₪16,018) | 6%–8% | N/A | |
| Santa Croce centralinvestoruffizi | €4,500–€5,500 (₪15,670–₪19,152) | 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 | |
| Oltrarno authenticartisanstr | €4,200–€5,200 (₪14,625–₪18,107) | 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 (₪14,973–₪16,018) | 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 (₪14,973–₪16,018) | 6%–8% | N/A | |
| San Lorenzo / Mercato Centrale | €4,300–€4,600 (₪14,973–₪16,018) | 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. |
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 (₪14,973/m²)
Campo di Marte / Cure
Residential; LTR focus; university adjacency; below-market entry vs historic center
Price from €3,800/m² (₪13,232/m²)
Novoli
Price from €4,300/m² (₪14,973/m²)
Santa Croce
Price from €4,500/m² (₪15,670/m²)
Oltrarno
Authentic south-of-Arno; artisan workshops; STR premium; less touristy than north bank
Price from €4,200/m² (₪14,625/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 (₪14,973/m²)
Centro Storico — Duomo
Price from €4,300/m² (₪14,973/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 (₪14,973/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
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
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