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
672 for sale·435 for rent
Properties for Sale in Florence
Latest Listings
Showing 1–12 of 50 listings
2-Bed Apartment · 72 m² in Santa Croce
3-Bed Apartment · 78 m² in Santa Croce
8-Bed Villa · 438 m² in Santa Croce
3-Bed Apartment · 206 m² in Santa Croce
4-Bed Villa · 205 m² in Santa Croce
3-Bed Apartment · 108 m² in Santa Croce
2-Bed Apartment · 70 m² in Santa Croce
3-Bed Apartment · 165 m² in Santa Croce
2-Bed Apartment · 75 m² in Santa Croce
4-Bed Apartment · 135 m² in Santa Croce
6-Bed Villa · 180 m² in Santa Croce
2-Bed Apartment · 80 m² in Santa Croce
Yield by Neighborhood — Florence
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Centro Storico — Duomo | €4,300–€4,600 (₪14,595–₪15,613) | 6%–8% | N/A | The walled UNESCO core around the Duomo and Signoria. Europe's most supply-constrained, year-round-tourism STR market; premium nightly rates and exceptional occupancy for the limited stock that exists. |
| San Lorenzo / Mercato Centrale | €4,300–€4,600 (₪14,595–₪15,613) | 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. |
| San Niccolò | €4,300–€4,600 (₪14,595–₪15,613) | 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. |
| San Frediano | €4,300–€4,600 (₪14,595–₪15,613) | 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. |
| Novoli | €4,300–€4,600 (₪14,595–₪15,613) | 6%–8% | N/A | Northwest regeneration zone hosting the new courthouse, university campus, and business park. An infrastructure-catalyst and yield play: modern stock, student/professional tenancy, and entry prices well below the historic center. |
| Campo di Marte / Cure residentialltruniversity | €3,800–€4,500 (₪12,898–₪15,274) | 5.5%–7% | License Required CIN + CIR mandatory; key-box ban | Residential; LTR focus; university adjacency; below-market entry vs historic center |
| Santa Croce centralinvestoruffizi | €4,500–€5,500 (₪15,274–₪18,668) | 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 | Investor favourite; central; Uffizi proximity; strong STR fundamentals; liquid |
| Oltrarno authenticartisanstr | €4,200–€5,200 (₪14,256–₪17,650) | 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 |
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
Centro Storico — Duomo
The walled UNESCO core around the Duomo and Signoria. Europe's most supply-constrained, year-round-tourism STR market; premium nightly rates and exceptional occupancy for the limited stock that exists.
Price from €4,300/m² (₪14,595/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 (₪14,595/m²)
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 (₪14,595/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 (₪14,595/m²)
Novoli
Northwest regeneration zone hosting the new courthouse, university campus, and business park. An infrastructure-catalyst and yield play: modern stock, student/professional tenancy, and entry prices well below the historic center.
Price from €4,300/m² (₪14,595/m²)
Campo di Marte / Cure
Residential; LTR focus; university adjacency; below-market entry vs historic center
Price from €3,800/m² (₪12,898/m²)
Santa Croce
Investor favourite; central; Uffizi proximity; strong STR fundamentals; liquid
Price from €4,500/m² (₪15,274/m²)
Oltrarno
Authentic south-of-Arno; artisan workshops; STR premium; less touristy than north bank
Price from €4,200/m² (₪14,256/m²)
Editorial | CASABROVA
All articles →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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