佛罗伦萨
文艺复兴之都；乌菲兹美术馆；大教堂；基安蒂山丘背景；豪华旅游枢纽
* 汇率仅供参考，基于ECB参考汇率
⚠ 当地STR限制 — 佛罗伦萨
佛罗伦萨历史中心：短租许可证冻结。第二套及以上短租单位征收26% Cedolare Secca税。
市场分析 — 佛罗伦萨
关键需求驱动因素和主要投资风险
✅需求驱动因素
- •World-class art/culture (Uffizi, Accademia)
- •fashion industry (Gucci HQ)
- •US study-abroad
- •Tuscany wine tourism
⚠️关键风险
- •Mayor signalling renewed STR quota pressure
- •Cedolare secca 26% on 2nd+ property
- •tourism-only demand concentration
🇮🇱 以色列投资者须知
Lifestyle buyers (second home) more than pure yield; Israeli-Americans and diaspora with Tuscan connections
学校：课程与教学语言
这里介绍本市儿童可选择的学校课程和教学语言，并不反映居住在此的外国居民人数。
École Française de Florence – Lycée Victor Hugo
课程: Baccalauréat; Baccalauréat Français; Diplôme National du Brevet; EsaBac; French national curriculum; French national curriculum (AEFE-homologated)
教学语言：来源未说明
来源 · 核查日期:
Florence Bilingual School
课程: Cambridge International Pathway; Italian curriculum
学段或年龄: 3–14
教学语言：来源未说明
来源 · 核查日期:
International School of Florence
课程: American High School Diploma; IB DP; IB MYP; IB PYP
学段或年龄: 3–18
教学语言：来源未说明
来源 · 核查日期:
Lycée Victor Hugo
课程: Baccalauréat; French National Education
学段或年龄: Nursery–secondary
教学语言：来源未说明
来源 · 核查日期:
按名称字母顺序列出，并非排名或推荐。信息整理自公开来源；请向学校确认详情。
房产在佛罗伦萨
1380 出售·788 出租
佛罗伦萨待售房产
最新房源
显示 1–12 / 50 个房产
公寓 3卧 145m² 在San Frediano
公寓 3卧 310m² 在San Frediano
公寓 3卧 130m² 在San Frediano
公寓 4卧 100m² 在San Frediano
公寓 2卧 94m² 在San Lorenzo / Mercato Centrale
公寓 3卧 94m² 在Santa Croce
公寓 2卧 55m² 在Novoli
公寓 2卧 146m² 在Novoli
公寓 3卧 150m² 在San Frediano
公寓 2卧 94m² 在San Frediano
公寓 1卧 58m² 在San Lorenzo / Mercato Centrale
公寓 2卧 100m² 在San Lorenzo / Mercato Centrale
Yield by Neighborhood — 佛罗伦萨
微观区域投资对比——CASABROVA差异化
| 社区 | 价格/m² | STR收益率 | STR状态 | 特征 |
|---|---|---|---|---|
| San Niccolò | €4,300–€4,600 (₪14,973–₪16,018) | 6%–8% | 不可用 | 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. |
| 马尔泰广场/库雷 大学 | €3,800–€4,500 (₪13,232–₪15,670) | 5.5%–7% | 需要许可证 CIN + CIR mandatory; key-box ban | 住宅；长租为主；大学邻近；相比历史中心入场下方。 |
| Novoli | €4,300–€4,600 (₪14,973–₪16,018) | 6%–8% | 不可用 | |
| 圣十字 中心 | €4,500–€5,500 (₪15,670–₪19,152) | 7%–9% | 需要许可证 CIN + CIR mandatory; historic STR ban reinstated Jul 2024 (TAR overturned then council re-enacted); key-box ban; monitor renewal of STR quota pressure | |
| 奥特拉诺 | €4,200–€5,200 (₪14,625–₪18,107) | 7%–9% | 需要许可证 CIN + CIR mandatory; historic-centre STR ban reinstated Jul 2024 (TAR overturned then council re-enacted); key-box ban; in-person check-in | Arno河真实南部；工匠工作室；短租溢价；比北岸少游客 |
| San Frediano | €4,300–€4,600 (₪14,973–₪16,018) | 6%–8% | 不可用 | 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% | 不可用 | |
| San Lorenzo / Mercato Centrale | €4,300–€4,600 (₪14,973–₪16,018) | 6%–8% | 不可用 | 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. |
收益率和价格区间是基于公开房地产门户网站（Tranio、Investropa、Globes 等）的内部 AI 研究估算，并按季度刷新；并非一手来源数据。
佛罗伦萨投资区域
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.
起价 €4,300/m² (₪14,973/m²)
马尔泰广场/库雷
住宅；长租为主；大学邻近；相比历史中心入场下方。
起价 €3,800/m² (₪13,232/m²)
Novoli
起价 €4,300/m² (₪14,973/m²)
圣十字
起价 €4,500/m² (₪15,670/m²)
奥特拉诺
Arno河真实南部；工匠工作室；短租溢价；比北岸少游客
起价 €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.
起价 €4,300/m² (₪14,973/m²)
Centro Storico — Duomo
起价 €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.
起价 €4,300/m² (₪14,973/m²)
编辑专栏 | CASABROVA
所有文章 →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.
2026 年第二季度投资者简报
我们的季度跨市场简报：二十九个市场、外国买家的借贷成本、周期位置、按国籍划分的税务以及 CASABROVA 评分。
收益率幻觉：为什么市政短租法规正在摧毁跨境估值
一个巨大的"收益率幻觉"已经形成。投资者基于历史现金流为房产定价，致命地忽视了超本地化的市政法规已将历史表现与未来回报脱钩。
市场评论 — 佛罗伦萨
佛罗伦萨是托斯卡纳的心脏和全球文化旅游强国。严格的历史保护为优质地段房产创造了稀缺价值。
最后更新： 2026年4月26日