We hear a lot about “buying off the beaten track”, “The more affordable side of Tuscany” or even “Secret Tuscany”. But there’s a reason that we love the tourist hotspots like Florence and Siena – the art, the food, the views, the beauty…
So why not start your search by just diving into the places we love? Here are Tuscany’s Top Ten property hotspots and why you should consider buying here.
Tuscany continues to be the most popular Italian region for overseas buyers. Its landscape of rolling hills, vineyards and towns steeped in history is what many people dream about when they think about buying property in Italy.
You can find apartments in historic buildings in the cities, or quirky homes in hilltop villages with views of the Tuscan countrysise. Many buyers opt for a farmhouse, offering character, privacy and scenery. Or, of course, just a new build, but surrounded by medieval history and modern Italian style.
Whatever you fancy, being close to a lively town full of history, art and Italian culture has a strong practical appeal too, with shops, quality restaurants, international schools, good transport links and healthcare facilities.
There are good reasons not to avoid certain towns and cities in Tuscany just because they might be quite touristy. As a resident you will soon learn where and when to avoid the crowds, and those wonderful times when you can have the art, the views and the history all to yourself. As a holiday home owner, you need never be bored. As an investor, as owner of a hotspot property you can make money from rentals and will always have an exit strategy. So here we check out the benefits of buying in Tuscany’s Top Ten property hotspots.
Florence
The hottest of the hotspots for at least half a millenium, Florence remains at heart a walkable city that just appens to be rich in art, culture and history. It’s not always full of tourists, but always feels a privilege to live on a historic street and be able to go for a morning walk by the River Arno or through piazzas with statues and fine buildings. There is a sizeable expat community too, and a lively nightlife with superb restaurants.
You will soon discover which days and times are the quietest and stroll just a couple of streets beyond the main tourist routes and you will find quieter neighbourhoods.
Florence countryside
Just 20 minutes outside the city there are areas popular with families, who want to be near an international school. Areas such as Bagno a Ripoli, Antella, and Impruneta are in peaceful countryside, where you can buy fresh produce at village markets and at food festivals, and enjoy the tranquillity of country life.
Property Prices in Florence:
A two-bedroom apartment in the centre averages between €350,000 and €500,000. Farmhouses with views usually start at €600,000, but can run into the millions.
Distance from Florence to Amerigo Vespucci Airport: 11km (20 mins drive).
Province: Metropolitan City of Florence.
Population of the municipality of Florence: Around 363,000. The province of Florence is referred to as the Metropolitan City of Florence with a population of over 990,000.
Lucca
Renowned for its park walk around the top of the historic renaissance city walls, Lucca is both accessible and stylish. It is safe and very walkable, making it perfect for families and retired people. Several hundred British, US and other English-speaking expats live in and around, meeting up to chat over coffee and to share advise and recommendations.
Lucca is well located with good road and rail links. In around 35 minutes you can drive to the sea and Pisa Airport. There is also a good train service, with tracks running to some of the villages north of Lucca, such as Bagni di Lucca. One of the most popular areas to buy property in Tuscany at affordable prices is the Garfagnana valley.
Find out more about “Buying property in Lucca”.
Property prices in Lucca:
A two bedroom property in the historic centre costs between €400.000 and €700,000. A renovated property on a higher floor of a historic building can fetch higher than this.
Distance from Lucca to Pisa airport: 36km (29 minutes drive).
Province: Lucca
Population of municipality of Lucca: Around 89,000. The province of Lucca has a population around 380,000.
Pisa
Pisa is a great base for travellers, as it has an International airport ten minutes walk from a residential area and a train station, from where you can travel by train to Florence, Lucca, the coast etc. It is a lively, liveable university town with one of the best hospitals in Italy, the Felice Lotti Hospital.
The jewel of the city is Piazza dei Miracoli with it’s marvellous Duomo, Baptistery and highly photogenic leaning tower, which is best photographed just before sunset. You can also stroll along the Arno River, or in the shade of the Renaissance arcades to the elegant Piazza dei Cavalieri.
A property in Pisa is likely to be a stable long term capital investment and there also potential for rental income from university students, researchers and tourists.
So, Pisa has the feel of a town you could either retire to or work in. Maybe it’s an option for getting a student visa to live in Europe? You can live an authentic Italian lifestyle, and get around easily on foot or bike. It is more affordable than the tourist hot spots. Outside the city you can find farmhouses and villas in the Pisan hills and Valdera.
Property prices in Pisa:
A two bedroom apartment in the historic centre costs in the region of €250,000 to €450.000+. A three-bedroom house in the countryside generally costs between €250,000 and €450,000.
Distance from town centre to Pisa airport: 7.9km (13 minutes drive) In fact you can walk from the terminal to the nearest residential area in less than 10 minutes.
Province: Pisa
Population of the municipality of Pisa: Around 89,000. Pisa is also a province with a population of 49,000.
Siena
Siena is most famous for Piazza del Campo and the Palio horse race. But it is the medieval brick buildings and cultural heritage that give it that warm homely feel. Siena is a community that values eating well and achieving a good work-life balance. In the historic centre you are transported back to 13th-14th century, where the architecture has received UNESCO world heritage status.
English speaking property buyers tend to choose either the historic centre, or a detached house in the countryside of the Val d’Orca (south of the city).
Property prices in Siena:
A two-bedroom apartment in the historic centre costs in the region of €350,000 and €600.000. A two-bedroom apartment within the city walls costs from €320,000. In the countryside around Siena mid-range three-bedroom houses cost between €450,000 and €800,000, with renovation projects starting at around €250,000.
Distance from Siena to an airport: Florence Airport 95km (1hr 7 mins), Perugia Airport 105km (1hr 10mins).
Province: Siena
Population of the municipality of Siena: Around 53,000. The population of Siena province is around 260,000.
Greve in Chianti
Greve in Chianti is a municipality within an area referred to as Chianti. Radda in Chianti, Castellina in Chianti, Gaiole in Chianti, and Castelnuovo Berardenga, also come under the Chianti area, which stretches across the provinces of Florence and Siena.
The town of Greve in Chianti has a bustling piazza lined with arched porticoes topped with flower boxes. It has excellent shops, bars and restaurants, plus the colourful Saturday market. Located midway between Florence and Siena, you can reach both by car in about an hour.
Chianti is one of the most sought after areas in Tuscany, for its landscape, quality of life and culture. Throughout the countryside you can find farmhouses full of character with views over rows of vines. This is the scenery those who choose to buy property in Tuscany dream about.
Property prices in Greve in Chianti:
A two-bedroom apartment in the historic centre costs in the region of €200,000 to €320.000. A countryside home costs between €350,000 and €600,000. Much more for a luxury villa.
Distance from Greve in Chianti to Amerigo Vespucci Airport, Florence: 41km (44min drive).
Province: Florence (Firenza).
Population of the municipality of Greve in Chianti: 13,000.
Montepulciano
Heading south-east out of Siena towards Perugia, Montepulciano sits on a limestone hill between Val d’Orcia and the Val di Chiana. This Renaissance village, with its medieval layout and stone streets is surrounded by stunning scenery with rolling hills and cypress trees.
It is also considered to be one of the best wine regions in the world. As well as visiting the wineries you can take part in the many cultural events, such as “Bravio delle Botti” (barrel-rolling race).
Property prices in Montepulciano:
A two-bedroom apartment in the historic centre costs in the region of €150,000 and €450,000. Farm houses needing restoration from €270,000. Five bedroom farmhouse with vineyard, olive grove and outbuildings currently costs €860.000.
Distance from Montepulciano to Perugia airport: 74km (1hr 2mins)
Province: Siena
Population of the municipality of Montepulciano: Around 13,000.
San Gimignano
San Gimignno is north west of Siena, in the direction of Pisa. This is the Val d’Elsa and as you travel through the valley you can’t miss spotting San Gimignano with it’s thirteen medieval tower-houses shooting up into the sky.
The village still has a community atmosphere reminiscent of the Middle Ages. Thanks to these towers and other historical features, San Gimignano was declared a UNESCO World Heritage Site in 1990.
When buying property in Tuscany, it can be a difficult choice between city centre or a countryside farm house. Then, you see a village house with incredible views and a warm community atmosphere, and the decision just got harder!
Property prices in San Gimignano:
A two bedroom apartment in the historic centre costs in the region of €170,000 to €350,000. Farmhouses are very sought after and can fetch €700,000 to well over a million. Although you can still find cheaper properties to renovate.
Distance from San Gimignano to Florence airport: 67km (56min drive) Pisa airport (1 hr 11 min drive)
Province: Siena
Population of the municipality of San Gimignano: Around 7,500.
Pienza
This small Renaissance town is famous for its Pecorino cheese. Its central location makes it handy for visiting other places, such as Montepulciano, but it has real qualities of its own too. Perched on a hill, it has views over wheatfields and cypress trees along the roads.
Pope Pius II had the town designed by architect Bernardo Roosellino in the 15th Century. It is often referred to as the “Ideal City of the Renaissance”, due to its symmetrical layout, romantic alleyways and palazzo houses. The historic centre of Pienza is listed by UNESCO as a World Heritage site and is mostly pedestrianised, making it a relaxing place to walk.
Property prices in Pienza:
A two-bedroom apartment in the historic centre costs in the region of €230,000 to €350,000. A three-bedroom house in the countryside generally costs between €450,000 and €700,000. But, luxury properties with land fetch over a million euros. Prices vary greatly depending on views, condition and size of land.
Distance from town centre to Perugia airport: 93km (1hr 16min drive)
Province: Siena
Population of the Municipality of Pienza: Around 2,000.
Volterra
Volterra claims to be Tuscany’s oldest town, going back to the 8th century BC. Like the previous 100 or so generations, here you can live an authentic Italian lifestyle at affordable prices, withoiut beinbg too worried by tourists. That means that although the population is fairly low, it is a thriving year-round community with a Saturday market, shops, pharmacy etc.
Perched on a hill-top, Volterra offers some spectacular views across vineyards and olive groves. The town’s highlights include an Etruscan Museum, ruins of a Roman theatre, art, Etruscan gates and the tradition crafting of alabaster. At its heart is Piazza dei Priori, with Tuscany’s oldest town hall and dominating the skyline is the Medici Fortress.
Property prices in Volterra:
A two-bedroom apartment in the historic centre costs in the region of €140,000 to €250,000. A three-bedroom house in the countryside generally costs between €300,000 and €600,000+.
Distance from Volterra to Pisa airport: 61.2km (1hr drive)
Province: Pisa
Population of the municipality of : Around 9.5 thousand. 6,000 of these live within the historic centre.
Arezzo
Arezzo combines the atmosphere of a historic Tuscan city but at a more relaxed pace of life than Florence or Siena. Its medieval streets, elegant piazzas and impressive churches are well preserved, while regular antiques fairs, local markets and cultural events keep the city lively throughout the year. The surrounding countryside offers vineyards, olive groves and rolling hills, making it popular with buyers looking for a home in southern Tuscany.
The city has good transport connections, sitting on the main rail line between Florence and Rome, making it practical for both permanent living and frequent travel. International buyers are drawn to the area by its lower property prices compared with central Tuscany, while locals value the city’s schools, healthcare and year-round amenities. Villages in the surrounding Val di Chiana and Casentino valleys offer additional opportunities to buy traditional stone houses and country properties.
Property prices in Arezzo:
A two-bedroom apartment in the historic centre generally costs between €180,000 and €350,000. Restored country houses in the surrounding hills typically start from €400,000, with larger farmhouses and estates reaching well over €1 million.
Distance from Arezzo to Florence Airport: 94km (around 1 hour 15 minutes’ drive).
Province: Arezzo.
Population of the municipality of Arezzo: Around 97,000. The province of Arezzo has a population of approximately 340,000.
Vinci
Best known as the birthplace of Leonardo da Vinci, this hilltop town offers a quieter side of Tuscany while still being within easy reach of Florence, Pisa and the Chianti countryside. Daily life centres around the historic streets, small piazzas and cafés, with the Museo Leonardiano celebrating the town’s most famous resident. The surrounding vineyards and olive groves give the area a relaxed rural feel, while nearby Empoli provides larger supermarkets, shopping and rail connections.
Vinci appeals to buyers looking for a traditional Tuscan setting without paying the premiums found in Florence or some of the Chianti villages. It attracts a mix of Italian families, overseas buyers and retirees who want village life with convenient access to airports and larger towns. The countryside around Vinci is dotted with restored farmhouses, country villas and former agricultural buildings that have been converted into homes.
Property prices in Vinci:
A two-bedroom apartment in the historic centre typically costs between €180,000 and €320,000. Restored farmhouses and country villas generally start from €500,000, with larger estates commanding considerably higher prices.
Distance from Vinci to Florence Airport: 43km (around 45 minutes’ drive).
Province: Florence (Metropolitan City of Florence).
Population of the municipality of Vinci: Around 14,500.
“Budget or bling, there’s a home in Tuscany in your price range”. At the lower prices, you might just need to make some compromises on location and spend some money on renovations.
Note: Property prices are a rough guide based on the market in May 2026. The prices vary greatly as you rarely find two identical houses in Italy. The price will be affected by demand, location, views, and the condition of the property.
