Amazingly, you can still find affordable properties in Italy, even in Tuscany, Sicily and Puglia. Whether looking for a holiday home, a cheap doer upper or a nice spot to retire to, there are plenty of properties for sale for less than €200,000. You can even find countryside villas and stone houses needing some modernisation for under €100,000.
A renovated apartment in a historic building, Siena, €60,000.
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Regions with the most affordable properties
The regions with the lowest average property prices are Calabria 931 €/m², Molise (1,008 €/m²), Umbria 1,119 €/m², Sicily 1,130 €/m², Abruzzo 1,302 €/m², Piedmont 1,317 €/m² and Basilicata 1,356 €/m² (Source: immobiliare.it). However, even though popular regions such as Tuscany average €2,503/m², the provinces of Arezzo, Pisa, Pistoia and Siena have prices under 2,000 €/m².
Why are they low-cost?
There are various reasons why a region might have low average house prices. Here are a few to consider: parts of Umbria, Molise, Abruzzo, and Basilicata are quite a distance from an international airport. Meanwhile, some regions have fewer big cities and work opportunities, and be less tourist attractions. Moreover, Calabria and Sicily have had some negative TV coverage due to criminals hiding out there. Plus, news reports of earthquakes, landslides and flooding can unfairly put buyers off a whole region; Places with a lot of rural properties needing renovation, will also affect the average prices.
Lower running costs
Lower-priced properties in Italy might be smaller than your current main residence, but that isn’t necessarily a bad thing. Not only will the purchase price be lower, but also the running costs. As you get older financial security, and a home with low running costs become more important than a big expensive house. A property that requires less cleaning, is low maintenance, and has lower bills, creates a more relaxed environment.
Small is beautiful
Small properties in Italy can be full of character. You might find a cone shaped Trullo, an apartment within an elegant Palazzo, a quaint village house or even a stone house in the mountains. Good solid houses, with character features, such as fireplaces, stone floors and vaulted ceilings.
Budget for improvements
When buying a low-priced property in Italy there are likely to be things you want to improve. Always make sure you have enough money left to do any work needed. For example, you might want a new kitchen and en suite bathrooms put in. Any improvements that make the property more energy efficient will save you money in the long term. The cheaper the house, the more money you are likely to need to spend on it. Therefore, think carefully about “Should I buy a cheap Italian house?”.
Affordable properties in popular Italian regions
Three of the most popular regions with house buyers are Tuscany, Sicily and Puglia. While each has it’s fair share of million pound homes. There are areas in each of these regions where you can find much more affordable homes.
Tuscany
Beautiful rural Tuscany.
You may think a character stone property in Tuscany will be way out of your budget, but fortunately some have been divided into apartments, maisonettes or terrace style houses. Maisonettes are particularly common in towns and villages, where the ground floor might be a shop or café, with the two floors above providing good sized accommodation.
In Tuscany’s beautiful countryside and mountain areas there are still rural buildings, and village houses needing renovation. You just need to be prepared to drive a bit further from the airport to find these little gems surrounded by nature.
Airports in Tuscany
As a general rule the further you go from the airports and tourist towns the cheaper the properties get. Tuscany has two international airports, the Galileo Galilei International Airport in Pisa and Amerigo Vespucci Airport, in Florence. However, don’t rule out cheap properties in south east Tuscany as they may be nearer to Perugia airport in Umbria.
Property prices in Tuscany
In August 2020 average residential property sale prices in Tuscany were at 2,414 €/m². Since then, they have gradually risen to 2,503 €/m² (August 2023). In comparison, the provinces of Arezzo and Pistoia both have sale prices under 1.600 €/m². Even Pisa, with it’s leaning tower and international airport has an average of 1,506 €/m².
Another popular province is Siena, where €200,000 might buy you a two-bedroom farmhouse, a village house, or a large apartment in a historic building. The price of a small apartment in Chianciano Terme, starts at around €60,000 and there are a few farmhouses under €100,000 that need renovation. There are ten provinces in Tuscany, you find out more about them here.
Budget-friendly properties for sale in Siena province.
Affordable properties in Tuscany under €80,000
A two-storey Tuscan barn for €60,000.
In a land of castles, medieval villages, waterfalls and nature, where Tuscany meets Liguria, is an area called Lunigiano. Here you can find old stone houses for under €80,000 that need renovation.
Even though the town of Lucca has become quite expensive, if you head north to the geographical area called Garfagnana, and around the villages of Fosciandora and Barga, you will find some very inexpensive properties. For example, in the village of Castelnuovo di Garfagnano property prices start at around €50,000. With a population of under 6,000, this lovely medieval village boasts a fortress and a train station.
South of Siena there are village apartments and rural properties for sale under 80,000. The nearest airport to the villages in the south east is Umbria International airport. For example, the village of Montepulciano is a little over an hours’ drive from Umbria airport.
Budget-friendly properties for sale in Tuscany.
Sicily
Catania Sicily, Italy.
In Sicily it is still possible to find affordable properties not far from the sea, particularly in the north and east of the island. An apartment in Alcamo starts at around €55,000. Even along the coast from popular towns like Taormina, you can find cheaper properties in lesser-known villages.
Drive inland and you’ll find even greater bargains. Such as a villa in Cianciana for just €50,000 or a house in Modica for around €120,000. 30 minutes’ drive from the coast in Sambuca di Sicilia, there are townhouses with asking prices from €60,000. If Sicily is for you, take a look at the best areas to buy in Sicily.
Property prices in Sicily
The average price of a residential property in Sicily in August 2023 was 1,230€/m². Prices have risen very little in the past year. The lowest prices are in the central and southern parts of the island.
The province of Agrigento, home to The Valley of the Temples, has average property prices in the region of 856€/m². The municipality of Licata, despite being by the sea, has an average property price of only 688€/m². In general, if you go along the coast roughly midway between the well-known resort towns, you will find the cheaper properties.
Sicily properties under €80,000
There are currently apartments for sale under €80,000 in and around the coastal towns of Syracuse and Palermo. Another town near the sea is Alcamo which is located between Palermo and Trapani. Alcamo, stretches inland from the sea, with the main town just 15 minutes drive from the coast, and 30 minutes from the airport. The price for an apartment starts at around €55,000, but is likely to need some work.
Alcamo
Alcamo has a population of 45,000, and has all the shops you need for year round living. As well as some interesting churches built in the baroque style, there is a castle which opens to visitors. Tourists also love the Marina area, where there are more shops and restaurants and a long sandy beach.
Sambuca di Sicilia
The inland town of Sambuca di Sicilia is only 30 minutes’ drive from the sea at Sciacca, and 1 hour 10 minutes from Palermo airport. Sambuca became famous around the world for being among the first towns to sell 1 Euro Houses. In Sambuca di Sicilia today you can find town houses for around €70,000. The town is listed as one of the most beautiful in Italy, due to it’s great artistic, cultural and historical importance, liveability and services to citizens.
Airports on Sicily
Sicily has two major international airports with flights direct to the UK. The first is Palermo, located in the northwest, and the second is Catania, located on the east coast, near the base of Mount Etna.
Budget-friendly properties for sale on Sicily.
Puglia
Puglia.
While local Italians in Puglia mainly choose to live in town, to be near work and schools, they sometimes inherit a countryside property that they don’t use. It is often these countryside villas and Trulli that come up for sale at good prices. The cheaper ones were probably only used on the odd weekend, so might need a new kitchen, bathroom and renovation work.
Property prices in Puglia
The average price of a residential property in Puglia is 1,335 €/m2. This price has gone up from 1,279 €/m2 in August 2020. This increase may be because wealthier buyers are now discovering the region and more luxury properties and large Masserie are coming on the market.
Provinces with the most affordable property
The cheapest province is Taranto (1,034 €/m²), where prices are low mainly because a steel works is located near the city. Yet, it does have some lovely beaches to the south and Taranto is a beautiful city. Foggia province is also cheap (1,085€/m²). While the inland areas of Foggia are unpopular, the coastal towns around the Gargano National park have some stunning scenery.
If you want a nice area for holidays, I would recommend looking on the peninsula south of Polignano a Mare. The majority of inland properties are within 30 minutes drive of the sea, and you will find some charming towns, and a countryside full of olive trees and vineyards.
The most expensive properties are around Ostuni (2,480€/m²). But, the municipalities just below it, have an average price that ranges between 500 €/m2 and 1,300 €/m2. In the Lecce province there are great prices inland, and aside from the bigger towns of Galipoli and Otranto, parts of the coast around Nardo, Racale, Ugento, Tricase, and Vernole have average prices as low as 800 €/m².
Trulli
Fancy a Trulli home?
A property search in Puglia will come up with several Trulli. The one coned Trullo was originally built by farmers in the second half of the 16th century, possibly even earlier. They adopted a dry stone technique to build the conical shaped roof, utilizing the local stone. Used mostly as temporary shelters, rather like a shepherd’s hut, or to store farm equipment, they are dotted throughout the Puglian countryside.
Some Trulli became permanent dwellings for small-scale landowners or agricultural labourers. Subsequently, more cones were added to accommodate growing families. When there is more than one cone the complex is called the plural word, Trulli. The largest collection of trulli can be seen in Alberobello, which is listed as a UNESCO world heritage site.
You might spot a single cone trullo for sale, for around €20,000. But you should be aware that it will be small inside, have no windows, and if repairs are needed to the roof you will need to employ an experienced Master Trullari to do the work. You can buy Trulli for under €150,000, but it will still need a lot of work. See my 7-step guide to a stress free renovation.
Rural dwellings
A Saracen Trulli is similar to a trullo, but with a domed roof, and a Lamia is square in shape with a barrel ceiling. Like the Trulli, these were used for farm storage or shelters. When considering buying any farm buildings, always check that they are registered as a dwelling. Villa’s are more likely to have been built as a weekend second home, but be careful they don’t have illegal extensions.
Cheaper down the road
Although you can find small apartments in Ostuni for under €100,000, to get more property for your money you should look outside the main tourist towns. However, you don’t need to go far down the road to start seeing lower prices. Even an area 25 minutes down the road from Ostuni, can have even more affordable houses and a lower cost of living. For more information on buying a holiday home in Puglia, see “A holiday home in Puglia, Italy”.
Budget-friendly properties for sale in Puglia.
Big towns
You can still find cheap property within 45 minutes of Brindisi and Bari airports. As both are big cities, they have all the shops you need and large hospitals. However, there are other good-sized towns that also have all the facilities needed, such as Lecce, Taranto, Francavilla Fontana, Fasano etc. plus out of town shopping centres, supermarkets and DIY stores. Rather than driving into a busy city to buy a tin of paint, it can be more convenient to live near a town, where you can quickly pop in and park for free.
Your affordable countryside home
Countryside houses generally offer the best value for money, as well as the lowest running costs, and more outside space. In the summer months, a covered veranda and one cool room for siestas becomes the priority. If you can’t live in Italy year-round, you will want your holiday home to be secure. In my experience it’s better to buy a low-cost property in a road where Italians live year-round, rather than an area full of holiday homes that are left empty. Plus, the flashier your home looks from the outside, the more of a target it could be to burglaries. Although, if you are worried, you can always reach out to a management company to keep an eye on the property while you’re not there, see our 8 things overseas holiday home owners need to know.
