Buying a seaside home in Tuscany: how much does it cost and where is it best?

Buying a seaside home in Tuscany represents a significant investment, often reserved for a select segment of buyers. According to an analysis published by Idealista, Tuscany is among the regions with the highest average prices per square meter for second homes in seaside resorts. The provinces of Lucca, Grosseto, and Livorno in particular are home to numerous municipalities with property values well above the national average.

Forte dei Marmi among the most expensive locations in Italy

In second place in the national ranking of the most expensive municipalities is Forte dei Marmi , in the province of Lucca. Here, the average asking price for a beach house is €9,469 per square meter, just behind Capri. It is Tuscany's most exclusive location, characterized by high-end real estate, prestigious villas, and a strong international appeal. Urban elegance, quality services, and proximity to the beach contribute to maintaining high property values.

In the province of Grosseto , several locations stand out for their property values. Giglio Island has an average asking price of €5,164/sq m, making it among the most expensive towns in Italy for purchasing a second home. Castiglione della Pescaia (€4,488/sq m) and Monte Argentario (€4,410/sq m) follow, both highly sought-after destinations for their environmental and landscape quality.

Argentario, in particular, offers an exclusive setting with panoramic properties, often immersed in nature and overlooking the sea. Castiglione della Pescaia, on the other hand, combines well-equipped beaches, a well-maintained historic center, and excellent transport links.

Also in the province of Lucca, Pietrasanta is another Tuscan municipality where the average value per square meter is high: €4,674/sq m. Known for its artistic vocation, the town combines culture with seaside life, attracting both Italian and foreign investors.

Elba Island: the most popular locations

The province of Livorno is home to several tourist destinations on the island of Elba , where property values remain high but slightly lower than in other Tuscan locations. Average prices per square meter are:

• Capoliveri €3,958/m2;
• Porto Azzurro €3,584/m2;
• Marciana €3,552/m2;
• Portoferraio €3,527/m2;

These municipalities offer a good combination of environmental quality, services, and accessibility, making them particularly attractive for those seeking a second home for summer use.

A significant presence in the national market

Tuscany is well represented in the top 50 most expensive Italian locations for purchasing seaside second homes. In fact, there are eight municipalities in the region where the average price exceeds €3,500/sq m , establishing it as one of the most sought-after destinations in the country.

City	Average price per square meter (€)
Forte dei Marmi	9,469
Giglio Island	5.164
Pietrasanta	4,674
Castiglione della Pescaia	4,488
Monte Argentario	4.410
Capoliveri	3,958
Porto Azzurro	3,584
Marciana	3,552
Portoferraio	3,527

The factors that influence high prices are the attractiveness of the landscape and nature, the presence of quality tourist services and infrastructure, the scarcity of housing in some areas, and high demand, especially from a national and international public.