Nestled in the heart of Italy, Umbria offers a captivating blend of rolling hills, medieval towns, and rich cultural heritage. Often compared to neighbouring Tuscany, it provides much of the same scenery, quality of life, and culinary traditions, yet at far more accessible property prices.
Based on August 2025 data by Immobiliare.it, region-wide asking prices averaged € 1,170 per m², significantly below Tuscany’s average (€ 2,680/m²) and under the national figure of € 2,100 per m². For buyers seeking authenticity and value, Umbria represents a compelling choice.
Provincial Market Overview
Province of Perugia
Average asking prices stand at € 1,220 per m², marking a 1.8% increase year-on-year. The provincial capital, Perugia, leads the market with values around € 1,330 per m², buoyed by its role as a university town and cultural hub. Prices in Città di Castello match those in Perugia, underlining the province’s broad-based appeal. The market here is characterised by a blend of historic city centres, vibrant student demand, and tranquil countryside dotted with farmhouses and villas.
Province of Terni
Property is more affordable in Terni, averaging € 1,040 per m², up about 4.7% compared to last year. The market is varied: Porano, near Orvieto, commands values as high as € 1,310 per m², while Calvi dell’Umbria remains well below average at just € 840 per m². Buyers can therefore find both higher-end properties with strong cultural and touristic appeal as well as entry-level opportunities in smaller towns.
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Spotlight Towns: Orvieto and Assisi
Orvieto (Province of Terni)
Perched dramatically atop volcanic tufa cliffs, Orvieto is one of Umbria’s most striking towns. Its Gothic cathedral is world-famous, but the town is equally prized for its wine cellars, cobbled streets, and sweeping valley views. Property values reflect this desirability, with surrounding areas like Porano exceeding the provincial average. Orvieto’s excellent accessibility, including direct rail links to Rome, enhances its appeal for buyers who want the balance of small-town life and easy metropolitan access.
Assisi (Province of Perugia)
Globally renowned as the birthplace of Saint Francis, Assisi attracts visitors from all over the world. Its medieval architecture, UNESCO-listed basilica, and hillside panoramas create a rare blend of spirituality and beauty. While prices in Assisi itself are not separately published, the provincial average of € 1,220 per m² provides a good guide, with well-preserved heritage homes often commanding a premium. For buyers, Assisi represents both a lifestyle investment and the chance to live in one of Italy’s cultural treasures.
Lifestyle & Attractions
Umbria charms with its food, wine, and landscapes. Famous for truffle fairs, high-quality olive oil, and small-scale vineyards, the region also boasts celebrated cultural destinations: Spoleto’s summer festivals, Foligno’s historic markets, and the shores of Lake Trasimeno. Outdoor enthusiasts can enjoy hiking, cycling, and exploring the Apennine mountains, while food lovers find daily pleasure in traditional Umbrian cuisine.
Accessibility & Infrastructure
Umbria is well-connected by road, especially via the E45 (Orte–Ravenna) and SS 75 Centrale Umbra, which link major towns including Foligno and Perugia. The Perugia Airport provides domestic and limited international connections, while the closest major international airports are in Rome and Florence. Rail lines connect Umbria to Rome and Florence, though it is worth noting that the Italian alta velocità (high-speed rail network) currently bypasses the region, meaning journeys are somewhat longer than in neighbouring Tuscany.
Why Buy in Umbria?
Umbria offers a compelling alternative to Tuscany: authentic Italian living, beautiful scenery, and excellent value. With property prices ranging from € 1,326 per m² in Perugia to under € 1,000 per m² in parts of Terni, buyers can choose between cultural hubs, historic hill towns, and quiet countryside retreats. Towns like Orvieto and Assisi highlight the region’s enduring appeal, blending history, beauty, and accessibility in a way few other Italian destinations can match.
