Italy’s coastal property market was expanding in almost all areas during the second half of 2025, according to Tecnocasa. The picture is far from uniform: San Teodoro in Sardinia saw the sharpest rise among the locations highlighted, while parts of Calabria and Sicily still sit at much lower price points.
Foreign demand is now described as a structural feature of the market rather than something restricted to the most expensive resorts. At the same time, limited new-build supply, short-let investment and redevelopment projects are shaping where prices are moving fastest.
Italy coastal property market: key findings
New homes are in short supply across many stretches of the coast because of high construction costs. Where they are available, the difference compared with second-hand housing can exceed 50–60%.
The market is also being influenced by demand from overseas buyers. Tecnocasa highlights growing interest from across Europe and beyond, including purchasers looking for second homes, longer stays or properties connected with rental income.
San Teodoro and Sardinia’s rising coastal property prices
San Teodoro recorded a 25% increase for small, good-condition homes, climbing from €3,200 to €4,000 per m². Tecnocasa links the rise to strong demand, limited stock and an increasingly visible British and German buyer presence.
Nearby, Loiri and Porto San Paolo rose by 6.2%. Homes close to the beach trade at €3,000–€4,000 per m², while seafront properties can reach €6,000 per m².
Around Olbia, Pittulongu is the priciest part of the local market. Good-condition homes are valued at €4,000–€5,000 per m², and new homes in Olbia Mare can reach €6,000 per m².
The fastest-rising coastal locations in Italy
Calabria and Abruzzo
Scalea was one of the standout markets in Calabria, rising 10%. Prices are around €1,000 per m² in central areas and €1,500–€1,600 per m² in Baia del Carpino.
In Abruzzo, Tortoreto Lido recorded growth of 9.3%. Good-condition second-hand seafront homes are priced at €2,000–€2,500 per m², while new first-row homes can approach €5,000 per m².
Liguria and Friuli Venezia Giulia
Rapallo saw a 9% increase in its second-home market. Seafront homes are around €5,000 per m², with prestigious properties reaching €10,000 per m².
In Grado, prices rose 7.6%. Good-condition second-hand homes in the centre are valued at €3,000–€4,000 per m², and central peaks reach €5,500–€6,000 per m². The market draws buyers from Slovenia, Hungary, Austria, Germany and Slovakia.
Campania and Sicily
Amalfi recorded a 9.6% increase, although prices are already high. Seafront values range from €6,000 to €10,000–€11,000 per m², with higher peaks also reported.
In Sicily, Milazzo and Marsala both rose by 7.1%.
- In Milazzo, second-hand seafront homes in Tono average around €2,000 per m², while new properties in Ngonia reach €4,000–€4,500 per m².
- In Marsala, good-condition second-hand homes are valued at €2,000 per m², and new homes can reach €3,500 per m².
Lower-priced coastal homes in Italy
For buyers focused on lower entry prices, the report highlights a handful of coastal markets that remain considerably cheaper than the better-known resorts.
- In Balestrate, Sicily, homes needing renovation are priced at €600–€700 per m², while habitable homes are around €900 per m².
- At Porto Selvaggio in Puglia, values are reported at €1,050 per m².
- Termoli, in Molise, remains stable, with waterfront homes valued at €2,000–€2,500 per m² and seafront properties reaching €3,000 per m².
- Along the Campanian coast, second-hand homes in Palinuro and the Cilento coastal areas are priced at €2,500–€3,000 per m².
Foreign buyers in Italy’s coastal property market
Tecnocasa identifies Eastern European buyers as an increasingly widespread part of the seaside market, including Poles, Czechs, Hungarians, Slovaks and Lithuanians.
- In Villasimius, the buyer base includes Americans, Germans, British, French and Swiss purchasers.
- French demand is also active in Bordighera, where buyers are looking at villas and detached homes in the hills.
- Further south, Nardò and its coastal areas are attracting American, Dutch and French purchasers.
Coastal markets with stable or falling prices
Not every seaside market is moving upwards.
- Second-hand homes in Riccione fell by 1%, while Follonica in Tuscany recorded a 1.5% decrease.
- Sabaudia dropped by 2.8%, and San Felice Circeo fell by 5.6%.
- The province of Catanzaro saw the largest fall cited, down 7.5%.
Prices in Taormina remained stable. Seafront homes reach €4,000–€5,000 per m², while more peripheral parts of the town are around €2,000 per m².
The figures and market observations are drawn from idealista's Tecnocasa analysis of Italy’s seaside homes.
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