Investing in Pisa in 2026: Is it really worth it?

Pisa is not Florence. And for this very reason, it's more attractive to many investors.
In 2026 the Pisan real estate market continues to move in a solid way, without hysterical peaks but with clear fundamentals: real demand, still affordable prices and more than one lever for returns if the property is chosen and managed wisely.

The right question isn't "is it worth investing in Pisa?".
The right question is: Who is it suitable for and in which areas?.

Real estate market trends: numbers that matter

In the first half of 2025 Pisa showed concrete signs of growth:

• +15% of purchase application in the city
• +12.8% in the province
• average selling price around €2,700/m2 in the city e €1,700/m2 in the province
  
  

The market is moving in line with the national recovery, but with one peculiarity: real estate in energy class A and B They are registering increases in value up to 15%, while older properties remain stable. This creates an attractive range for those investing in redevelopment.

Forecasts for 2026 speak of a real estate turnover growth around 8%, also supported by:

• university
• Cisanello health center
• public investments linked to the PNRR
  
  

Rents, meanwhile, are rising by approximately 61 TP3T annually. Not because of trends, but because of structural demand.

Short-term rentals: opportunities yes, but not for everyone

In 2025 Pisa saw a real boom in short-term rentals:

• tourist units +33%
• short-term ads +44%
  
  

The historic center, the coast, and the Cisanello area are the most affected areas. There is potential for profitability, especially in well-located properties, where ROI can reach as high as between 4% and 7% if the management is done professionally.

That said, ignore the topic saturation It would be naive. More supply means:

• greater competition
• increased pressure on prices
• greater attention from local administrations
  
  

Anyone entering the short-term rental market in Pisa today must do so with a clear strategy, not copying what worked three years ago.

Medium-long term rentals and students: the backbone of the city

Pisa remains a true university city, not just a facade. Students, postgraduates, healthcare workers, and researchers guarantee a constant demand, less volatile than tourism.

University and semi-central areas often offer the best balance between:

• purchase price
• ease of rental
• low risk
  
  

In particular, less “Instagrammable” but well-connected neighborhoods continue to perform better than many investors expect.

Prices by area: where it makes sense to look

Indicatively, market values show this scenario:

• Pisan coast (Marina, Tirrenia): high prices, strong tourist vocation, but marked seasonality
• Historic center: high demand, attractive returns, but beware of entry costs and regulations
• Door to Lucca: balanced, residential and well-located area
• Cisanello and Pisanova: excellent for healthcare and medium-long term rentals
• Pratale, Don Bosco, Landi: more affordable prices, good growth potential
• Extreme suburbs: economical, but to be evaluated very carefully on a case-by-case basis
  
  

In 2026, more than ever, whoever buys well wins, not those who buy power plants at all costs.

Real risks to consider

In Pisa, as in other Tuscan cities, we are starting to hear:

• pressure on the residential market
• requests for regulation of short-term rentals
• greater attention to energy standards
  
  

Those investing today must also consider:

• management costs
• possible future limits on tourist rentals
• need for efficient and updated properties
  
  

Green investments and well-designed renovations remain those with the best risk-return ratio, thanks in part to the incentives provided in the 2026 budget and the PNRR funds earmarked for the Pisa area.

So, is it worth investing in Pisa in 2026?

Yes, but not blindly.
Pisa is a city that rewards:

• informed investors
• clear strategies
• professional management
  
  

It's not the right place for those seeking miraculous returns with no commitment. However, it's very interesting for those looking to build a solid, scalable, and sustainable investment over time.

The value of a partner like Eweka

This is where Eweka comes in.
Investing in Pisa isn't just about choosing whether to rent for a short or long term, but also about understanding:

• where to buy
• with what formula
• with what level of risk
• and above all How to manage your property after purchase
  
  

Eweka supports owners throughout the entire process: analysis, strategy, and operational management. The goal is not to maximize theoretical revenue, but optimize real performance, reducing errors, improvisations and regulatory surprises.

In 2026, in Pisa, the winner is not the one who runs the longest.
Whoever is best structured wins.