Are you thinking about buying a beach house in Tuscany without breaking the bank? Wondering which coastal areas offer the best value per square meter? You’re in the right place! In this updated 2025 guide, we reveal the top seaside towns in Tuscany to buy a home, breaking it down province by province. We analyze current real estate prices and offer practical tips for investing wisely—even on a budget.

With over 300 km of coastline featuring golden beaches, shady pine forests, and picturesque seaside villages, Tuscany offers diverse opportunities. Let’s explore where it really pays off to buy in 2025!

The Most Beautiful Beaches in Tuscany: From Versilia to Elba

Where is Tuscany’s most beautiful sea? Along nearly 400 km of coast, you’ll find golden sands, dramatic cliffs, and hidden coves that rival more exotic destinations. The most beloved spots include:

• Forte dei Marmi and Pietrasanta in Versilia (LU) – stylish and sophisticated
• Argentario (GR) – crystal-clear waters and stunning scenery
• Elba Island – nature-rich with many beaches
• Castiglioncello (LI) – romantic rocky coastline
• Marina di Massa (MS) – perfect for families

Where to Buy a Beach House in Tuscany?

Seaside property in Tuscany can seem pricey, but there are still towns with affordable prices per square meter. Here are some of the best value options:

• Vecchiano (PI) – around €1,700/m²
• Rosignano Solvay and Vada (LI) – approx €2,100/m² and €2,250/m²
• Piombino center (LI) – one of the most accessible coastal towns at €1,600/m²

These towns offer a solid mix of coastal quality, services, and affordability.

Beach House Prices by Province (North to South)

Massa-Carrara Province

• Marina di Carrara: average €2,600/m², with deals possible below €2,000/m²
• Marina di Massa: peak prices around €3,200/m², but Partaccia–Ricortola is cheaper at €2,100/m²
• Montignoso: average €3,250/m²

Lucca Province

• Forte dei Marmi – Vittoria Apuana: about €8,600/m², some properties above €10,000/m²
• Roma Imperiale: average €12,000/m²
• Pietrasanta: approx €5,500/m²
• Lido di Camaiore: about €4,150/m²
• Viareggio: elite areas (Città Giardino, Lungomare) are above €5,000/m², while the southern zone averages just over €2,000/m²

Pisa Province

• Vecchiano: around €1,700/m²
• San Rossore: approx €2,000/m²
• Marina di Pisa, Tirrenia, Calambrone: around €2,600/m²

Livorno Province

• Livorno (Ardenza, Mascagni): about €2,200/m²
• Quercianella: around €2,600/m²
• Rosignano Marittimo (Chioma, Nibbiaia): about €2,500/m², with inland options at €2,100/m²
• Castiglioncello: premium at €3,400/m²
• Rosignano Solvay: around €2,000/m²
• Vada: around €2,200/m²
• Cecina (San Pietro/Buca del Gatto): about €2,150/m²
• Marina di Cecina: risen to €3,000/m² in 2025
• Marina di Bibbona: approx €2,700/m², peaks at €3,000/m²
• Marina di Castagneto: around €2,750/m²
• San Vincenzo: North ~€2,900/m², South ~€2,600/m²
• Baratti / Populonia Alta: about €2,700/m²
• Piombino center: around €1,600/m²

Elba Island

• Porto Azzurro: approx €3,150/m², slightly lower in Barbarossa area
• Capoliveri: average €3,300/m², villas around €4,000/m²
• Campo nell’Elba: Marina di Campo ~€3,300/m²; Secchetto, Cavoli, etc. ~€3,700/m²
• Marciana: coast (Pomonte–Procchio) ~€4,500/m²; inland ~€3,300/m²
• Portoferraio: coast (Biodola–Padulella/San Giovanni–Bagnaia) ~€3,100/m²; town center ~€2,400/m²
• Rio: Costiera ~€3,500/m²; Capo d’Arco ~€4,000/m²; Porticciolo ~€3,000/m²; Rio Marina center ~€2,700/m²

Beach House in Tuscany: Grosseto Province

• Follonica: central area ~€3,000+/m², outskirts ~€2,000/m²
• Scarlino: average ~€2,700/m², luxurious properties >€5,000/m²
• Castiglione della Pescaia: Punta Ala & surroundings ~€4,200/m², villas >€8,000/m²
• Roccamare / Riva del Sole / Rocchette / Cannucce: trending near €4,900/m²
• Castiglione center: ~€4,000/m²
• Tirli / Vetulonia / Buriano: below €2,500/m²
• Marina di Grosseto: ~€3,000/m², dropping to ~€2,400/m² further south
• Orbetello: ~€3,200/m²
• Giannella / Santa Liberata: ~€4,000/m²
• Ansedonia: ~€3,800/m², luxury >€7,000/m²
• Porto Santo Stefano: ~€4,100/m²
• Porto Ercole: ~€5,000/m²
• Cannelle–Sbarcatello coast: ~€6,000/m²
• Capalbio: ~€2,700/m², villas >€4,000/m²

Isola del Giglio

If you love crystal-clear water, unspoiled nature, and tranquility, the Giglio Island is the perfect place to buy a beach house in Tuscany. Prices are relatively high:

• East coast (Arenelle–Cannelle) and West coast (Campese–Allume): ~€4,000/m²
• Giglio Castello: ~€3,600/m²
• Other areas of the island: ~€3,000/m²

Explore the map above to plan your budget and find your dream beach house in Tuscany in 2025. Whether you’re aiming for budget-friendly or high-end, there’s something for every preference and wallet.

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