How much is a house in Friuli, and where are prices lowest?

The figures come from the Italian tax agency, the Agenzia delle Entrate, and its property market observatory, the OMI. The observatory divides every town into zones and, twice a year, publishes a value range per square metre for each type of home and each state of repair. For each town we take the midpoint of every zone, for flats in average («normal») condition, and then the median across the zones. The figures here are from the first half of 2026, the latest published.

Lignano Sabbiadoro tops the list at €3,040/m². Next come Sappada (€2,450/m²), Grado (€2,200/m²) and Trieste (€2,100/m²) – beach, ski slopes and a port city – and then the other towns around Trieste. After them come Tarvisio (€1,290/m²), Tavagnacco (€1,290/m²) and Udine (€1,275/m²).

The darker the dot, the dearer the town. Dark green gathers around Pordenone and Udine, in Trieste and on the coast; the palest dots sit in the Natisone valleys, the Val Tramontina and inner Carnia.

At the bottom, at €520/m², are Drenchia, Grimacco, Savogna and Stregna, all in the Natisone valleys. Cheap usually has a reason: Drenchia is 55 min from Udine and 57 min from the nearest A&E (see hospitals and emergency departments). But not everything cheap is remote: Faedis and Nimis, under half an hour from Udine, are at €695/m².

Median town in each of our reading zones, flats in average condition:

• Trieste and the Karst: €1,660/m²
• Lignano, Latisana and Marano: €1,200/m²
• Grado and Aquileia: €910/m²
• Udine and its ring of towns: €910/m²
• Pordenone and the western plain: €905/m²
• Central Friuli and Palmanova: €870/m²
• Lower Friulian plain: €825/m²
• Moraine hills and San Daniele: €825/m²
• Monfalcone and the Bisiacaria: €825/m²
• Gemona, Venzone and Lake Cavazzo: €750/m²
• Carnia and Sappada: €740/m²
• Collio, Gorizia and the Isonzo: €730/m²
• Tarvisio, Canal del Ferro and Val Resia: €720/m²
• Spilimbergo, Maniago and the magredi: €700/m²
• Tarcento and the Torre valleys: €695/m²
• The Pordenone foothills and Piancavallo: €650/m²
• Friulian Dolomites and Val Tramontina: €565/m²
• Cividale and the Natisone valleys: €550/m²

A median hides the outliers: within Carnia, Sappada is at €2,450/m² and Cavazzo Carnico at €585/m².

A detached house is not automatically dearer per square metre: the regional median for villas and detached homes is €750/m², against €790/m² for flats. Set the OMI rent against the price and the median gross yield comes to 4.8% – a paper figure, before tax, running costs and empty months.

Sales in 2025 totalled 17,922 homes across the region: 7,876 in the province of Udine, 3,968 in Trieste, 3,851 in Pordenone and 2,227 in Gorizia. Homes sold in the province of Pordenone were larger (135 m² on average) than in the province of Trieste (97 m²), and the most common size band was over 145 m², 26% of all sales.

Town-level sales figures exist only where the agency names a town in its regional report: 94 of 215. Cities and the seaside lead:

Relative to the housing stock, the busiest markets are small: 4.2% of homes in Chiopris-Viscone changed hands in a year, 4.1% in Montenars, 3.6% in Tarvisio, against 2.4% for the region.

Prices. By the agency's own average, values rose in 2025: +4.2% in the four provincial capitals, +1.1% elsewhere; Gorizia +7.7%, Trieste +6.3%, Udine the only capital to fall (-1.6%). Town by town, from the first half of 2025 to the same period of 2026, the OMI value stayed put in 161 towns of 214, rose in 50 and fell in 3. We do not draw a five-year comparison: it would straddle the 2024 redrawing of the OMI zones, after which, the agency warns, old and new values cannot always be compared.

• Not a sale price. It is a range for a zone, revised every six months from several sources, including the prices in notarial deeds.
• Not your house. It refers to average condition: a freshly renovated flat sits above it, one needing work below.
• Not the same across a town. In Duino Aurisina the zones run from €1,500/m² to €7,800/m² (Portopiccolo, valued only in very good condition), in Grado from €850/m² to €3,800/m².
• Not a valuation. The agency itself says its figures are broad indications; only a surveyor's appraisal can value a specific home.
• Gross floor area, walls included.

For what a budget buys in square metres, see what €200,000 buys in Friuli.