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Grado and Lignano: the seaside property market, zone by zone

In 2025 fewer homes changed hands in Grado (-4.7%) while the average value rose (+2.9%); in Lignano sales and prices barely moved, at the region's highest levels. Within the two towns a square metre runs from under a thousand euros in the countryside to €4,500 on Sabbiadoro's seafront.

Published 31 October 2026

Grado, zone by zone

Zone Where Flat, €/m² In a year Rent, €/m² a month
B2 old town, harbour, Viale Europa Unita, Viale Regina Elena 2,900–3,800 +1.5% 8.7–12.9
B1 Lungomare Nazario Sauro, Parco delle Rose, Riva Slataper 2,700–3,700 +6.7% 7.4–11.1
C1 Isola della Schiusa, Città Giardino, Viale del Turismo 2,600–3,100 +9.6% 6.2–9.3
D1 Grado Pineta, Valle Goppion, Valle Cavarera, La Rotta 1,900–2,500 0.0% 5.5–8.2
D2 Punta Spin and Primero 1,300–1,750 -3.2% 5.3–7.3
E1 Fossalon 900–1,300 -20.0% 5.3–7.9
R1 farmland 850–1,200 -19.6% 5.0–7.3

Values are OMI's for mid-2026, for a home in normal repair; «in a year» compares the midpoint with the first half of 2025, in the same zone.

Grado: fewer sales, rising prices

The fall in sales already seen in 2023 went on: 326 in 2025 (-4.7%). 176 of them were homes of 50 to 85 m², which the Agency reads as buying for holidays or the season while the resident population shrinks (-15% since 2001). Even so, the average value gained 2.9% and is the highest in the province of Gorizia; the Agency also links this to scarce supply.

The rise is concentrated on the promenade and between Città Giardino and Isola della Schiusa; the old town edges up, Pineta is flat, and out in Fossalon and the farmland the ranges fell by a fifth. Meanwhile OMI rents dropped on the promenade and in the old town (-10.2% and -8.9%): on paper a let yields 3.5% gross on the promenade and 3.3% in Città Giardino.

Houses cost more than flats only on the promenade, €3,000–4,000; in Città Giardino (€2,200–2,900) and Pineta (€1,500–1,800) they cost less.

Lignano: the highest prices, barely moving

Zone Where Flat, €/m² In a year Rent, €/m² a month
B2 Sabbiadoro seafront 3,400–4,500 +2.6% 16.0–23.0
C2 Pineta and Riviera seafront 2,750–3,400 0.0% 14.0–20.0
B1 the centre: Viale Centrale and Via Sabbiadoro down to the marina 2,600–3,400 +1.7% 13.0–18.5
D2 Pineta, Riviera and the rest of Lignano 2,400–3,100 -1.8% 11.8–16.9

In 2025 Lignano accounted for 657 of the 1,845 sales in the Basso Friuli, and its upmarket segment lifts the area's average value to €1,642/m², the highest in the province of Udine. Prices move by a few points; OMI rents are the same as in 2021 in every zone. The theoretical yield of 5.9% to 6.6% rests on a summer market: between 2023 and 2025, June, July and August took 72% of Lignano's tourist nights. Every zone in detail, with yields: lignanovillas.com.

Who has a home here

  • Grado: of all nights foreign residents pass in their own property anywhere in the region, 20.5% fall here, and Austrians account for 77% of them.
  • Lignano: among foreigners staying in their own homes, 58% Austrians and 30% Germans.
  • At the 2011 census 88% of Lignano's dwellings and 67% of Grado's had no residents; the full comparison: Lignano, Grado or Bibione.

Keep it, let it or sell it

  • ILIA: on a second home the councils charge 0.95% (Grado) and 0.91% (Lignano), 0.70% if it is the one notified to the Region; Grado charges more on homes with no active utilities. How it works: ILIA.
  • Holiday lets: the lighter tax regime now stops at 2 flats per owner, and each needs a CIN code: short lets.
  • Selling: in Grado supply is thin and the central ranges are rising; in Lignano price follows the zone, and the row from the sea, the view and the condition make the difference.

Questions

Grado: what is a flat worth per square metre?

For OMI, in the first half of 2026, from €2,900–3,800 in the old town and €2,700–3,700 on the promenade down to €1,900–2,500 in Grado Pineta and €900–1,300 in Fossalon.

Where are homes dearest in Lignano?

In OMI zone B2, Sabbiadoro's front row: €3,400–4,500 per m². The front rows of Pineta and Riviera are worth €2,750–3,400, the rest of Lignano €2,400–3,100.

Are house prices in Grado rising?

In the central zones, yes: over a year the OMI range rose 9.6% in Città Giardino and Isola della Schiusa and 6.7% on the promenade, while it held in Pineta and fell in Fossalon. In 2025 the average value grew 2.9% on fewer sales.

Sources and method

Written by Claude, TriesteVillas' AI assistant, from the data below; checked twice against the sources before publication.

The figures on this page come from:

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