Living in Siena

Cafe terraces under red awnings below Palazzo Sansedoni on Piazza del Campo, Siena, with people at lunchtime

Holiplanet · Living in Siena

Thinking of moving to Siena?

Living in Siena means a small university city of about 53,000 people, a car-free medieval centre split into 17 contrade, and quieter districts and villages outside the walls. This guide sets out what each area costs to rent, which paperwork applies to you and how daily life really works, from the hospital and schools to the Palio, with checked facts and dates.

Google tells you what exists in Siena. Holiplanet helps you understand what living there would actually mean for you.

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Independent local guide · Data from official and verified sources

Photo: MChe Lee · Unsplash License · source

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Siena at a glance

The essentials in one minute, before you decide whether to read on.

52,990residents in the municipality (ISTAT, 1 January 2025)
10.4%foreign residents: 5,524 people (ISTAT, 1 January 2025)
28.4%of residents aged 65 or over; average age 49.0 (ISTAT, 2025)
€11.99/m²average asking rent a month, September 2026 (Immobiliare.it)
€2.00a city bus ride, valid 70 minutes; €42.20 a month (from 1 Aug 2026)
66thprovince for crimes reported per resident, the lowest rate in Tuscany (Il Sole 24 Ore, 2026)

What living here is like

  • A walkable hilltop centre inside the walls where cars are banned and life runs on foot; most residents live in the districts and villages outside the gates.
  • Every street inside the walls belongs to one of 17 contrade, the neighbourhood societies that run the Palio and much of the city’s social life.
  • Two universities, the University of Siena and the University for Foreigners, and a large university hospital at Le Scotte shape the job market and the rental market.

What surprises newcomers

  • Siena has no airport and no high-speed rail: Florence is about 1.5 hours by direct regional train, Pisa airport about 2 hours.
  • Renting is unusually common: 17.5% of the city’s homes are let, against a regional average of 7.9% (Fiaip, July 2026), largely to students and temporary workers.
  • The historic centre has been closed to traffic since 11 July 1965, and its gates are watched by cameras 24 hours a day.
  • Twice a summer the Palio takes over the Campo, and your contrada may take over your evenings.

Sources: ISTAT resident population and foreign residents at 1 January 2025 (via Tuttitalia); Immobiliare.it Insights, Siena, September 2026 (quoted, not linked); Autolinee Toscane fares from 1 August 2026; Il Sole 24 Ore Crime Index 2026 (via gonews.it, 12 October 2026); Fiaip via La Nazione (29 July 2026); University of Siena travel information (2026). Checked October 2026.

Who actually lives in Siena?

A small, old and very academic city of about 53,000 people, from ISTAT’s official figures.

Age (1 January 2025)

Under 1510.4%
15–6461.2%
65 and over28.4%
  • 52,990 residents and 26,436 households, about 1.97 people each (ISTAT, 31 December 2024).
  • An old city: the old-age index is 274 people aged 65+ for every 100 under 15, and the average age is 49.0.

Nationality: one resident in ten is foreign

Romania723
Albania433
Ukraine383
Kosovo150
Moldova145
Poland114
  • 5,524 foreign residents, 10.4% of the population, on 1 January 2025.
  • The largest groups come from Romania, Albania and Ukraine; the figures count registered residents only, not students who keep their residence at home.

Students, renters and spending: what it means for you

  • The University of Siena is in Censis’s medium-size band of 10,000–20,000 students; the University for Foreigners adds Italian-language students all year.
  • Of the 2,459 homes let in the city in 2025, 33.6% were on «transitorio» contracts of up to 18 months, the type used by students and temporary workers (Fiaip, July 2026).
  • Households in Tuscany spent €3,108 a month on average in 2025; one-person households in Italy €2,070, of which 42% went on housing, water and energy (ISTAT, October 2026).

What this means

Siena is a city of students, hospital and university staff and long-time Sienese families, with a much older population than the Italian average. Rents are driven by the academic year: flats near the faculties and the hospital let quickly before each semester. With a foreign salary, a pension or two incomes, the centre is realistic; on one local salary, start with the districts outside the gates, where asking rents are €10–11.50/m².

Data by neighbourhood. The City of Siena does not publish population, age or nationality figures by contrada or district in a form we could read (its open-data portal blocked our tools in October 2026), so the area profiles below describe who lives there from housing and services, not from statistics.

Sources: ISTAT data processed by Tuttitalia (population and households at 31 December 2024; age structure and foreign residents at 1 January 2025, post-census); Censis university ranking 2026/27 (University of Siena press release, 15 July 2026); Fiaip via La Nazione (29 July 2026); ISTAT household spending 2025 (8 October 2026). Checked October 2026.

Is Siena right for me?

01

What is a normal week like in Siena?

In short: on foot inside the walls, by bus or car outside them: you shop at the neighbourhood greengrocer, plan errands around the day-trippers, go to Florence by bus or train and, in summer, follow your contrada.

Marta, researcher in the Terzo di Camollia

  1. 8.00 Coffee at the counter, then a ten-minute walk to the faculty.
  2. 13.00 Lunch with colleagues; the centre is calmer once the tour groups leave.
  3. Friday The farmers’ market at La Lizza, 8:00–13:00.
  4. Saturday The bus to Florence for an exhibition, back in time for dinner.
  5. July Dinners at long tables in the contrada’s streets in the days around the Palio.

The Rossi family in Petriccio

  1. 7.45 School run by car, outside the walls and the ZTL.
  2. 8.15 One parent drives five minutes to the Le Scotte hospital.
  3. 17.00 Sport and the supermarket in the districts outside the walls.
  4. Saturday Parking outside a gate and walking up into the centre.
  5. Sunday A drive into the Crete Senesi or the Chianti hills.

Illustrative days built from facts in this guide; not real people.

Shoppers walking between clothing stalls at a weekly street market under tall trees in Siena
Market day under the trees: daily life is local and on foot · Photo: Barney Goodman · Unsplash License · source
02

What are the pros and cons of living in Siena?

In short: beauty, a car-free centre, a strong sense of community and a major hospital; against that, a small job market, no airport or fast trains, a rental market tilted towards students, and an old population.

Pros

  • A centre you live on foot, closed to traffic since 1965.
  • Community: the 17 contrade run events, dinners and the Palio all year.
  • A large university hospital, Santa Maria alle Scotte, with about 840 beds.
  • The lowest rate of reported crime among Tuscany’s ten provinces (Il Sole 24 Ore, 2026).
  • The Chianti, Crete Senesi and Val d’Orcia countryside on your doorstep.

Cons

  • A small local job market, mainly university, hospital, life sciences and tourism.
  • No airport and no high-speed rail: Florence is about 1.5 hours by direct regional train.
  • Asking rents of €13.11/m² in the centre (September 2026), close to larger cities.
  • Steep streets and stairs everywhere; few lifts in old buildings.
  • Busy with day visitors from spring to autumn, and very crowded on Palio days.
03

Is it worth relocating to Siena?

In short: yes, if you want a small, safe, walkable city with a real community and can bring your income, study, teach, work in healthcare or retire here; think twice if you need a big job market or frequent flights.

A good fit if you…

  • work remotely, in a university, in healthcare or in life sciences;
  • want a human-scale city and are happy to walk up and down hills;
  • enjoy taking part in local life and traditions, not just watching them;
  • want Florence within reach for culture and flights.

Think twice if you…

  • need a large corporate job market;
  • fly often: the nearest airports are Florence and Pisa;
  • want nightlife beyond student bars and wine bars;
  • find stairs difficult and want a car at your door in the centre.

Holiplanet’s editorial assessment, based on the data on this page.

04

Is Siena expat-friendly? Is there an international community?

In short: it is international in a quiet way: one resident in ten is foreign, the University for Foreigners brings students from all over the world, and there is an IB international school; but the expat community is small and the paperwork stays Italian.

  • 5,524 foreign residents (10.4%) on 1 January 2025, the largest groups from Romania, Albania and Ukraine (ISTAT).
  • The University for Foreigners of Siena runs Italian language and culture courses all year, and the CILS certificate of Italian as a foreign language.
  • The International School of Siena teaches the International Baccalaureate in English, from ages 3 to 18, in Petriccio.
  • English is common in hotels, restaurants and the universities; at the registry office, the Questura and the health desks you will need Italian or a helper.
Italian courses at the University for Foreigners →International School of Siena →
05

Is Siena safe to live in?

In short: yes, by Italian standards: the province of Siena has the lowest rate of reported crime in Tuscany; the risks to watch are theft and online fraud rather than violent crime.

  • Il Sole 24 Ore Crime Index 2026 (2025 data): province of Siena 66th nationally, with 3,011.2 reports per 100,000 residents and 7,814 reports in total, the lowest rate of the ten Tuscan provinces (Florence 2nd, 6,374).
  • In the previous edition (2024 data), Siena also stood out for thefts, especially from homes (936 cases, 21st nationally) and for fraud and online scams (10th nationally), as reported by Radio Siena TV (3 November 2025).
  • No official crime figures are published by neighbourhood, so we do not rank areas by safety.
Il Sole 24 Ore Crime Index (Italian) →
06

What is the climate like in Siena?

In short: hot, dry summers and cool, damp winters on a hilltop at about 320 metres: July averages 24.1 °C, January 6.4 °C, with about 825 mm of rain a year (1991–2020).

The numbers

  • Average highs of about 30.5 °C in July and lows of about 3.1 °C in January (1991–2020).
  • Heatwaves are real: 40.7 °C was recorded in July 1983 and 40 °C in August 2017; snow is rare.

What it means for a home

  • Ask whether the flat has shutters, air conditioning or fans: top floors under the roof heat up most.
  • Thick-walled medieval buildings stay cool in summer but can be cold and damp in winter: ask about the heating and last year’s bills.

Climate averages 1991–2020 and records as published by Climates to Travel (checked October 2026); ISTAT has not yet published comparable figures for Siena that our tools could read.

07

What is the Palio, and what is it like to live with the contrade?

In short: the Palio is the horse race run in Piazza del Campo every 2 July and 16 August; the 17 contrade that compete in it are also the city’s neighbourhood societies, with their own museum, church, fountain and year-round social life.

  • The races: 2 July (Palio di Provenzano) and 16 August (Palio dell’Assunta); extraordinary races can be added, and dates can slip: in 2026 the races were run on 3 July and 18 August.
  • Who runs: only 10 of the 17 contrade take part in each race: the seven that sat out the previous one, plus three drawn by lot. Horses are assigned by lot at the «tratta», then six trial runs lead up to the race.
  • Daily life: each contrada has its own museum and most have a fountain where newborn members are baptised; membership is traditionally by birth, and residents work on the contrada’s activities all year.
  • What you will notice: drums and flag-wavers in the streets, long dinners at tables in the lanes around each race, and a Campo covered in earth and packed with people; check the City’s ordinances before you plan a delivery or a move in late June, July and mid-August.
  • Holiplanet tip: the open-air dinners and public events of your contrada are where many newcomers first meet their neighbours; go, listen and respect the rivalries.
City of Siena: official Palio site (Italian) →Visit Tuscany: the Palio explained →
Crowds filling Piazza del Campo around the earth-covered Palio track, with the Cappella di Piazza behind
Palio day: the Campo turned into a racetrack · Photo: Lex Brogan · Unsplash License · source
08

Is Siena good for families, retirees, remote workers and students?

In short: yes for all four, if each checks the rule that applies to their status and chooses the right side of the walls.

Families

An IB international school for ages 3–18 in Petriccio, Italian state schools, a large university hospital, and space, gardens and parking outside the walls.

Retirees

A safe, walkable centre and a major hospital, but steep streets and stairs. Non-EU retirees usually need the elective residence visa: passive income set by the consulate, no work.

Remote workers

EU citizens register residence after three months. Non-EU remote workers need the digital nomad visa: at least €24,789 a year for a single applicant, a degree or five years’ experience, six months of remote work.

Students

The University of Siena and the University for Foreigners; a yearly city bus pass costs €278.70 for students (Autolinee Toscane, from 1 August 2026), and a third of all leases in the city are short «transitorio» contracts.

09

Can I live in Siena without speaking Italian?

In short: for a while, in the university, hotels and restaurants; for the registry office, the Questura, health desks, landlords and your contrada you will need Italian, and Siena is one of the best places in Italy to learn it.

Where English works

  • Universities, the international school and research labs.
  • Hotels, restaurants and many shops in the centre.
  • The 112 emergency number, which handles several languages.

Where Italian matters

  • Registry office (anagrafe), Questura, ASL health desks, tax office.
  • Leases, condominium meetings, builders and utilities.
  • Contrada life, local jobs and most friendships.

Where to learn

  • University for Foreigners of Siena: ordinary courses at every level from A1 to C2, 80 hours a month; €570 a month or €1,550 for three months for courses until December 2026, €610 or €1,670 from January 2027 (fees include the €16 stamp duty).
Course levels, dates and fees →
10

Is it easy to make friends in Siena?

In short: easier than in a big city if you join in: Siena is close-knit, so become a familiar face in your contrada, at your bar and at the market.

  • Neighbourhood life: the same bar every morning, the greengrocer, the evening walk along Banchi di Sopra.
  • Contrade: dinners, festivals and volunteer work all year, not only at Palio time.
  • Students and academics: university associations and language exchanges with Italian students and the foreigners’ university.
  • Outdoors: walking and cycling in the Crete Senesi, the Chianti and along the Via Francigena.
Siena restaurants directory →See daily life in the Siena media gallery →
Blue-and-white Onda contrada flags and street lamps above a sloping Siena lane set with long wooden tables for a neighbourhood dinner
Tables set for a contrada dinner in the lanes · Photo: Barney Goodman · Unsplash License · source

Can I afford Siena?

Costs by household and asking rents by zone, side by side, with dates.

11

How much do I need each month to live in Siena?

In short: about €1,200–1,500 for a single person living simply outside the walls, €1,400–1,800 inside them, €2,300–2,900 for a comfortable couple and €2,900–3,800 or more for a family. Rent is the main variable.

Single · outside the walls

€1,200–1,500per month
  • 1-bed of 50 m² in Porta Romana, Camollia or Petriccio, about €510–520
  • Electricity about €55, plus gas heating
  • Bus pass €42.20

Single · inside the walls

€1,400–1,800per month
  • 1-bed of 50 m², about €660
  • Energy, phone and internet on top
  • Walk everywhere; no car needed

Couple · comfortable

€2,300–2,900per month
  • 70 m² flat, about €730–920
  • Energy, two bus passes €84.40
  • Food, eating out, trips

Family with 2 children

€2,900–3,800+per month
  • 100 m² in Petriccio or Costalpino, about €1,040–1,100
  • A car, energy, activities
  • International school fees not included

Holiplanet estimates. Rents from Immobiliare.it average asking rents by zone (September 2026; quoted, not linked); electricity from the ARERA protected price for a typical household from July 2026, about €633 a year (Unione Nazionale Consumatori via QuiFinanza, 4 July 2026); Autolinee Toscane fares from 1 August 2026; ISTAT household spending 2025: households in Tuscany spend €3,108 a month, one-person households in Italy €2,070.

Baskets of fresh vegetables and fruit outside a greengrocer on a Siena street, passers-by out of focus
Fresh produce on an old-town street: food shopping is local and seasonal · Photo: Kristina C · Unsplash License · source
12

How much does it cost to rent a flat in Siena?

In short: average asking rents were €11.99/m² a month across the city in September 2026, unchanged on a year earlier: from €10.20/m² outside Porta Romana and Porta Pispini to €13.46/m² outside Porta Tufi and Porta San Marco, with the centre at €13.11/m².

Fuori Porta Tufi, Fuori Porta San Marco · €13.46/m²1-bed €670 · 2-bed €1,010 · family 3-bed €1,350
Centro Storico (the three Terzi inside the walls) · €13.11/m²1-bed €660 · 2-bed €980 · family 3-bed €1,310
Scacciapensieri, Le Tolfe, Monteliscai · €12.83/m²1-bed €640 · 2-bed €960 · family 3-bed €1,280
Ravacciano, Stazione · €12.43/m²1-bed €620 · 2-bed €930 · family 3-bed €1,240
Coroncina, Isola d’Arbia, Taverne d’Arbia · €11.69/m²1-bed €580 · 2-bed €880 · family 3-bed €1,170
San Prospero, Cappuccini · €11.36/m²1-bed €570 · 2-bed €850 · family 3-bed €1,140
Pieve a Bozzone, Val di Pugna, Santa Regina · €11.27/m²1-bed €560 · 2-bed €850 · family 3-bed €1,130
Costalpino, Sant’Andrea a Montecchio, Montalbuccio · €10.96/m²1-bed €550 · 2-bed €820 · family 3-bed €1,100
Petriccio, Acquacalda, Vico Alto, San Miniato · €10.42/m²1-bed €520 · 2-bed €780 · family 3-bed €1,040
Fuori Porta Camollia, Cavour, Mentana · €10.38/m²1-bed €520 · 2-bed €780 · family 3-bed €1,040
Fuori Porta Pispini, Fuori Porta Romana · €10.20/m²1-bed €510 · 2-bed €760 · family 3-bed €1,020

Immobiliare.it Insights, average asking rents by zone, September 2026 (quoted, not linked; checked 27 October 2026). Asking prices, not signed contracts; flat-size ranges are Holiplanet estimates for 50 m² (1-bed), 75 m² (2-bed) and 100 m² (family 3-bed). Year on year, rents rose 16.5% outside Tufi and San Marco and fell 14.1% outside Romana and Pispini. Furnished flats and student rooms are priced differently; the deposit cannot exceed three months’ rent (Law 392/1978, art. 11).

13

What is the job market like, and how much can I earn?

In short: small and specialised: the university, the hospital, life sciences and tourism; many international residents bring their income with them.

Who employs people

  • The University of Siena and the University for Foreigners.
  • The university hospital Santa Maria alle Scotte (about 840 beds).
  • Life sciences: GSK makes vaccines at Rosia, in the province; the Toscana Life Sciences campus in Siena hosts labs and start-ups; VisMederi, a vaccine-testing lab founded in Siena in 2009, employs about 250 people (Il Post, November 2025).
  • Tourism, food and wine, in the city and the countryside around it.

Working in English, or for yourself

  • English-language roles are mostly in research labs, the universities, the international school, hotels and wine tourism.
  • Many newcomers work remotely or freelance; the self-employed need an Italian VAT number.
  • Non-EU remote workers: see the digital nomad visa below; over 183 days a year in Italy, Italian tax rules generally apply.

Check your core monthly costs

Rent–
Electricity–
Bus passes–
Core monthly costs–

Rent: Immobiliare.it asking rent for the zone, September 2026. Electricity: about €55 a month (ARERA protected price, July 2026). Transport: €42.20 city pass per adult (from 1 August 2026). Gas, condominium fees, waste tax, food and phone come on top.

Where should I live in Siena?

Ten areas, from the three Terzi inside the walls to the districts outside the gates and the villages in the municipality, each described the same way: who it suits, what daily life is like, what it costs and when to think twice. Open a card for transport, housing and watch-outs. Rents are September 2026 asking rents by Immobiliare.it zone.

Terzo di CittàTerzo di San MartinoTerzo di CamolliaFuori Porta CamolliaSan ProsperoRavacciano and the stationTufi and San MarcoPorta Romana and ValliPetriccio and the northCostalpino and the villagesHelp me choose →

Terzo di Città: the Duomo, Fontebranda and Via di Città

Inside the wallsThe cathedral side of the cityAsking rent €13.11/m²
Best for

Couples, academics and anyone who wants to live among the monuments and walk everywhere.

Feel

The oldest third of the city, around the Duomo, Santa Maria della Scala and the steep streets falling towards Fontebranda; Via di Città links it to the Campo.

Rent

Centro Storico zone €13.11/m²: 1-bed about €660 · 2-bed about €980 · family 3-bed about €1,310 a month (asking, September 2026). Asking sale prices €3,817/m², up 4.7% in a year; agents quoted €3,000–3,200/m² to renovate and €4,000–6,000/m² ready to live in (February 2026).

Think twice if

you need a car at the door, or a lift and a flat floor: streets are steep and stairs are the norm.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Expect long-time Sienese families, university staff and owners of second homes and holiday lets.

Daily life
  • Small food shops, bakeries and osterie; the cathedral museums on your doorstep.
  • Your contrada’s events and dinners, especially in summer.
Getting around
  • On foot; the centre is closed to traffic 24 hours a day.
  • City buses stop at the gates and along the walls.
Housing

Flats in medieval and Renaissance palazzi, often with high ceilings, beams and no lift.

Watch out for
  • Day-tripper crowds around the Duomo and Via di Città from spring to autumn.
  • Check for damp, heating costs and roof condition in old buildings.

Terzo di San Martino: Pantaneto, Salicotto and Porta Romana inside the walls

Inside the wallsUniversity and evening lifeAsking rent €13.11/m²
Best for

Students, young professionals and anyone who wants bars, restaurants and the university close by.

Feel

From the Logge del Papa and Via di Pantaneto, with its restaurants and student bars near the university, down towards Salicotto, the Basilica dei Servi and the inner side of Porta Romana.

Rent

Same Centro Storico zone as the Terzo di Città: €13.11/m², 1-bed about €660 · 2-bed about €980 · family 3-bed about €1,310 (asking, September 2026); sale €3,817/m².

Think twice if

you are a light sleeper near Via di Pantaneto, where evenings are busy during term.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

A mix of students, Sienese families and international residents.

Daily life
  • Osterie and wine bars on Via di Pantaneto; quieter lanes towards the Servi.
  • A short walk to the Campo and the university buildings.
Getting around
  • On foot; buses from Porta Romana outside the walls.
  • Taxis and deliveries need ZTL authorisation.
Housing

Townhouses and palazzi divided into flats; some terraces with views over the valleys.

Watch out for
  • Noise and student lets around the busiest streets.
  • Ask whether the building is mostly short lets or residents.

Terzo di Camollia: Banchi di Sopra, San Domenico and Ovile

Inside the wallsShops, gardens and the FortezzaAsking rent €13.11/m²
Best for

Families with older children, couples and remote workers who want the centre with more everyday shops and green space.

Feel

The northern third of the city, from the shopping street of Banchi di Sopra and Piazza Salimbeni to San Domenico, the La Lizza gardens, the Medici fortress and Via Camollia; Ovile and Vallerozzi slope down to the gates.

Rent

Same Centro Storico zone as the Terzo di Città: €13.11/m², 1-bed about €660 · 2-bed about €980 · family 3-bed about €1,310 (asking, September 2026); sale €3,817/m².

Think twice if

you want silence on Saturday afternoons, when Banchi di Sopra is the city’s main walk.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

The most mixed part of the centre, with offices, shops, families and students.

Daily life
  • The farmers’ market at La Lizza on Friday mornings, 8:00–13:00 (Visit Tuscany).
  • Shops, cafés and the Fortezza’s walks and gardens.
Getting around
  • On foot; Piazza Gramsci, next to La Lizza, is the main stop for city and intercity buses, including those to Florence.
  • Car parks just outside the gates.
Housing

Palazzi and townhouses; some flats with gardens near San Domenico and Camollia.

Watch out for
  • Traffic and buses around Piazza Gramsci at peak hours.
  • Check how far your flat is from a car park if you drive.

Fuori Porta Camollia, Viale Cavour and Mentana

Outside the northern gateEveryday cityAsking rent €10.38/m²
Best for

Budget-conscious couples, families and newcomers who want to walk into the centre without paying centre rents.

Feel

The early 20th-century districts beyond Porta Camollia, along Viale Cavour and towards Mentana: apartment blocks, shops, schools and the bus routes to the north.

Rent

Asking rent €10.38/m² (September 2026): 1-bed about €520 · 2-bed about €780 · family 3-bed about €1,040. Asking sale prices €2,960/m².

Think twice if

you want medieval streets outside your door: this is the ordinary modern city.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Sienese families, students and workers; SoloAffitti, a rentals-only agency, has its office just outside Porta Camollia.

Daily life
  • Supermarkets, everyday shops and services.
  • A 10–15 minute walk through Porta Camollia into the centre.
Getting around
  • City buses along Viale Cavour; car parking easier than inside the walls.
  • City buses to the railway station.
Housing

Apartment blocks from the 1900s to the 1970s, many with lifts and balconies.

Watch out for
  • Traffic noise on the main roads.
  • Check the walk uphill to the gate if you plan to go on foot.

San Prospero and Cappuccini

Just outside the wallsNext to La Lizza and the FortezzaAsking rent €11.36/m²
Best for

Families and professionals who want green streets, a short walk to the centre and easier parking.

Feel

A residential district of villas and early 20th-century blocks just beyond the La Lizza gardens and the Medici fortress, climbing towards the Cappuccini.

Rent

Asking rent €11.36/m² (September 2026): 1-bed about €570 · 2-bed about €850 · family 3-bed about €1,140. Asking sale prices €2,895/m².

Think twice if

you want a lively street life: evenings are quiet and residential.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Mostly Sienese families and professionals.

Daily life
  • The Fortezza walks and La Lizza a few minutes away.
  • Schools and everyday shops nearby.
Getting around
  • On foot into the centre via La Lizza; Piazza Gramsci bus hub close by.
  • Parking is easier than inside the walls.
Housing

Villas divided into flats, small apartment blocks and some gardens.

Watch out for
  • Traffic around the Fortezza and Piazza Gramsci at peak hours.

Ravacciano and the station

East and north, below the wallsTrains and commutingAsking rent €12.43/m²
Best for

Commuters to Florence, students and anyone who needs the railway station close by.

Feel

The hillside district of Ravacciano east of the centre and the area around Siena station on Piazzale Rosselli, below the walls.

Rent

Asking rent €12.43/m² (September 2026): 1-bed about €620 · 2-bed about €930 · family 3-bed about €1,240. Asking sale prices €3,061/m².

Think twice if

you want to walk into the centre every day: the climb from the station is steep.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

A mix of families, students and commuters.

Daily life
  • Shops and restaurants around the station; a steakhouse in the former railway workers’ club.
  • Green slopes and allotments in the valleys.
Getting around
  • Siena station: direct regional trains to Florence in about 1.5 hours.
  • City buses up to the centre.
Housing

Apartment blocks from the post-war decades and some older houses on the slopes.

Watch out for
  • Station traffic at peak times.
  • Check the bus frequency up to the centre in the evening.

Fuori Porta Tufi and Fuori Porta San Marco

South-west, outside the gatesResidential and in demandAsking rent €13.46/m²
Best for

Families and couples who want a quiet residential area close to the southern gates.

Feel

The districts beyond Porta Tufi and Porta San Marco, on the south-western side of the city, with apartment blocks, villas and views over the countryside.

Rent

Asking rent €13.46/m² (September 2026), the highest in Siena and up 16.5% in a year: 1-bed about €670 · 2-bed about €1,010 · family 3-bed about €1,350. Asking sale prices €2,960/m².

Think twice if

you are on a tight budget: rents here have risen fastest in the past year.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Mostly Sienese families.

Daily life
  • Everyday shops and schools; countryside walks nearby.
  • The southern gates lead up into the Terzo di Città.
Getting around
  • City buses to the centre; a car is useful.
  • Car parks near the southern gates.
Housing

Apartment blocks, terraced houses and villas with gardens.

Watch out for
  • Little on offer: with rents rising, good flats let fast.

Porta Romana, Pispini and Valli

South-east, outside the gatesLowest asking rentsAsking rent €10.20/m²
Best for

Budget-conscious families, students and anyone who wants space near the centre.

Feel

The districts beyond Porta Romana and Porta Pispini and the Valli area to the south-east, with a mix of older houses and post-war blocks; Pieve a Bozzone, Val di Pugna and Santa Regina lie further out.

Rent

Asking rent €10.20/m² (September 2026), the lowest in Siena and down 14.1% in a year: 1-bed about €510 · 2-bed about €770 · family 3-bed about €1,020. Agents quoted €1,800–2,200/m² to renovate and €3,000/m² ready around Valli and Porta Romana (February 2026). Pieve a Bozzone, Val di Pugna, Santa Regina: €11.27/m².

Think twice if

you need the train station or the hospital nearby: both are on the other side of the city.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Fiaip counted 69 home sales in 2025 in the Porta Romana, Pispini and Ravacciano area, up 21.7%.

Daily life
  • Everyday shops along the main roads; countryside towards the Crete Senesi.
  • A walk through Porta Romana into the Terzo di San Martino.
Getting around
  • City buses to the centre and the station.
  • Car parking easier than inside the walls.
Housing

Older houses and post-war apartment blocks; some flats with gardens.

Watch out for
  • Main-road traffic at the gates.
  • Check bus frequency in the evening.

Petriccio, Acquacalda, Vico Alto and San Miniato

North of the centreHospital, international school, familiesAsking rent €10.42/m²
Best for

Families, hospital staff and international school parents who want space, parking and lower rents.

Feel

The modern districts north of the walls around the Le Scotte hospital (Viale Mario Bracci) and the International School of Siena (Via di Petriccio e Belriguardo); Scacciapensieri and Le Tolfe lie on the hills to the north-east.

Rent

Petriccio, Acquacalda, Vico Alto, San Miniato €10.42/m² (September 2026): 1-bed about €520 · 2-bed about €780 · family 3-bed about €1,040; asking sale prices €2,575/m². Agents quoted €2,000/m² to renovate and €2,800–3,000/m² ready in Acquacalda and Petriccio, and €1,800–2,500/m² around the hospital and San Miniato (February 2026). Scacciapensieri and Le Tolfe: €12.83/m².

Think twice if

you want to walk to the Campo: from here the centre is a bus or car ride.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Many families and healthcare workers; Fiaip counted sales in Petriccio up 29.6% in 2025.

Daily life
  • Supermarkets, sports clubs, schools and the hospital.
  • Countryside and the Scacciapensieri hills close by.
Getting around
  • City buses to the centre and the hospital; a car is the norm.
  • A car makes the countryside and the ring roads easy to reach.
Housing

Apartment blocks from the 1960s onwards, terraced houses and newer developments, often with parking.

Watch out for
  • Peak-hour traffic around the hospital.
  • Ask about bus links in the evening if you do not drive.

Costalpino, Sant’Andrea a Montecchio, Montalbuccio and the Arbia villages

Frazioni inside the municipalityCountryside livingAsking rent €10.96–11.69/m²
Best for

Families, retirees and remote workers who want a house with a garden in the country and still live in the City of Siena.

Feel

Villages and countryside within the municipal boundary: Costalpino, Sant’Andrea a Montecchio and Montalbuccio to the west, a few kilometres from the walls; Coroncina, Isola d’Arbia and Taverne d’Arbia to the south-east.

Rent

Costalpino, Sant’Andrea a Montecchio, Montalbuccio €10.96/m² (September 2026): 1-bed about €550 · family 3-bed about €1,100; asking sale prices €2,435/m², the lowest in Siena and down 5.9% in a year. Coroncina, Isola d’Arbia, Taverne d’Arbia: €11.69/m² to rent, €2,450/m² to buy.

Think twice if

you do not drive: buses run, but not to every lane.

Who lives here, daily life, transport, housing, watch-outs
Who lives here

Families, commuters and people who work in the countryside around Siena.

Daily life
  • Village bars and shops; restaurants in the countryside.
  • Walks and cycling in the hills.
Getting around
  • A car is close to essential; extra-urban buses on the main roads.
  • Siena station and the Florence road are a short drive away.
Housing

Detached and terraced houses, converted farmhouses and small apartment blocks, often with gardens.

Watch out for
  • You register residence with the City of Siena, but check bus links and school runs before you sign.
Ochre-walled covered passage and stone steps in a quiet alley of the Giraffa contrada, Siena
A quiet alley in the Giraffa contrada · Photo: Paolo D’Andrea · Unsplash License · source
Terracotta-pink building with a greengrocer, menu boards and a contrada flag on a quiet Siena street
The neighbourhood greengrocer, contrada flag above · Photo: Barney Goodman · Unsplash License · source
Family seen from behind walking down a brick-paved street between tall medieval houses in Siena
A Saturday walk inside the walls · Photo: Barney Goodman · Unsplash License · source

Quick answers

  • Cheapest to rent: outside Porta Romana and Porta Pispini (€10.20/m²), Fuori Porta Camollia (€10.38/m²) and Petriccio (€10.42/m²).
  • Cheapest to buy: Costalpino, Sant’Andrea a Montecchio and Montalbuccio (€2,435/m² asking).
  • Best for families: Petriccio and the northern districts near the international school and the hospital; San Prospero for a walk to the centre.
  • Without a car: the three Terzi inside the walls, San Prospero and Fuori Porta Camollia.
  • Near the trains: Ravacciano and the station area.

Which areas are safest?

  • No official statistics are published for reported crime by neighbourhood, so we do not rank areas.
  • The province has the lowest rate of reported crime in Tuscany; theft concentrates where visitors are, around the Campo, the Duomo and on Palio days.
  • Our advice: visit the street in the evening before you sign, and ask the agency about the building.

Neighbourhood finder · four questions

Find the Siena neighbourhoods that fit your lifestyle

A starting point, not a verdict: tell us how you live and we suggest three areas to explore first, with a typical rent for you.

Question 1 of 4

Who is moving?

Question 2 of 4

Monthly budget for rent?

Question 3 of 4

What matters most? Pick any.

Question 4 of 4

Will you have a car?

Areas to explore first

How it works: each area is rated on six criteria (Holiplanet’s editorial assessment of the facts on this page), then adjusted for your budget, a typical flat size for your household and whether you drive. Rents: Immobiliare.it average asking rent by zone, September 2026. Always visit before you decide.

Finding a home in Siena

Rent first, then buy if Siena becomes home.

14

How do I find a long-term rental in Siena?

In short: start before the academic year, search inside and outside the walls in parallel, know the contract types, never pay before checking owner and flat, and use a local agency if you are not in town.

  1. Time it: demand from students peaks in late summer and before each semester; arrive with a short stay and search on the spot.
  2. Know the contracts: free-market leases of at least 4 years, renewable for 4; «canone concordato» leases of at least 3 years plus 2; «transitorio» leases up to 18 months for a stated need such as study or work (a third of all Siena leases in 2025); dedicated contracts for university students (Law 431/1998).
  3. Avoid holiday lets: a tourist let is not a residential lease and will not support your residence registration.
  4. Registration and deposit: the landlord must register the lease with the Agenzia delle Entrate; the deposit cannot exceed three months’ rent and earns legal interest paid to the tenant each year (Law 392/1978, art. 11).
  5. Check before paying: visit, see the owner’s ID and proof of ownership or a written mandate, and pay by traceable bank transfer.
  6. Siena-specific checks: stairs and lift, heating costs in old buildings, damp, summer heat under the roof, the ZTL and parking if you drive, and the walk or bus to your faculty or the hospital.
Siena estate agencies →A first stay while you search →
Woman walking away down a stone street in Siena lit by ornate golden street lamps and contrada flags at dusk
Walking home in the evening: see the street at night before you sign · Photo: Barney Goodman · Unsplash License · source
15

Will a landlord rent to me? What do they ask for?

In short: usually yes, if you can prove a steady income or offer a guarantee; prepare your documents before the first viewing, because good long lets go quickly before term starts.

Have ready

  • Passport or ID and your Italian tax code (codice fiscale).
  • An employment contract and recent payslips, a university enrolment, or proof of income from abroad or a pension; self-employed: the last tax return.
  • A guarantor, or a bank or insurance guarantee (fideiussione), if your income is new or from abroad.

Expect to pay

  • A deposit of up to three months’ rent.
  • The first month in advance and, with an agency, its commission, which is not fixed by law: ask for it in writing.
  • Condominium fees, if not included, and the waste tax (TARI) once you are resident.
16

Is it better to rent or buy in Siena?

In short: rent first; buy only once you know which side of the walls suits you, and have a survey done before you commit, especially in old buildings.

Visit→Stay longer→Rent→Buy
  • Rent for a year: you learn the stairs, the heat, the Palio weeks, the bus routes and how far the shops are.
  • Price versus rent: in the centre, asking prices of €3,817/m² against asking rents of €13.11/m² a month equal about 24 years of rent; in Petriccio (€2,575 and €10.42) about 21 years.
  • Taxes from a private seller: registration tax 9%, or 2% for a main home («prima casa»), with a €1,000 minimum and €50 each for mortgage and cadastral tax; from a builder with VAT, 10%, or 4% for a main home, plus €200 each for registration, mortgage and cadastral tax. For the main-home rates you must move your residence to Siena within 18 months.
  • Agents in Siena say 80–90% of buyers use a mortgage (La Nazione, February 2026).
  • In historic buildings, check listed-building constraints, the roof, the heating and any planning irregularities with a surveyor before the preliminary contract.

Holiplanet’s rule of thumb, not financial advice. Confirm taxes with your notary.

Agenzia delle Entrate: taxes when buying a home (Italian) →
17

How does the Siena property market work?

In short: a small, active market: sales in the city rose 23.4% in 2025, prices are broadly stable, and the centre inside the walls costs a third more than the districts outside.

  • Fiaip, the estate agents’ federation: 725 home sales in the City of Siena in 2025 (+23.4%), at an average of €2,188/m² (+0.5%); 124 of them inside the walls, at €3,108/m² (−1.2%) (La Nazione, 29 July 2026).
  • Asking prices (Immobiliare.it, September 2026): €2,992/m² across the city (+2.54% in a year), from €3,817/m² in the Centro Storico to €2,435/m² in Costalpino, Sant’Andrea a Montecchio and Montalbuccio.
  • Agents’ price ranges (February 2026): centre €3,000–3,200/m² to renovate and €4,000–6,000/m² ready; Scacciapensieri €2,500 and €3,500; Acquacalda and Petriccio €2,000 and €2,800–3,000; Valli and Porta Romana €1,800–2,200 and €3,000.
  • The province: 3,614 sales in 2025 (+13.6%) at an average of €1,426/m², for those looking at villages and farmhouses outside the city.
Talk to a local property expert →

Settling in: paperwork, health and daily life

Where a rule depends on your status (EU or non-EU, employee, student or pensioner), we say so and link the official page.

18

What paperwork do I need to move to Siena?

In short: it depends on your passport and on why you come: EU citizens register residence after three months; non-EU citizens need a visa first, then apply for a residence permit within 8 days of arrival.

EU / EEA citizens

  • Tax code: at an Agenzia delle Entrate office, with form AA4/8 and your passport or ID card.
  • Residence (after 3 months): register with the City of Siena registry office. Employees show proof of employment; the self-employed proof of their activity; students and pensioners comprehensive health insurance and sufficient resources (Your Europe).
  • Then: the Municipal Police check that you live at the address: put your name on the doorbell.

Non-EU citizens

  • Visa: check which one you need on the Ministry of Foreign Affairs’ Visto per l’Italia portal: work, study, family, elective residence or digital nomad.
  • Residence permit: within 8 days of arrival, send the kit from a post office: €16 revenue stamp, €30 postal fee and €30.46 for the card, plus any contribution due; fingerprints follow at the Questura di Siena by the appointment on your receipt.
  • Tax code: issued by the Prefecture’s Sportello Unico (work or family permits) or by the Questura (other permits); from abroad, through your Italian consulate.
  • Residence: then register with the registry office like everyone else.

Siena offices

Registry office (anagrafe): Palazzo Comunale, Via di Salicotto 6, and a second office at Via Bernardo Tolomei 7; phone 0577 292200; Monday to Friday 9:00–12:30, Tuesday and Thursday also 15:00–17:00. Walk-in on Monday, Wednesday and Friday; by appointment on Tuesday and Thursday.

City switchboard: 0577 292111; toll-free information line 800 292292.

Car owners: once resident, ask for a ZTL and parking permit online through the City’s services or at the Municipal Police office.

Retirees and remote workers

  • Retirees (non-EU): the elective residence visa needs stable passive income (thresholds set by the consulate) and a home in Italy; no work allowed.
  • Remote workers (non-EU): the digital nomad visa, see below.
Italy’s elective residence visa →
EU citizens: registering residence →Visas for Italy →Tax code (codice fiscale) →Residence permit kit (Italian) →

General information, not legal or tax advice; rules, fees and thresholds change and vary by consulate.

19

How does healthcare work in Siena?

In short: through the Tuscan health service, run locally by the ASL Toscana Sud Est, with the university hospital Santa Maria alle Scotte as the city’s main hospital; your status decides whether registration is free or paid yearly.

Who is covered, and how

  • EU citizens: workers, the self-employed and their families register once resident; with a European Health Insurance Card you are treated like an Italian citizen for necessary care during a temporary stay.
  • Non-EU employees, self-employed, registered job seekers and family permits: compulsory, free registration with the health service for as long as the permit lasts.
  • Students, elective residents, au pairs and others: voluntary registration with a yearly contribution of at least €2,000 (€700 for students, €1,200 for au pairs), valid for the calendar year; or private insurance.
  • Children: every minor has the right to healthcare, whatever the parents’ status.

In Siena

  • Once registered, choose a family doctor (medico di base) through the Toscana Salute app or the regional doctor-change portal with SPID, CIE or CNS, or at an ASL desk; foreign and EU citizens use the ASL’s online form, answered within 30 days.
  • Each family doctor can take up to 1,500 patients; children up to 6 are assigned a paediatrician.
  • Hospital: Policlinico Santa Maria alle Scotte, Viale Mario Bracci 16, about 840 beds, switchboard 0577 585111, with the emergency department.
  • 116117 for the out-of-hours doctor (guardia medica), active in the province of Siena since 21 October 2024: weekday nights 20:00–8:00 and from Saturday 8:00 to Monday 8:00; 112 for emergencies.
ASL Toscana Sud Est: healthcare for foreign citizens (Italian) →Choose a family doctor (Italian) →What Italian healthcare covers →
20

Which schools and universities are there?

In short: Italian state schools in every district, one IB international school, the University of Siena and the University for Foreigners of Siena.

Schools

  • International School of Siena: International Baccalaureate (Middle Years and Diploma programmes) in English, from ages 3 to 18, at Via di Petriccio e Belriguardo 49/1; part of the Inspired group since 2016; phone 0577 328103.
  • Italian state schools from nursery to secondary level; enrolment is online, on dates set by the Ministry each year.

Universities

  • University of Siena: in Censis’s band of medium-size universities (10,000–20,000 students), 6th in that group and first in Tuscany in the 2026/27 ranking (July 2026).
  • University for Foreigners of Siena: Italian-language degrees, courses for foreigners from A1 to C2 and the CILS certificate.
International School of Siena →University of Siena: international students →University for Foreigners of Siena →
21

How does public transport work, and how do I reach airports and Florence?

In short: Autolinee Toscane runs the city and regional buses: a city ride costs €2.00 for 70 minutes and a monthly pass €42.20 from 1 August 2026; Siena has no airport, so you fly from Florence or Pisa.

  • City fares from 1 August 2026: ticket €2.00, valid 70 minutes (€3.00 from the driver); 10 rides €18.20; monthly pass €42.20, annual €342.80; students’ annual pass €278.70; lower ISEE-based fares.
  • To Florence: direct regional trains from Siena station in about 1.5 hours; the 131R bus about twice an hour, and FlixBus in about 1 hour 15 minutes to Piazza Gramsci.
  • Airports: no airport in Siena. From Pisa airport, PisaMover to Pisa Centrale, then trains via Empoli, about 1 hour 45 minutes to 2 hours; Florence airport is reached via Florence.
  • Rome: about 3.5–4 hours by train via Florence, or a direct bus from Fiumicino twice a day.
  • E-bikes: the City’s Sipedala e-bike sharing costs €30 a year through the Weelo app, with the first half hour of each ride free; useful on the hills.
Autolinee Toscane fares from 1 August 2026 (PDF, Italian) →
22

Can I keep a car in Siena? How does the ZTL work?

In short: yes, and outside the walls you will probably want one; but the centre has been closed to traffic since 1965, cameras watch the gates 24 hours a day, and annual permits go only to residents, garage owners and specific services.

The rules

  • Inside the walls: a permanent ban on traffic and parking for unauthorised vehicles, every day, 24 hours a day, enforced by electronic gates.
  • Zones: the historic centre, Zona A and the «Zona Y storica»; the City extended the Zona Y rules to more streets in August 2025.
  • Fines are issued automatically from the camera images.

For residents

  • Annual permits are issued by the City’s mobility office to residents and garage owners; the fee is set by the City and can be paid online or at Siena Parcheggi offices.
  • Requests and renewals can be made online with a digital identity or at the Municipal Police office; Camollia residents gained extra parking in the Fonti di Pescaia car park (2025).
  • Residents over 70 in the ZTL can apply online for a €30-a-year permit (SPID, CIE or CNS); public bodies have their own service.

Rules from Sicurauto (April 2022, updated June 2024) and La Nazione (26 August 2025); hours, zones and fees can change, so check with the City before you drive in.

Wooden road signs pointing to Siena beside a quiet country road at sunset
Outside the walls, a car opens up the countryside · Photo: Nicholas Clark · Unsplash License · source
23

Can I work remotely from Siena?

In short: yes: EU citizens just register residence after three months; non-EU citizens need the digital nomad visa, or another visa that allows work.

Digital nomad visa (non-EU)

  • Highly qualified: a degree, or five years’ relevant experience (three in ICT), and at least six months of remote work.
  • Income at least three times the health-fee exemption level: about €24,789 a year for a single applicant.
  • Health insurance valid in Italy and suitable accommodation, such as a lease; apply at the Italian consulate, then request the permit at the Questura within 8 working days of entry; one year, renewable.
  • Remote employees: pay at least the national collective agreement and the ISTAT average gross salary (about €33,500).

Practicalities in Siena

  • Over 183 days a year in Italy, Italian tax rules generally apply; nomads need a VAT number.
  • Check the internet connection before you sign: thick medieval walls can weaken Wi-Fi and mobile signal.
  • For trips, live near the station or Piazza Gramsci; for quiet, the northern districts or the villages (see the finder above).
Digital nomad visa: requirements (Ministry of Labour) →Working remotely from Italy →

Living in Siena: frequently asked questions

The questions people ask most before moving to Siena, answered in two lines each, with a link to the details.

What are the pros and cons of living in Siena?

Pros: walkable, safe, community life in the contrade, a major hospital. Cons: a small job market, no airport or fast trains, centre rents of €13.11/m². Details →

Is Siena safe to live in?

Yes: the province has the lowest rate of reported crime in Tuscany, 66th nationally with 3,011 reports per 100,000 residents (Il Sole 24 Ore, 2026). Details →

Is there an international community in Siena?

A small one: 10.4% of residents are foreign, the University for Foreigners brings students all year, and there is an IB international school. Details →

What is it like to live with the Palio?

Two races, on 2 July and 16 August, and a year of contrada dinners, events and rivalries; expect crowds and closures around the Campo. Details →

How much does it cost to rent a flat in Siena?

Average asking rents were €11.99/m² a month in September 2026, from €10.20/m² outside Porta Romana to €13.46/m² outside Porta Tufi. Details →

What is the cost of living in Siena?

About €1,200–1,500 a month for a single person outside the walls, €1,400–1,800 inside, €2,900–3,800+ for a family (Holiplanet estimates). Details →

Which are the best areas of Siena for expats?

The Terzi inside the walls for walking, San Prospero and Fuori Porta Camollia for value close to the centre, Petriccio for families. Details →

Can I buy a home in Siena?

Yes. Asking prices run from €2,435/m² in Costalpino to €3,817/m² in the centre; main-home tax rates need residence within 18 months. Details →

What paperwork do I need to move to Siena?

EU citizens register residence after three months; non-EU citizens need a visa, then the permit kit within 8 days and the Questura. Details →

How does healthcare work in Siena?

Through the ASL Toscana Sud Est: workers register free; students and elective residents pay yearly (from €2,000; €700 for students). Details →

Are there international schools in Siena?

Yes, one: the International School of Siena, IB in English for ages 3 to 18, in Petriccio. Details →

How do I get from Siena to Florence and the airports?

Direct regional trains in about 1.5 hours, or buses from Piazza Gramsci; Siena has no airport, so fly from Florence or Pisa. Details →

Can I drive in Siena?

Outside the walls, yes; the centre is closed to traffic 24 hours a day, with camera-controlled gates and permits for residents. Details →

Can I work remotely from Siena?

EU citizens just register residence; non-EU citizens need the digital nomad visa (about €24,789 a year, degree or 5 years’ experience). Details →

Your next step

Where are you in your move?

VisitGet to know SienaStreets, contrade and daily life in the media gallery.Stay longerTest an area for 2–4 weeksBook a stay in the part of the city you are considering.Live hereChoose your neighbourhoodFour questions, three areas to explore first.Find a homeTalk to a local agencyRentals, viewings and purchases, in person, from our Siena agents directory.