In the first half of 2026 the property observatory of the Agenzia delle Entrate (OMI) values a flat in normal condition on Lignano Sabbiadoro's seafront at €3,400–4,500 per square metre, and on the seafront of Pineta and Riviera at €2,750–3,400; behind the front line, Pineta, Riviera and the rest of Sabbiadoro sit at €2,400–3,100. The Agency's rent ranges imply gross yields of about 5.5% to 6.6% a year, before tax, running costs and empty months.
In short
- Four OMI zones carry residential values: B1 (Viale Centrale, Via Sabbiadoro, Via Mercato, Darsena), B2 (Sabbiadoro seafront), C2 (Pineta and Riviera seafront) and D2 (the rest of Pineta, Riviera and Sabbiadoro).
- Highest range: B2, €3,400–4,500 per m². Lowest: D2, €2,400–3,100 for flats and €2,250–3,200 for detached houses.
- Rents run from €11.8 to €23 per m² a month, again highest on the Sabbiadoro front.
- Gross yield at the midpoints: 5.9% in B2, 6.3% in B1 and D2, 6.6% in C2, 5.5% for detached houses in D2.
- Market size: 657 sales in 2025 by the Agency's count, 1.7% fewer than in 2024; Lignano alone makes up more than a third of its district's sales.
- Values are per m² of gross floor area, walls included, and for the «normal» condition, the most frequent in each zone; the Agency publishes no Lignano range for homes in excellent condition.
The zones and their values
OMI divides every municipality into homogeneous zones and publishes, every six months, a minimum and a maximum value per square metre for each type of building, for sale and for rent. They are not the prices of individual deeds but ranges of ordinary market value. In Lignano the first half of 2026 reads like this; the yield column is our arithmetic, annual rent divided by price at the middle of each range:
| Zone | Area (OMI description) | Sale, €/m² | Rent, €/m² a month | Gross yield |
|---|---|---|---|---|
| B1 | Centre: Viale Centrale, Via Sabbiadoro, Via Mercato, Darsena | 2,600–3,400 | 13–18.5 | 6.3% |
| B2 | Sabbiadoro seafront | 3,400–4,500 | 16–23 | 5.9% |
| C2 | Pineta and Riviera seafront | 2,750–3,400 | 14–20 | 6.6% |
| D2 | Rest of Pineta, Riviera and Sabbiadoro | 2,400–3,100 | 11.8–16.9 | 6.3% |
| D2, detached houses | Ville e villini, same zone | 2,250–3,200 | 10–15 | 5.5% |
| R1 | Rest of the municipal territory | No residential values | — | — |
Three things stand out. The Sabbiadoro front costs up to a third more than the Pineta and Riviera front (€4,500 against €3,400 at the top of the range), while its rents are only 15% higher (€23 against €20): per euro invested, the Pineta and Riviera front line earns the most rent. The centre (B1) reaches the same top value as the Pineta and Riviera seafront, €3,400. And detached houses in D2 are valued much like flats, but rent for less.
How the values have moved
From the second half of 2025 to the first half of 2026 the Agency changed four figures, all at the edges of the ranges: the top of B2 rose from €4,400 to €4,500 and that of C2 from €3,300 to €3,400, while the top of B1 fell from €3,500 to €3,400 and the bottom for D2 detached houses from €2,350 to €2,250. No rent changed.
Over ten years the trend is clearer. Reworking OMI data, the Region's statistical office found that Lignano — the most touristic municipality in Friuli Venezia Giulia, with a tourism rate of 534 — has the region's highest values, and that between the first half of 2014 and the first half of 2024 its average values for flats changed by +10.1% at the bottom of the range and −1.4% at the top, while rents rose by 21.8% and 18.4%. With rents up by about a fifth and prices broadly flat, the ratio between the two — the gross yield — has improved.
How many homes change hands
The Agency counts residential sales as «normalised transactions» (NTN). Lignano recorded 657 in 2025, against 668 in 2024 (−1.7%), while the province of Udine grew by 9.1% to 7,876 and the region by 5.7% to 17,922. Its market intensity (IMI), the share of the housing stock sold in the year, was 2.41%. And it is the only municipality in the region whose average values are between two and five times the Italian average.
From gross to net: a worked example
Example, with hypothetical figures and OMI values: a 70 m² flat (gross area) on the Pineta seafront, zone C2, bought at the middle of the range, €3,075 per m² or €215,250, and let on an ordinary year-round lease at the middle of the rent range, €17 per m² a month.
- Rent: 70 × €17 × 12 = €14,280 a year, a gross yield of 6.6%.
- Cedolare secca, the optional 21% flat tax on rent: €2,998.80.
- ILIA, the regional property tax, with a cadastral income of €700 at the reduced 0.70% rate («prima seconda casa»): €823.20.
- Condominium charges and insurance, assumed: €1,500.
- Net: €14,280 − €2,998.80 − €823.20 − €1,500 = €8,958, or 4.2% of the price, before empty months, maintenance and the costs of buying.
When the lease runs beyond six months, the waste tax (TARI) falls on the tenant. A canone concordato lease under Lignano's territorial agreement, renewed in 2017, cuts ILIA to 75%, but the agreement also sets the rent.
Holiday lets are a different market
OMI rents describe ordinary year-round leases. A Lignano flat let by the week earns in another way — most of the income comes in a few summer weeks — and follows the rules and taxes of short lets, set out in Short lets in Lignano in 2026.
What to do with these numbers
- Find the address on the Agency's OMI map (GEOPOI) or in its consultation service, and read the latest semester for that zone.
- Convert the floor area: the values are per m² of gross area, walls included.
- Set the asking price against the range: a price above the maximum needs a reason, such as a new building, the front line, a view or a large terrace.
- Check what comparable homes really sold for in the Agency's declared-values service, which shows prices declared in deeds of the last five years and needs an Agency login (SPID, the Agency's own credentials or CNS).
- For a yield, start from the OMI rent and subtract tax, ILIA, condominium charges and vacancy, as in the example.
Frequently asked questions
How much does a flat cost per square metre in Lignano?
In the first half of 2026 the Agenzia delle Entrate values flats in normal condition at €2,400 to €4,500 per m² of gross area, by zone: €3,400–4,500 on the Sabbiadoro seafront, €2,750–3,400 on the Pineta and Riviera seafront, €2,600–3,400 in the centre and €2,400–3,100 in the rest of the town.
Is Lignano Pineta more expensive than Sabbiadoro?
Not in the OMI tables. The Pineta and Riviera seafront (€2,750–3,400) is valued below the Sabbiadoro seafront (€3,400–4,500), and inner Pineta and Riviera share zone D2 with the rest of Sabbiadoro. Single streets and buildings can still command premiums that zone values do not show.
What rental yield can I expect in Lignano?
On OMI values for ordinary leases, about 5.5% to 6.6% gross. In the example above, about 4.2% after the flat tax, ILIA and condominium costs, and before vacancy and maintenance.
What these figures do not tell you
OMI ranges are zone values for homes in normal condition, not the valuation of a particular flat: floor, view, terrace, parking, the quality of the building and its energy class can move a price well outside them, and each semester is published only after it has ended. This is information, not a valuation or investment advice. For asking prices and the micro-markets inside each zone, read Lignano is not one market; to see homes for sale, Buy.
Sources
- Agenzia delle Entrate, OMI – Quotazioni immobiliari 2026, 1° semestre, Lignano Sabbiadoro, zona B1 (Centrale: viale Centrale, via Sabbiadoro, via Mercato, Darsena)
- Agenzia delle Entrate, OMI – Quotazioni immobiliari 2026, 1° semestre, Lignano Sabbiadoro, zona B2 (Fronte mare Lignano Sabbiadoro)
- Agenzia delle Entrate, OMI – Quotazioni immobiliari 2026, 1° semestre, Lignano Sabbiadoro, zona C2 (Fronte mare Pineta e fronte mare Riviera)
- Agenzia delle Entrate, OMI – Quotazioni immobiliari 2026, 1° semestre, Lignano Sabbiadoro, zona D2 (Zona Pineta, zona Riviera, restante zona Lignano Sabbiadoro)
- Agenzia delle Entrate, OMI – Banca dati delle quotazioni immobiliari, ricerca (anche 2° semestre 2025 e zona R1)
- Agenzia delle Entrate, OMI – Statistiche regionali, Il mercato immobiliare residenziale Friuli-Venezia Giulia 2026 (dati 2025, PDF)
- Agenzia delle Entrate, OMI – Statistiche regionali, Il mercato immobiliare residenziale Friuli Venezia Giulia 2025 (dati 2024, PDF)
- Regione Friuli Venezia Giulia, Ufficio di statistica – Quotazioni immobiliari in FVG, elaborazione di dati OMI (aprile 2025, PDF)
- Agenzia delle Entrate, OMI – GEOPOI, mappa delle zone OMI
- Agenzia delle Entrate, OMI – Consultazione valori immobiliari dichiarati (scheda aggiornata al 19 giugno 2026)
- Agenzia delle Entrate – Cedolare secca, scheda informativa (aggiornata al 29 maggio 2026)
- Comune di Lignano Sabbiadoro – Aliquote ILIA 2026 e istruzioni (canone concordato, accordo territoriale del 27/09/2017; PDF)
- L. 27 dicembre 2013, n. 147, art. 1, comma 643 (TARI, detenzione fino a sei mesi) – Normattiva
Sources read and links checked on 25 October 2026.