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Castelfranco di Sotto: what to know before buying a home

A municipality in the province of Pisa, Toscana. Official data on earthquakes, population, services and transport.

Liveability index free for any address

Search for an address in Castelfranco di Sotto

The report looks at the exact point: landslide and flood risk, seismic zone, price per square metre for the area, services and nearby stops.

For example: Via della Repubblica 1, Castelfranco di Sotto.

Castelfranco di Sotto, tanneries by the Arno and the Cerbaie hills

Castelfranco di Sotto lies on the north bank of the Arno in the lower Arno valley, and is one of the towns of the leather district together with Santa Croce sull'Arno and San Miniato. Tanneries and leather businesses provide much of the work in the area and over the years have drawn many people from elsewhere.

The municipality has two quite different parts. The main town is on the plain between the Arno and the Usciana canal, with the old centre surrounded by workshops and small factories. To the north, on the wooded Cerbaie hills, are villages such as Orentano and Galleno, quieter and with houses scattered among the trees. The town has no railway station: the nearest stations and the Florence-Pisa-Livorno dual carriageway are across the Arno.

There were 13,625 residents in 2023, up 5.6% since 2011 according to Istat, the national statistics office. Foreign residents are 15.7%, a high share, in an area where the leather industry has long drawn workers from elsewhere. The estimated mean age is 45.5 against 46.9 for the province of Pisa, over-65s are 22.9% and households average 2.47 people. Declared incomes are below the provincial average.

For buyers on the plain the main question is water. The Arno and the Usciana have flooded this part of the valley more than once, and the hazard differs a lot between a street near the embankments and higher ground, so the report checks the official maps for the exact address. On the Cerbaie, slopes and access matter more.

All 37 municipalities in the province are in seismic zone 3 of the Civil Protection classification; here the expected ground acceleration is about 0.119 g. For older houses in the centre, ask what work has been done on the roof and floors. The Revenue Agency (Agenzia delle Entrate) publishes the cadastral maps.

Key points

  • Leather district on the north bank of the Arno, villages on the Cerbaie hills.
  • Population up 5.6%, foreign residents 15.7%.
  • Plain between Arno and Usciana: check flood hazard at the address.
  • Seismic zone 3, expected acceleration about 0.119 g.

Overview

Castelfranco di Sotto is a municipality in the province of Pisa, in Toscana. At the end of 2023 it had 13,625 residents, ranked 8 of 37 municipalities in the province.

Earthquakes

For Italy's Civil Protection Department, Castelfranco di Sotto is in seismic zone 3, a zone where strong earthquakes are possible but rare. All 37 municipalities in the province are in the same zone.

In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.119 g, a moderate value: the level with a 10% probability of being exceeded in 50 years, on rock.

Even in zone 3, seismic standards apply to new buildings: for an older building, ask about the design year and any structural work.

Population

Compared with the 2011 census, the resident population has grown by 5.6%. The estimated average age is 45 years, in line with the province. 23% of residents are over 65 (the regional figure is 26%). Foreign residents make up 15.7% of the population. On average, a household has 2.5 members.

Income and climate

In tax year 2024, taxpayers in Castelfranco di Sotto declared an average taxable income of 22,803 euros, below the provincial average (25,727 euros). The Italian average is 24,895 euros.

Castelfranco di Sotto is in climate zone D, with 1,864 heating degree days: heating may be switched on from 1 November to 15 April, for up to 12 hours a day. The same table puts the town hall at 16 metres above sea level.

Services

In the official Ministry of Education and Ministry of Health lists, Castelfranco di Sotto has 8 schools and 5 pharmacies. The Overture Maps data also lists 5 grocery shops and supermarkets, 13 healthcare facilities, 11 sports facilities and 2 parks and green areas.

There are 0.6 schools per 1,000 residents, fewer than the province average (0.9).

Public transport

We do not yet have open public transport timetables for this municipality: the report says so explicitly, without inventing distances.

How built-up it is

Buildings, roads, car parks and other sealed surfaces cover 10.7% of the land in Castelfranco di Sotto, compared with 7.0% in the province and 6.2% in the region. In 2024 built-up land grew by 1.1 hectares.

Radon and contaminated sites

Castelfranco di Sotto is not among the radon priority areas designated by the Regione Toscana in 2025. Radon varies from building to building and can only be known by measuring it, especially on ground floors and in basements.

Official databases list 2 contaminated sites, or sites still under investigation, in Castelfranco di Sotto, and one more has been cleaned up or closed. The report tells you whether one is close to the address.

Landslides and flooding

Landslide and flood hazard changes from one street to the next even within Castelfranco di Sotto: the report checks the address against the ISPRA maps.

House prices

The Revenue Agency's price ranges per square metre (OMI) apply to zones, not to whole municipalities: the report gives the range for the address's zone.

Land registry

The cadastral maps for Castelfranco di Sotto are public: from the address the report finds the sheet and parcel number.

Liveability area by area

The Vicinalia liveability index runs from 0 to 100 and looks at the place, not the people who live there: services within walking distance, transport, green space, natural hazards, air, quiet, buildings and connection. Here it is worked out at the centre of each of the 80 inhabited census areas in Castelfranco di Sotto. Half of the residents live in areas scoring 69 or more.

Residents by band

  • fair 44.1%
  • good 55.9%

Vicinalia index by census area, licence CC BY-SA 4.0. Data: IdroGEO ISPRA (2026), Istat, INGV, EEA, AGCOM, Overture Maps and OpenStreetMap.

The colour is the value at the centre of the area. For an exact address, search for it above: the free check looks at that exact point. How the index is worked out

Data sources

ISTAT code 050009. The text on this page is generated automatically from the data.