Castelfranco Piandiscò: what to know before buying a home
A municipality in the province of Arezzo, Toscana. Official data on earthquakes, population, services and transport.
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Search for an address in Castelfranco Piandiscò
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 di Pulicciano 1, Castelfranco Piandiscò.
Castelfranco Piandiscò, the Balze and Pratomagno in Valdarno
Castelfranco Piandiscò has a new name and old villages. It was formed by merging Castelfranco di Sopra and Pian di Scò, two towns in the upper Arno valley (Valdarno Superiore) on the side that climbs towards the Pratomagno ridge, between Florence and Arezzo. Its best-known landscape is the Balze, cliffs of sand and clay carved by erosion that divide the fields and olive groves.
People looking for a home here usually want space and greenery without moving far from the valley floor, where the main north-south motorway and the Florence to Rome railway pass through neighbouring towns. Castelfranco di Sopra keeps its walled centre with a grid of streets, and around the two towns are old farmhouses, detached homes and smallholdings. With a country house on the hill, check winter access, water, drains and the condition of the ground.
The ground deserves real attention. The Balze show how fragile these sand and clay slopes are, and the report reads the official landslide maps for the address, together with flood hazard along the small streams running down to the Arno.
At the end of 2023 there were 9,767 residents, up 2.6% on 2011. The estimated average age is 46.3, against 47.6 for the province of Arezzo, and over-65s are 23.8% (the province has 26.6%): a town with plenty of families. Foreign residents make up 6.2% and incomes are just above the provincial average.
The province has 24 municipalities in seismic zone 2 and 12 in zone 3. Castelfranco Piandiscò is in zone 3, with an expected ground acceleration of about 0.129 g. In stone houses, ask whether the roof and floors have been worked on. Cadastral maps are published by the Revenue Agency.
Key points
- Upper Valdarno, between the Balze cliffs and Pratomagno.
- Population up 2.6% since 2011, average age 46.3.
- Seismic zone 3, expected acceleration about 0.129 g.
- Sand and clay slopes: landslides to check address by address.
Overview
Castelfranco Piandiscò is a municipality in the province of Arezzo, in Toscana. At the end of 2023 it had 9,767 residents, ranked 10 of 36 municipalities in the province.
Earthquakes
For Italy's Civil Protection Department, Castelfranco Piandiscò is in seismic zone 3, a zone where strong earthquakes are possible but rare. Only 12 of 36 municipalities in the province are in zone 3.
In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.129 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 2.6%. The estimated average age is 46 years, in line with the province. 24% of residents are over 65 (the regional figure is 26%). Foreign residents make up 6.2% of the population. On average, a household has 2.4 members.
Income and climate
In tax year 2024, taxpayers in Castelfranco Piandiscò declared an average taxable income of 25,004 euros, in line with the province (24,383 euros). The Italian average is 24,895 euros.
Castelfranco Piandiscò is in climate zone E, with 2,169 heating degree days: heating may be switched on from 15 October to 15 April, for up to 14 hours a day. The same table puts the town hall at 349 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, Castelfranco Piandiscò has 10 schools and 1 pharmacy. The Overture Maps data also lists 3 grocery shops and supermarkets, 2 healthcare facilities and 5 sports facilities.
There are 0.1 pharmacies per 1,000 residents, fewer than the province average (0.3).
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 6.6% of the land in Castelfranco Piandiscò, compared with 5.4% in the province and 6.2% in the region. In 2024 built-up land grew by 1.1 hectares.
Radon and contaminated sites
Castelfranco Piandiscò 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 no contaminated sites in Castelfranco Piandiscò.
Landslides and flooding
Landslide and flood hazard changes from one street to the next even within Castelfranco Piandiscò: 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 Piandiscò 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 46 inhabited census areas in Castelfranco Piandiscò. Half of the residents live in areas scoring 61 or more.
Residents by band
- fair 71.5%
- good 28.5%
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
- Seismic classification of municipalities, Dipartimento della Protezione Civile. Licence CC BY 4.0, updated to 2025-05.
- MPS04 seismic hazard model, INGV. Licence CC BY 4.0, 2004 model.
- Data by census section, Istat. Licence CC BY 4.0, residents at the end of 2023, compared with the 2011 census.
- Places, Overture Maps Foundation. Licence CDLA Permissive 2.0 and others depending on provider, release 2026-10-21.0.
- Income and main IRPEF variables by municipality, MEF, Dipartimento delle Finanze. Licence CC BY 3.0 IT, tax year 2024.
- Climate zones and heating degree days of municipalities (Presidential Decree 412/1993, Annex A), Normattiva. Licence CC BY 4.0, current text.
- Land take, territorial dynamics and ecosystem services, ISPRA e SNPA. Licence CC BY 4.0, 2024 data.
- Predictive radon map by municipality, ISPRA. Licence CC BY 4.0, version 2022-11.
- Radon priority areas (Legislative Decree 101/2020), Regione Toscana, national list compiled by ARPA Lombardia. Licence Atto pubblico (art. 5 L. 633/1941), 2025.
- Contaminated sites, ISPRA, MOSAICO - Banca dati nazionale dei siti oggetto di procedimento di bonifica. Licence CC BY 4.0, updated to 12 November 2026.
- Liveability index by census area, Vicinalia, from the data in the report sections. Licence CC BY-SA 4.0, worked out on 30 September 2026.
- List of Italian municipalities, Istat. Licence CC BY 4.0, updated to 21 February 2026.
ISTAT code 051040. The text on this page is generated automatically from the data.