Massa e Cozzile: what to know before buying a home
A municipality in the province of Pistoia, Toscana. Official data on earthquakes, population, services and transport.
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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 Primo Maggio 1, Massa e Cozzile.
Massa e Cozzile, hill villages above Montecatini and the plain
Massa e Cozzile is a municipality in the Valdinievole that brings together two medieval hill villages, Massa and Cozzile, and the lowland hamlets that grew up at their feet towards Montecatini Terme, such as Margine Coperta and Traversagna. In many ways it is an extension of Montecatini, which remains the town for shops, the railway station and services.
The two markets have little in common. Up in the villages you buy stone houses with views over the valley, narrow lanes, flights of steps and difficult parking; on the plain there are small villas, blocks of flats and workshops, close to the Montecatini junction of the A11 Florence to the coast motorway and to the Florence to Lucca railway. People working in Florence, Lucca or Pistoia usually choose the plain.
At the end of 2023 there were 7,766 residents, down 0.3% since 2011 according to Istat, the national statistics office, so the numbers have barely moved. The average age is 47.8, the same as the province of Pistoia (47.5); over-65s are 26.4% and foreign residents 10.9%. Average declared incomes are close to the provincial level. The municipality ranks number 12 by population among the 20 in the province.
In the province of Pistoia, 6 municipalities are in zone 2 of the seismic scale kept by the Civil Protection Department (Protezione Civile), mostly in the Apennines, and 14 are in zone 3 like Massa e Cozzile. Expected ground acceleration is about 0.138 g. In the villages the houses are old masonry, often altered over time: before buying, have the floors, roof and wall ties checked.
On the plain, crossed by streams running down from the hills towards the Padule di Fucecchio marsh, flooding is the issue; on the slopes below the villages, it is landslides. The report checks both for the address, starting from the Revenue Agency (Agenzia delle Entrate) cadastral maps.
Key points
- Two hill villages and lowland hamlets towards Montecatini.
- 7,766 residents, much as in 2011.
- Seismic zone 3, expected acceleration 0.138 g.
- A11 junction and Florence to Lucca railway at Montecatini.
Overview
Massa e Cozzile is a municipality in the province of Pistoia, in Toscana. At the end of 2023 it had 7,766 residents, ranked 12 of 20 municipalities in the province.
Earthquakes
For Italy's Civil Protection Department, Massa e Cozzile is in seismic zone 3, a zone where strong earthquakes are possible but rare. Most municipalities in the province (14 of 20) are in the same zone.
In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.138 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 number of residents is nearly unchanged. The estimated average age is 48 years, in line with the province. 26% of residents are over 65 (the regional figure is 26%). Foreign residents make up 10.9% of the population. On average, a household has 2.2 members.
Income and climate
In tax year 2024, taxpayers in Massa e Cozzile declared an average taxable income of 22,912 euros, in line with the province (23,480 euros). The Italian average is 24,895 euros.
Massa e Cozzile is in climate zone E, with 2,509 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 223 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, Massa e Cozzile has 7 schools and 2 pharmacies. The Overture Maps data also lists 4 grocery shops and supermarkets, 3 healthcare facilities, 13 sports facilities and 2 parks and green areas.
There are 0.4 healthcare facilities per 1,000 residents, fewer than the province average (0.6).
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 17.8% of the land in Massa e Cozzile, compared with 10.3% in the province and 6.2% in the region. In 2024 built-up land grew by 0.5 hectares.
Radon and contaminated sites
Massa e Cozzile 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 Massa e Cozzile.
Landslides and flooding
Landslide and flood hazard changes from one street to the next even within Massa e Cozzile: 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 Massa e Cozzile 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 81 inhabited census areas in Massa e Cozzile. Half of the residents live in areas scoring 61 or more.
Residents by band
- modest 0.4%
- fair 68.7%
- good 30.9%
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
- 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 047008. The text on this page is generated automatically from the data.