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Montescudaio: 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 Montescudaio

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 Provinciale dei Tre Comuni 1, Montescudaio.

Montescudaio, the hill above the Cecina valley

From the hill of Montescudaio you look out over the Cecina valley as it runs down to the Tyrrhenian Sea, and on clear days you can see the islands of the Tuscan Archipelago. The village has a compact old centre at the top, surrounded by vineyards, olive groves and country houses. The wine named after the municipality is a DOC well known locally. Cecina and the coast are close, and the roads along the coast lead on to Livorno and Pisa.

It is a growing municipality: 2,176 residents in 2023 according to Istat, the national statistics office, up 11.1% on 2011. The average age is 47.1, similar to 46.9 for the province of Pisa, and foreign nationals make up 6.9%. Overture Maps data list 17 bars and restaurants, a good number for a village of this size.

Buyers here often choose between a flat in the old village, with sloping lanes and little parking, and a farmhouse or small villa in the countryside, with more space but more driving. With country properties, check access, water supply and the condition of the structure. The climate is mild, zone D.

Montescudaio is in seismic zone 3, like all 37 municipalities in the province of Pisa, with expected ground acceleration of about 0.122 g. The report finds the plot on the Revenue Agency cadastral maps and checks landslide and flood hazard for the address, from the hillsides down to the river plain.

Key points

  • Hill above the Cecina valley, close to the Tuscan coast.
  • 2,176 residents, up 11.1% since 2011.
  • 17 bars and restaurants.
  • Seismic zone 3, like the whole province of Pisa.

Overview

Montescudaio is a municipality in the province of Pisa, in Toscana. At the end of 2023 it had 2,176 residents, ranked 26 of 37 municipalities in the province.

Earthquakes

For Italy's Civil Protection Department, Montescudaio 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 0.122 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 11.1%. The estimated average age is 47 years, in line with the province. 24% of residents are over 65 (the regional figure is 26%). Foreign residents make up 6.9% of the population. On average, a household has 2.1 members.

Income and climate

In tax year 2024, taxpayers in Montescudaio declared an average taxable income of 22,315 euros, below the provincial average (25,727 euros). The Italian average is 24,895 euros.

Montescudaio is in climate zone D, with 1,879 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 242 metres above sea level.

Services

In the official Ministry of Education and Ministry of Health lists, Montescudaio has 2 schools and 1 pharmacy. The Overture Maps data also lists 4 grocery shops and supermarkets, 2 sports facilities and 1 green area.

The data shows no healthcare facilities within the municipality, against a provincial average of 1.0 per 1,000 residents.

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 6.4% of the land in Montescudaio, compared with 7.0% in the province and 6.2% in the region. In 2024 built-up land grew by 0.5 hectares.

Radon and contaminated sites

Montescudaio is not among the radon priority areas designated by the Regione Toscana in 2025. According to the ISPRA map, the estimated radon emission in the municipality is medium. 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 Montescudaio. 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 Montescudaio: 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 Montescudaio 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 19 inhabited census areas in Montescudaio. Half of the residents live in areas scoring 60 or more.

Residents by band

  • fair 76.8%
  • good 23.2%

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 050020. The text on this page is generated automatically from the data.