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Pezzaze: what to know before buying a home

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

Liveability index free for any address

Search for an address in Pezzaze

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: Localita' Aiale 1, Pezzaze.

Pezzaze, mountain hamlets in the upper Val Trompia

Pezzaze is a mountain municipality in the upper Val Trompia, north of Brescia, made up of several hamlets spread over wooded slopes. For centuries the valley lived on iron mining and metalworking, and that past can still be read in the landscape. Today many residents work for companies further down the valley, towards Gardone and Brescia.

The valley road is the main link, and travel times to the city are those of a mountain road. Many houses are stone-built or at least fairly old, on sloping ground. Climate zone F means long winters, and heating is a major cost: before buying, ask for actual running costs and the energy rating.

Istat, the national statistics office, counts 1,452 residents in 2023, down 8.4% since 2011. The average age is 48.9, above the 45.4 of the province of Brescia, and over-65s make up 27.5%, against 22.8% provincially. Foreign residents account for 6.1%. Declared incomes are below the provincial average.

The municipality is in seismic zone 3, like 152 other municipalities in the province, with an expected ground acceleration of 0.126 g. In a mountain house, the practical advice is mainly about the roof, which has to carry snow and wind loads, and about timber floors.

On steep slopes, the report checks the official landslide maps and the gradient of the ground for the address. The Revenue Agency (Agenzia delle Entrate) publishes the cadastral maps, so the report reaches the land parcel.

Key points

  • Mountain hamlets in the upper Val Trompia, north of Brescia.
  • Average age of 48.9, above the province.
  • Seismic zone 3, expected acceleration 0.126 g.
  • Climate zone F: ask about heating costs.

Overview

Pezzaze is a municipality in the province of Brescia, in Lombardia. At the end of 2023 it had 1,452 residents, ranked 163 of 205 municipalities in the province.

Earthquakes

For Italy's Civil Protection Department, Pezzaze is in seismic zone 3, a zone where strong earthquakes are possible but rare. Most municipalities in the province (153 of 205) are in the same zone.

In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.126 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 fallen by 8.4%. The estimated average age is 49 years, higher than the province average (45). 28% of residents are over 65 (the regional figure is 24%). Foreign residents make up 6.1% of the population. On average, a household has 2.1 members.

Income and climate

In tax year 2024, taxpayers in Pezzaze declared an average taxable income of 22,893 euros, below the provincial average (26,155 euros). The Italian average is 24,895 euros.

Pezzaze is in climate zone F, with 3,227 heating degree days, with no limits on when heating may be used. The same table puts the town hall at 650 metres above sea level.

Services

In the official Ministry of Education and Ministry of Health lists, Pezzaze has 3 schools and 1 pharmacy. The Overture Maps data also lists 2 grocery shops and supermarkets and 1 sports facility.

The data shows no healthcare facilities within the municipality, against a provincial average of 0.7 per 1,000 residents.

Public transport

The open timetables available for the area do not list any stops within the territory of Pezzaze.

How built-up it is

Buildings, roads, car parks and other sealed surfaces cover 3.7% of the land in Pezzaze, compared with 10.5% in the province and 12.2% in the region. In 2024 built-up land stayed almost the same.

Radon and contaminated sites

Pezzaze is not among the radon priority areas designated by the Regione Lombardia in 2023. 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 no contaminated sites in Pezzaze.

Landslides and flooding

Landslide and flood hazard changes from one street to the next even within Pezzaze: 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 Pezzaze 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 15 inhabited census areas in Pezzaze. Half of the residents live in areas scoring 62 or more.

Residents by band

  • fair 99.9%
  • good 0.1%

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 017141. The text on this page is generated automatically from the data.