San Felice del Benaco: what to know before buying a home
A municipality in the province of Brescia, Lombardia. Official data on earthquakes, population, services and transport.
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Search for an address in San Felice del Benaco
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 Boschette 2, San Felice del Benaco.
San Felice del Benaco, Portese and Isola del Garda
On the Brescia shore of Lake Garda, San Felice del Benaco occupies the Valtenesi headland that faces the Gulf of Salò. The municipality includes the harbour of Portese, a shoreline of beaches and marinas, hills of olives and vines behind, and, off the coast, Isola del Garda, the largest island on the lake, with its private villa. It is a place of tourism and second homes, with an upmarket property market.
Buyers should know that the lakeside and the hills are separate markets. On the shore and with lake views there are villas, flats in holiday complexes and holiday homes, much sought after by German and northern European buyers; inland are the homes of year-round residents. In summer, traffic and parking change daily life, and Salò remains the reference for services. Open public transport data shows no stops recorded in the municipality.
In 2023 there were 3,447 residents, up 1.3% on 2011, according to Istat, the national statistics office. The average age is 47.3 against 45.4 in the province, and over-65s are 24.4%. Foreign residents are 8.5%. Average declared incomes are well above the provincial average.
San Felice is in seismic zone 2, like 51 other municipalities in the province of Brescia, with an expected ground acceleration of about 0.159 g. For a villa from the 1960s or 1970s, ask for the structural design and any upgrading work.
The Revenue Agency's cadastral maps are available. On the shore and in the lowest spots the report checks the official flood maps, and on the slopes the landslide maps.
Key points
- Valtenesi headland with Portese and Isola del Garda.
- Second homes and villas with views, incomes above average.
- Population up 1.3% since 2011.
- Seismic zone 2, expected acceleration about 0.159 g.
Overview
San Felice del Benaco is a municipality in the province of Brescia, in Lombardia. At the end of 2023 it had 3,447 residents, ranked 108 of 205 municipalities in the province.
Earthquakes
For Italy's Civil Protection Department, San Felice del Benaco is in seismic zone 2, a zone where strong earthquakes are possible. Only 52 of 205 municipalities in the province are in zone 2.
In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.159 g, a medium-high value: the level with a 10% probability of being exceeded in 50 years, on rock.
For anyone buying in San Felice del Benaco, the building matters a great deal: ask for the design year, whether it met the 2008 seismic standards, and whether any seismic retrofit has been carried out.
Population
Compared with the 2011 census, the resident population has grown by 1.3%. The estimated average age is 47 years, higher than the province average (45). 24% of residents are over 65 (the regional figure is 24%). Foreign residents make up 8.5% of the population. On average, a household has 2.1 members.
Income and climate
In tax year 2024, taxpayers in San Felice del Benaco declared an average taxable income of 30,058 euros, above the provincial average (26,155 euros). The Italian average is 24,895 euros.
San Felice del Benaco is in climate zone E, with 2,265 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 109 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, San Felice del Benaco has 3 schools and 2 pharmacies. The Overture Maps data also lists 1 grocery shop and 4 sports facilities.
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 San Felice del Benaco.
How built-up it is
Buildings, roads, car parks and other sealed surfaces cover 7.5% of the land in San Felice del Benaco, compared with 10.5% in the province and 12.2% in the region. In 2024 built-up land grew by 0.6 hectares.
Radon and contaminated sites
San Felice del Benaco is not among the radon priority areas designated by the Regione Lombardia in 2023. Radon varies from building to building and can only be known by measuring it, especially on ground floors and in basements.
Official databases list one contaminated site, or site still under investigation, in San Felice del Benaco. 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 San Felice del Benaco: 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 San Felice del Benaco 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 21 inhabited census areas in San Felice del Benaco. Half of the residents live in areas scoring 63 or more.
Residents by band
- modest 0.5%
- fair 70.3%
- good 29.1%
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
- 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.
- Public transport timetables (GTFS): Trenord, Regione Lombardia - Trenord, orari ferroviari (GTFS). Licence CC BY 4.0, version 20261111.
- 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 Lombardia, national list compiled by ARPA Lombardia. Licence Atto pubblico (art. 5 L. 633/1941), 2023.
- Contaminated sites, Regione Lombardia. Licence CC0 1.0 (pubblico dominio), updated to 15 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 017171. The text on this page is generated automatically from the data.