San Giuliano Terme: what to know before buying a home
A municipality in the province of Pisa, Toscana. Official data on earthquakes, population, services and transport.
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Search for an address in San Giuliano Terme
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 Calcesana 1, San Giuliano Terme.
San Giuliano Terme, villages around Pisa and Monte Pisano
San Giuliano Terme has no single real centre. It is a municipality of villages wrapped around Pisa to the north and east: some, like Ghezzano, are in practice districts of the city, right next to Cisanello hospital; others lie on the Serchio plain, like Pontasserchio, or at the foot of Monte Pisano, like Asciano. The main village is a spa town, with its old baths now a hotel and villas along the road to Lucca.
For people working in Pisa, at the university or the hospital, this is where to find a house with a garden a few minutes from the city, often at lower prices. The Pisa to Lucca railway stops at San Giuliano Terme and at other places in the municipality. The villages differ a lot, though, in services, traffic and type of housing: recent detached and terraced houses on the plain, renovated farmhouses, and hamlets on the slopes of the mountain with narrow lanes.
There were 30,749 residents in 2023, down 1.1% since 2011. The population is older than the province's: an average age of 48.2 against 46.9, with over-65s at 27.2% against 25.3%. Foreign nationals make up 6.5%. Average incomes are above those of the province of Pisa.
The whole province of Pisa is in seismic zone 3 of the Civil Protection classification, and here the expected ground acceleration is about 0.121 g. With farmhouses and stone cottages, find out how the floors and roof were redone and whether the renovation also covered the load-bearing structure.
Water is the thing to look at most carefully. The plain between the Arno and the Serchio is low-lying, drained over the centuries and crossed by canals, and the Serchio runs between high embankments. On the slopes of Monte Pisano, landslides and runoff matter instead. The report checks both hazards on the official maps for the exact address and finds the plot in the land registry of the Revenue Agency (Agenzia delle Entrate).
Key points
- A municipality of villages around Pisa, some joined to the city.
- Pisa to Lucca railway with a stop at San Giuliano Terme.
- Average age 48.2, over-65s at 27.2%.
- Seismic zone 3, expected acceleration about 0.121 g.
Overview
San Giuliano Terme is a municipality in the province of Pisa, in Toscana. At the end of 2023 it had 30,749 residents, the third most populous in the province.
Earthquakes
For Italy's Civil Protection Department, San Giuliano Terme 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 0.121 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 1.1%. The estimated average age is 48 years, in line with the province. 27% of residents are over 65 (the regional figure is 26%). Foreign residents make up 6.5% of the population. On average, a household has 2.2 members.
Income and climate
In tax year 2024, taxpayers in San Giuliano Terme declared an average taxable income of 27,335 euros, above the provincial average (25,727 euros). The Italian average is 24,895 euros.
San Giuliano Terme is in climate zone D, with 1,696 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 6 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, San Giuliano Terme has 22 schools and 11 pharmacies. The Overture Maps data also lists 16 grocery shops and supermarkets, 21 healthcare facilities, 38 sports facilities and 4 parks and green areas.
There are 0.7 healthcare facilities per 1,000 residents, fewer than the province average (1.0).
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 11.2% of the land in San Giuliano Terme, compared with 7.0% in the province and 6.2% in the region. In 2024 built-up land grew by 2.7 hectares.
Radon and contaminated sites
San Giuliano Terme 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 4 contaminated sites, or sites still under investigation, in San Giuliano Terme, and 4 more have been cleaned up or closed. 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 Giuliano Terme: 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 Giuliano Terme 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 198 inhabited census areas in San Giuliano Terme. Half of the residents live in areas scoring 60 or more.
Residents by band
- modest 4.4%
- fair 77.3%
- good 18.2%
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
- 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 050031. The text on this page is generated automatically from the data.