San Giustino: what to know before buying a home
A municipality in the province of Perugia, Umbria. 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 Citernese 1, San Giustino.
San Giustino, the upper Tiber valley on the Tuscan border
San Giustino is Umbria's northernmost municipality. It lies in the upper Tiber valley and borders Sansepolcro, which is already in Tuscany, while to the east its territory climbs into the Apennines as far as the Bocca Trabaria pass on the road to the Marche. In town stands the Castello Bufalini, a fortified villa with a formal Italian garden and a hedge maze.
For decades the valley lived on tobacco growing, and brick drying kilns can still be seen in the countryside; San Giustino has a museum devoted to that history. Today work is split between farming, small industry and the nearby towns: Sansepolcro is a few minutes away, Città di Castello about fifteen kilometres, and the E45 dual carriageway runs along the valley. For buyers, the main town and the hamlets on the plain such as Selci and Lama offer detached houses and small blocks, while the higher ground has isolated farmhouses to restore.
In 2023 there were 11,092 residents, down 2.2% on 2011 according to Istat, the national statistics office. The average age (47.2) and the share of over-65s (26.4%) are almost identical to the province of Perugia. Foreign residents make up 7.9%, and average incomes are slightly below the provincial figure.
Earthquake hazard deserves attention. San Giustino is in seismic zone 2 on the Civil Protection Department's scale, like 43 other municipalities in the province, while 14 are in zone 1; the expected ground acceleration in the built-up area is about 0.228 g, a high value. The upper Tiber valley has seen strong earthquakes over the centuries, so for a stone farmhouse or a village house ask whether strengthening work has been done and have the connections between walls and floors checked.
On the plain, the Tiber and its tributaries bring a flood hazard that varies from area to area, while on the slopes landslides are the issue; the report checks both at the address with the official maps. The Revenue Agency (Agenzia delle Entrate) publishes the cadastral maps.
Key points
- Umbria's northernmost municipality, bordering Sansepolcro.
- Castello Bufalini and the valley's tobacco-growing past.
- Seismic zone 2, expected acceleration 0.228 g.
- Population down 2.2% since 2011.
Overview
San Giustino is a municipality in the province of Perugia, in Umbria. At the end of 2023 it had 11,092 residents, ranked 15 of 59 municipalities in the province.
Earthquakes
For Italy's Civil Protection Department, San Giustino is in seismic zone 2, a zone where strong earthquakes are possible. Most municipalities in the province (44 of 59) are in the same zone.
In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.228 g, a medium-high value: the level with a 10% probability of being exceeded in 50 years, on rock.
For anyone buying in San Giustino, 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 fallen by 2.2%. The estimated average age is 47 years, in line with the province. 26% of residents are over 65 (the regional figure is 27%). Foreign residents make up 7.9% of the population. On average, a household has 2.3 members.
Income and climate
In tax year 2024, taxpayers in San Giustino declared an average taxable income of 23,007 euros, in line with the province (23,962 euros). The Italian average is 24,895 euros.
San Giustino is in climate zone E, with 2,132 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 336 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, San Giustino has 9 schools and 3 pharmacies. The Overture Maps data also lists 10 grocery shops and supermarkets, 2 healthcare facilities, 12 sports facilities and 1 green area.
There are 0.2 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 7.5% of the land in San Giustino, compared with 5.5% in the province and 5.3% in the region. In 2024 built-up land grew by 2.4 hectares.
Radon and contaminated sites
Official databases list no contaminated sites in San Giustino.
Landslides and flooding
Landslide and flood hazard changes from one street to the next even within San Giustino: 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 Giustino 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 75 inhabited census areas in San Giustino. Half of the residents live in areas scoring 71 or more.
Residents by band
- modest 1.1%
- fair 18.7%
- good 75.4%
- very good 4.9%
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.
- 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 054044. The text on this page is generated automatically from the data.