San Miniato: 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
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Search for an address in San Miniato
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 Tosco Romagnola Est 1, San Miniato.
San Miniato, the fortress on the hill and the leather valley
The tower of the Rocca di Federico II can be seen from far away, on top of the hill where San Miniato's old town sits, halfway between Florence and Pisa. The upper town is small and strung out along the ridge, with palazzi, churches and views over the Arno valley. In November the white truffle fair of the San Miniato hills draws visitors from all over Tuscany.
Most of the municipality, however, lives down below. San Miniato Basso and Ponte a Egola, on the plain, are sizeable villages, and Ponte a Egola belongs to the leather tanning district along with Santa Croce sull'Arno. The Florence to Pisa railway passes here, with the San Miniato-Fucecchio station, as does the Florence-Pisa-Livorno dual carriageway. For buyers the choice is clear-cut: the hill and the countryside, with historic houses, farmhouses and steep roads, or the plain, more practical for work and transport.
There were 27,786 residents in 2023, up 0.7% on 2011, so the population is essentially stable. The estimated average age of 46.9 is the same as the province of Pisa (46.9), and foreign residents make up 7.4%. Households average 2.36 people.
All 37 municipalities in the province are in seismic zone 3. In San Miniato expected ground acceleration in the built-up area is about 0.125 g. For masonry buildings in the old town, built along the ridge, ask about the foundations and any structural work.
Natural hazards differ greatly between hill and plain. On the hillsides the issue is landslides, near the Arno and the Egola flooding. The report checks both for the exact address.
Key points
- Old town on the hill, villages on the plain along the Arno.
- San Miniato-Fucecchio station and the FI-PI-LI road.
- 27,786 residents, foreign residents at 7.4%.
- Seismic zone 3, expected acceleration about 0.125 g.
Overview
San Miniato is a municipality in the province of Pisa, in Toscana. At the end of 2023 it had 27,786 residents, ranked 5 of 37 municipalities in the province.
Earthquakes
For Italy's Civil Protection Department, San Miniato 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 0.125 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 number of residents is nearly unchanged. The estimated average age is 47 years, in line with the province. 25% of residents are over 65 (the regional figure is 26%). Foreign residents make up 7.4% of the population. On average, a household has 2.4 members.
Income and climate
In tax year 2024, taxpayers in San Miniato declared an average taxable income of 25,501 euros, in line with the province (25,727 euros). The Italian average is 24,895 euros.
San Miniato is in climate zone D, with 1,513 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 140 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, San Miniato has 22 schools and 7 pharmacies. The Overture Maps data also lists 14 grocery shops and supermarkets, 14 healthcare facilities, 26 sports facilities and 2 parks and green areas.
There are 0.5 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 11.1% of the land in San Miniato, compared with 7.0% in the province and 6.2% in the region. In 2024 built-up land grew by 1.7 hectares.
Radon and contaminated sites
San Miniato 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 2 contaminated sites, or sites still under investigation, in San Miniato, and 3 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 Miniato: 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 Miniato 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 176 inhabited census areas in San Miniato. Half of the residents live in areas scoring 60 or more.
Residents by band
- modest 1.8%
- fair 67.6%
- good 30.6%
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 050032. The text on this page is generated automatically from the data.