Santa Croce sull'Arno: 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 Santa Croce sull'Arno
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 del Bosco 1, Santa Croce sull'Arno.
Santa Croce sull'Arno, tanneries by the river
Its tanneries have made Santa Croce sull'Arno the centre of the leather district that, together with Castelfranco di Sotto, Fucecchio and San Miniato, processes hides for the fashion industry. The town sits on the right bank of the Arno, on the plain of the lower Valdarno between Pisa and Florence, with the hill town of San Miniato directly opposite across the river.
Tannery work has brought people here from many parts of the world: foreign residents make up 23.4% of the population, a very high share even for Tuscany. It is a young town for the region, with an estimated average age of 43.7 against 46.9 in the province of Pisa and over-65s at 21.1%. Istat, the national statistics office, counted 14,754 residents in 2023, up 4.9% on 2011.
For buyers, the most obvious feature is how homes and factories are mixed together. The historic centre is small and surrounded by housing, industrial areas and treatment plants; smells and lorry traffic vary a great deal from street to street, so visit on a working day. Recorded services are below the provincial average: 2.17 cafés and restaurants per 1,000 residents against 5.92, and 0.61 healthcare facilities against 0.97. Declared incomes are a little below the provincial average.
The Arno needs the closest look. The river runs between high embankments and the surrounding plain is low, only a few metres above sea level and crossed by canals and ditches. The report reads the official flood maps for the address, which grade areas by how likely flooding is.
Seismic hazard is moderate: all 37 municipalities in the province of Pisa are in zone 3, and here the expected ground acceleration in the built-up area is about 0.119 g. The Revenue Agency (Agenzia delle Entrate) publishes the cadastral maps, and the report finds the land parcel from the address.
Key points
- Heart of the leather district, on the right bank of the Arno.
- Foreign residents 23.4%, average age 43.7.
- Low plain by the river: flood risk to check for each address.
- Seismic zone 3, expected acceleration about 0.119 g.
Overview
Santa Croce sull'Arno is a municipality in the province of Pisa, in Toscana. At the end of 2023 it had 14,754 residents, ranked 7 of 37 municipalities in the province.
Earthquakes
For Italy's Civil Protection Department, Santa Croce sull'Arno 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 0.119 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 grown by 4.9%. The estimated average age is 44 years, lower than the province average (47). 21% of residents are over 65 (the regional figure is 26%). Foreign residents make up 23.4% of the population. On average, a household has 2.5 members.
Income and climate
In tax year 2024, taxpayers in Santa Croce sull'Arno declared an average taxable income of 24,258 euros, below the provincial average (25,727 euros). The Italian average is 24,895 euros.
Santa Croce sull'Arno is in climate zone D, with 1,866 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 18 metres above sea level.
Services
In the official Ministry of Education and Ministry of Health lists, Santa Croce sull'Arno has 11 schools and 4 pharmacies. The Overture Maps data also lists 9 grocery shops and supermarkets, 9 healthcare facilities, 11 sports facilities and 1 green area.
There are 0.6 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 30.3% of the land in Santa Croce sull'Arno, compared with 7.0% in the province and 6.2% in the region. In 2024 built-up land stayed almost the same.
Radon and contaminated sites
Santa Croce sull'Arno 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 one contaminated site, or site still under investigation, in Santa Croce sull'Arno, 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 Santa Croce sull'Arno: 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 Santa Croce sull'Arno 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 94 inhabited census areas in Santa Croce sull'Arno. Half of the residents live in areas scoring 65 or more.
Residents by band
- modest 0.5%
- fair 48.2%
- good 51.2%
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 050033. The text on this page is generated automatically from the data.