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Todi: what to know before buying a home

A municipality in the province of Perugia, Umbria. Official data on earthquakes, population, services and transport.

Liveability index free for any address

Search for an address in Todi

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: Localita' Ponterio di Pian di Porto 1, Todi.

Todi, the hill above the Tiber and its farmhouse countryside

High on a hill above the Tiber valley, Todi has its centre around Piazza del Popolo and its medieval palaces, and just outside the walls stands the Renaissance church of Santa Maria della Consolazione. From up there you look over olive groves, woods and farmhouses spread across a very large municipality, with hamlets such as Pantalla, Pontecuti and Collevalenza, known for its Sanctuary of Merciful Love.

For buyers, the first choice is between the hilltop town and the countryside. In the historic centre life is on foot, with climbs, steps and limited parking; the houses are old and building work follows heritage rules. In the countryside, stone farmhouses, often restored, have long attracted foreign buyers too, but unmade roads and the distance to services need to be taken into account. The E45 dual carriageway runs along the Tiber valley and links Todi with Perugia and Orte.

Todi is losing residents: 15,572 in 2023, down 7.9% on 2011. The average age is 49.4 against 47.4 in the province, and over-65s make up 29.9% against 26.4%. Foreign nationals account for 9.9%. Declared incomes are in line with the provincial average.

Earthquake risk in Umbria is real. Todi is in seismic zone 2 of the Civil Protection Department's classification, and expected ground acceleration in the built-up area is about 0.158 g; in the province of Perugia, 14 municipalities are in zone 1, the most hazardous. For a stone building, in town or in the country, ask what work has been done (tie rods, ring beams, strengthened floors) and whether any applications are still open.

The hill itself has had slope stability problems in the past, dealt with through consolidation work funded by a special law, as with the rock of Orvieto. For that reason, and because of the Tiber in the low-lying areas, landslide and flood hazard are read for the address. The Revenue Agency (Agenzia delle Entrate) publishes cadastral maps for the whole municipality.

Key points

  • Hilltop town, countryside of farmhouses and olive groves.
  • Population down 7.9% since 2011.
  • Seismic zone 2, expected acceleration about 0.158 g.
  • Hill slopes and areas near the Tiber need checking.

Overview

Todi is a municipality in the province of Perugia, in Umbria. At the end of 2023 it had 15,572 residents, ranked 11 of 59 municipalities in the province.

Earthquakes

For Italy's Civil Protection Department, Todi 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 0.158 g, a medium-high value: the level with a 10% probability of being exceeded in 50 years, on rock.

For anyone buying in Todi, 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 7.9%. The estimated average age is 49 years, higher than the province average (47). 30% of residents are over 65 (the regional figure is 27%). Foreign residents make up 9.9% of the population. On average, a household has 2.2 members.

Income and climate

In tax year 2024, taxpayers in Todi declared an average taxable income of 23,973 euros, in line with the province (23,962 euros). The Italian average is 24,895 euros.

Todi is in climate zone E, with 2,193 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 400 metres above sea level.

Services

In the official Ministry of Education and Ministry of Health lists, Todi has 16 schools and 6 pharmacies. The Overture Maps data also lists 13 grocery shops and supermarkets, 9 healthcare facilities, 15 sports facilities and 6 parks and green areas.

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 4.5% of the land in Todi, compared with 5.5% in the province and 5.3% in the region. In 2024 built-up land grew by 1.7 hectares.

Radon and contaminated sites

Official databases list 2 contaminated sites, or sites still under investigation, in Todi, 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 Todi: 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 Todi 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 268 inhabited census areas in Todi. Half of the residents live in areas scoring 65 or more.

Residents by band

  • modest 1.2%
  • fair 47.2%
  • good 38.7%
  • very good 12.9%

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

ISTAT code 054052. The text on this page is generated automatically from the data.