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Vecchiano: 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

Search for an address in Vecchiano

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 Argine Vecchio 1, Vecchiano.

Vecchiano, between the Serchio, the lake and the sea

Vecchiano is the stretch of plain north of Pisa that runs from the Oltreserchio hills to the sea. The river Serchio crosses the municipality before reaching the Tyrrhenian, and much of the land, from the coast at Marina di Vecchiano to the shores of Lake Massaciuccoli, lies inside the Migliarino, San Rossore and Massaciuccoli nature park. Pisa is a few kilometres away, with Lucca and Viareggio a little further.

The municipality is a set of separate villages, each with its own character: Vecchiano itself, Migliarino on the old Via Aurelia, and Nodica, Avane and Filettole at the foot of the hills. Many residents work in Pisa or Lucca and come here for a detached house with a garden at lower prices than in town. Healthcare facilities are few, 0.34 per 1,000 residents against 0.97 in the province, so for hospitals and specialists people rely on Pisa.

In 2023 there were 11,839 residents, down 4.3% on 2011, according to Istat, the national statistics institute. The population is older than the province's: estimated average age 48.3 against 46.9, with over-65s at 27.4%. Foreign residents make up 6.5%.

All 37 municipalities in the province of Pisa are in seismic zone 3, and in Vecchiano expected ground acceleration is about 0.121 g. On the plain the most common structural problem is soft, wet ground, so during a viewing look carefully at any cracks caused by settlement.

The risk to understand is water. The main village sits just a few metres above sea level, between the embanked Serchio and the drained land towards Massaciuccoli. The river has burst its banks in the past, and the low-lying areas stay dry thanks to channels and pumping stations. The report checks the official flood maps for the address. Cadastral maps from the Revenue Agency (Agenzia delle Entrate) are available.

Key points

  • Villages between the Serchio, the hills and the sea, partly inside a park.
  • Average age 48.3, over-65s at 27.4%.
  • Seismic zone 3, like the whole province of Pisa.
  • Low reclaimed land: check flood hazard by address.

Overview

Vecchiano is a municipality in the province of Pisa, in Toscana. At the end of 2023 it had 11,839 residents, ranked 12 of 37 municipalities in the province.

Earthquakes

For Italy's Civil Protection Department, Vecchiano 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 4.3%. 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 2.3 members.

Income and climate

In tax year 2024, taxpayers in Vecchiano declared an average taxable income of 24,285 euros, below the provincial average (25,727 euros). The Italian average is 24,895 euros.

Vecchiano is in climate zone D, with 1,600 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 5 metres above sea level.

Services

In the official Ministry of Education and Ministry of Health lists, Vecchiano has 9 schools and 3 pharmacies. The Overture Maps data also lists 4 grocery shops and supermarkets, 4 healthcare facilities, 10 sports facilities and 2 parks and green areas.

There are 0.3 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 7.9% of the land in Vecchiano, 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

Vecchiano 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 Vecchiano, 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 Vecchiano: 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 Vecchiano 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 70 inhabited census areas in Vecchiano. Half of the residents live in areas scoring 59 or more.

Residents by band

  • modest 0.9%
  • fair 77.3%
  • good 21.8%

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 050037. The text on this page is generated automatically from the data.