An average price of €827 per square meter. We are not in a remote province of Southern Italy, but in Lombardia, the region that in the collective imagination represents the most expensive real estate market in the country. This figure, which emerged from our latest market analysis in June 2026, shatters many certainties and reveals a complex landscape full of opportunities, where judicial auctions act as an equalizer, offering access to properties with starting values drastically lower than those on the traditional market. The question is no longer if a good deal can be found, but where and how to find it in a region of a thousand faces.
A snapshot of the Lombardia market: nearly 2,000 properties up for auction
The auction market in Lombardia is anything but stagnant. Currently, there are 1,937 active lots (lotti), a number that testifies to the vitality and continuous turnover of available properties. This figure not only positions Lombardia as one of the most dynamic regions nationwide but also offers a wide selection for potential buyers and investors. The composition of this stock is heterogeneous: the residential sector dominates the scene with 984 properties, representing about 51% of the total. The commercial sector follows closely with 703 lots (lotti) (36%), a significant figure that indicates strong opportunities for businesses and professionals as well. Rounding out the picture are land plots, with 210 lots (lotti), and garages, with 40 units—niche categories but often strategic for targeted investments.
The average size of the properties analyzed is 113 sqm, a generous size that suggests the presence of numerous solutions suitable for families. The average base price (prezzo base), calculated on a representative sample of 24 properties, is €124,542. It is precisely from the intersection of these two data points that the key value of €827/sqm emerges, an indicator that, as we will see, conceals profound territorial differences.
The map of opportunities: Milano is not the only star
Analyzing the geographical distribution of auctions, a clear picture emerges: the province of Milano is the beating heart of the market, but it is not the only center of interest. The surrounding provinces offer a considerable number of lots (lotti), often at even more advantageous economic conditions. This "concentric circle geography" is fundamental for those seeking the best value for money.
| Province | Residential Auctions (Est. %) | Commercial Auctions (Est. %) | Market Notes |
|---|---|---|---|
| Milano (MI) | ~41% | ~45% | Highest concentration of lots, but with higher prices/sqm. |
| Varese (VA) | ~21% | ~15% | Excellent balance between the number of auctions and competitive prices. |
| Pavia (PV) | ~12% | ~10% | Market with some of the lowest prices/sqm in the region. |
| Bergamo (BG) | ~12% | ~13% | Dynamic province with a strong presence of commercial and industrial lots. |
| Como (CO) | ~8% | ~6% | Interesting market, influenced by its proximity to Switzerland. |
This table highlights how, although Milano captures the attention, provinces like Varese and Pavia represent true "hidden treasures" for those willing to explore the territory. For an even more detailed analysis, you can consult our interactive auction map, an essential tool for viewing opportunities in real time.
The Milano effect: a two-speed market
The average figure of €827/sqm is a summary that requires a more in-depth analysis. The reality of the Lombardia market is split in two: on one side, Milano, with values that remain at higher levels even at auction, and on the other, the remaining provinces, where the most surprising performances are recorded. One only needs to analyze a few examples from our sample to understand the extent of this gap.
- An apartment in Milano city of 72 sqm starts from a base price (base d'asta) of €228,000, which is €3,166/sqm.
- Moving to Fagnano Olona (VA), a property of a full 185 sqm has a base price (base d'asta) of €88,000, corresponding to just €475/sqm.
- In Cura Carpignano (PV), a 137 sqm unit starts at €68,766, which is €501/sqm.
- Even in the Milanese hinterland, in Sedriano (MI), it is possible to find a one-bedroom apartment of 50 sqm for €37,000, equal to €740/sqm.
This disparity is the key to understanding the market: the opportunity lies not only in the discount compared to the open market but in the possibility of accessing areas and sizes that would otherwise be out of reach, simply by widening the search radius. A market that, like that of nearby Brescia, shows extremely varied dynamics.
💡 Did you know?
The average value of €827/sqm in Lombardia is a powerful figure. When compared with prices on the open market in Milano, which easily exceed €5,000/sqm, the potential for savings is clear. Auctions allow for the purchase of properties in one of Europe's most economically advanced regions at prices comparable to those in markets considered much more affordable, such as Sicilia (€473/sqm) or Piemonte (starting from €200/sqm).
Case studies: from studio apartments to penthouses, the offers on the table
To make the opportunities tangible, let's analyze some properties currently at auction that represent the diversity of the Lombardia market.
- The investor's opportunity (Sedriano, MI): A 50 sqm apartment with a base price (base d'asta) of €37,000. At €740/sqm, this property in the western hinterland of Milano is an ideal option for a buy-to-let investment, given the strong demand for rentals in the metropolitan area.
- The family solution (Rovello Porro, CO): A 117 sqm property with a base price (base d'asta) of €122,000. With a value of approximately €1,042/sqm, it offers ample space at a competitive price, in a strategic location between Como and Milano, well-served by infrastructure.
- Affordable luxury (Pieve Emanuele, MI): A unit of a full 298 sqm with a base price (base d'asta) of €796,000. Although the absolute price is high, the value per square meter (approx. €2,670/sqm) is extremely attractive for a property of this size and potential in the southern area of Milano.
- The provincial bargain (Broni, PV): A 109 sqm apartment for just €50,250. This comes to €461/sqm, a value that demonstrates how the Oltrepò Pavese is one of the areas with the greatest potential for appreciation and the most aggressive offers in the entire region.
Who is the Lombardia auction market for?
The auction market in Lombardia is not reserved for a single category of buyers. The profile of those who can benefit from these opportunities is broad and varied:
- Young couples and families: They can find housing solutions with generous sizes in provinces well-connected to Milano, overcoming the problem of prohibitive prices on the traditional market.
- Real estate investors: The difference between the winning bid and market value, especially in the hinterland and secondary cities, guarantees attractive margins for both resale and rental.
- Professionals and businesses: With over 700 commercial lots, there are ample opportunities to purchase offices, shops, or warehouses at advantageous starting prices, reducing start-up or expansion costs.
- First-time homebuyers: Access to mortgages for auction purchases and low base prices can make the dream of a first home a concrete reality, even for those with a limited budget.
⚠️ Important
It is crucial not to be misled by averages. The strong appeal of Milano tends to polarize the market. Competition for properties within the ring road or in the immediate vicinity is much higher, with a greater number of participants and bids that can significantly reduce the savings margin. A winning strategy often involves focusing on the second and third metropolitan belts or on the provincial capitals, where competition is lower and the opportunities are more advantageous.
Preparing for the auction: analysis and strategy
Participating in an auction in Lombardia requires the same preparation as in other regions, but with some specific precautions. First of all, it is crucial to analyze the technical appraisal (perizia tecnica), the document that describes the property's condition, the presence of any rectifiable building code violations, or outstanding condominium fees. In a densely urbanized region, these issues are particularly common and must be carefully evaluated to calculate additional costs.
Secondly, it is important to define a realistic maximum budget, which includes not only the winning bid price but also taxes, fees for the transfer decree (decreto di trasferimento), and any renovation costs. Finally, given the competitiveness of some areas, it is wise to identify more than one lot (lotto) of interest and not focus on a single property. Flexibility is a key factor in seizing the best opportunities that this dynamic market constantly offers.
The picture that emerges from the June 2026 data is that of a Lombardia that, through the channel of judicial auctions, reveals itself to be much more accessible than one might think. The opportunity to buy a property for less than €1,000/sqm is not a utopia, but a concrete reality for those who know where to look. By moving beyond a "Milano-centric" view, a vast territory rich in alternatives opens up, capable of meeting the needs of families, investors, and businesses with a value for money that has few equals in the Italian real estate landscape.
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