Why buy in Camaiore
An ancient town on the Via Francigena, hills and small villages at the foot of the Apuan Alps, and the sea a few kilometres away: the most authentic Versilia, to be enjoyed all year round.
- 31,763 residents in the municipality, from the old town to the Lido
- 1278 the Collegiata di Santa Maria Assunta
- Stages 26 and 27 of the Via Francigena in Tuscany
Camaiore is the Versilia that looks towards the hills: medieval piazzas, Romanesque parish churches, silence. And the beach a few kilometres away.
The name comes from “Campus Maior”, the great plain on the road that linked Lucca to the port of Luni. The town lies in a wide basin at the foot of the Apuan Alps; Roman-era outposts have been identified on the slopes of Monte Prana.
Camaiore is a stage of the Via Francigena: the stage from Massa ends here and the one towards Lucca begins. The Badia di San Pietro, founded by the Benedictines and documented as early as 761, welcomed pilgrims bound for Rome.
In the centre stands the Collegiata di Santa Maria Assunta, dating from 1278, and a unique tradition: for Corpus Domini the “tappetari” work through the night to lay carpets of coloured sawdust along the streets.
Where to buy, and at what price.
Historic centre
The town of the Collegiata and its piazzas, with shops, services and schools: for living all year round in a real town.
Montemagno
A hill village on the Via Francigena, with the remains of a medieval castle and views over the Lucca countryside and the Apuan Alps.
The outlying villages
From the plain of Capezzano Pianore to the small hill villages: homes with gardens and land, a few minutes from the sea.
According to idealista, in September 2026 the average asking price in the main town of Camaiore was about €2,245/m², up 5.4% in one year. This is an average of listings: at the Lido and for hillside houses with land, values are different.
What is your home in Camaiore worth? Ask for a valuation
The Via Francigena
For centuries Camaiore has been a stage on the pilgrims’ way to Rome: the Badia di San Pietro retains its Romanesque layout, frescoes of the Giotto school and a seventeenth-century organ.
The hills
Terraces, woods and small villages: those seeking space, silence and sea views will find homes with gardens here, a few minutes from the beach.
Between mountains and sea
From the Camaiore basin the Apuan Alps are within reach of a footpath and the Lido just a few kilometres away: two ways of living Versilia within the same municipality.
Close to everything, far from the bustle.
- A12 motorway, Viareggio exit (from Florence: A11 Firenze–mare)a few minutes
- Viareggio station, connected by busa few km
- Pisa “Galileo Galilei” Airportby train or bus
- Lucca, on foot along the Via Francigena (stage 27)about 25 km
What to know, without surprises.
Taxes when buying from a private seller
- Main residence: registration tax (imposta di registro)
- 2% (minimum €1,000)
- Second home: registration tax (imposta di registro)
- 9% (minimum €1,000)
- Mortgage and cadastral taxes
- €50 + €50
For private individuals, taxes are calculated on the cadastral value (the “prezzo-valore” system), which is usually far lower than the price. If you buy from a company subject to VAT, rates and fixed amounts change: we check them with the notary case by case.
Source: Agenzia delle Entrate (Italian Revenue Agency) – guide “Buying a home: taxes and reliefs” · updated March 2024If you wish to let it in summer
- National Identification Code (CIN)
- mandatory for short-term lets
- Where to apply
- Ministry of Tourism database
- Taxation
- cedolare secca (flat-rate rental tax) or ordinary regime
The CIN must be displayed outside the property and in online listings. The cedolare secca rates depend on the number of properties let: please check them with your accountant.
Source: Ministero del Turismo (Italian Ministry of Tourism) – database of holiday accommodation and CIN · accessed October 2026
Buying in Camaiore: the answers.
How much does a home in Camaiore cost?
According to idealista, in September 2026 the average asking price in the main town was about €2,245/m² (+5.4% in one year). At the Lido and for hillside houses with land, values are different: we will gladly assess it in person.
Is Camaiore far from the sea?
No: the municipality also includes Lido di Camaiore, Blue Flag 2026, a few kilometres from the historic centre.
What are the sawdust carpets?
It is the Corpus Domini tradition: during the night between Saturday and Sunday the “tappetari” (carpet makers) decorate the streets of the centre with carpets of coloured sawdust, over which the procession then passes.
What taxes are due when buying a second home?
If you buy from a private seller, the registration tax (imposta di registro) is 9% (2% for a main residence), with a minimum of €1,000, plus €50 mortgage tax and €50 cadastral tax. For private individuals it is normally calculated on the cadastral value rather than on the price. Source: Agenzia delle Entrate.
Can I let the house during the summer months?
Yes. Short-term lets require the National Identification Code (CIN, Codice Identificativo Nazionale), obtained from the Ministry of Tourism and shown in every listing. For the tax side we recommend speaking with your accountant; we can tell you which areas and types of property are most in demand for rentals.
Can a foreign buyer purchase a home in Camaiore?
Generally, yes: European Union citizens buy on the same terms as Italians; for some non-EU countries the principle of reciprocity applies. You will need an Italian tax code (codice fiscale). We often work with international clients and coordinate everything with the notary.
Looking for a home in Camaiore, or selling yours?
Since 2007 we have personally looked after buyers and sellers in Versilia. A call or a message, and we will talk it through, in English.
Sources
The data on this page come from official and authoritative sources and are updated periodically. Last checked: October 2026.
- Visit Tuscany – Camaiore · accessed October 2026
- ISTAT – resident population by municipality · estimate as of 1 January 2026
- Regione Toscana – Via Francigena, stage 27 Camaiore–Lucca · accessed October 2026
- FEE Italia – list of Blue Flag beaches 2026 · 2026 edition
- idealista – prices in Camaiore (main town) · asking prices, September 2026
- Agenzia delle Entrate (Italian Revenue Agency) – Real Estate Market Observatory (OMI) · official half-yearly values
- Comune di Camaiore – Getting here · accessed October 2026
- Agenzia delle Entrate (Italian Revenue Agency) – guide “Buying a home: taxes and reliefs” · updated March 2024
- Ministero del Turismo (Italian Ministry of Tourism) – database of holiday accommodation and CIN · accessed October 2026