House prices on Italy’s Venetian coast: how the market has moved in Eraclea Mare, Jesolo and Caorle

Every autumn, when the season ends, the same question reaches our agency: how did the market do this year? Whoever asks has usually read two opposite headlines already. One says seaside homes are flying, the other that the market has ground to a halt.

Both are right, and that is exactly what causes the confusion. On the Venetian coast today two markets live side by side and move at different speeds. Homes in excellent condition are going up; those in normal condition have barely moved in five years.

In this article I show you how house prices have moved in Eraclea Mare, Jesolo and Caorle, half-year by half-year. I use the only public sources that hold up: the *quotations of the Osservatorio del Mercato Immobiliare (OMI), the property market observatory of Italy's Revenue Agency (Agenzia delle Entrate*), and the figures from Istat, Italy's national statistics institute. No asking prices from listings, no averages from property portals. Only what can be checked.

How to read the coastal property market with official data

To understand where the market is heading you need three measures, and none of them is enough on its own: quotations by zone, the number of homes bought and the trend in prices at national level. OMI publishes the first two, Istat the third.

OMI quotations are value ranges in euros per square metre, broken down by homogeneous zone, by type of property and by state of repair. They come out every six months, and the most recent are those for the first half of 2026, from January to June. They refer to gross floor area, meaning walls included.

The second figure is the normalised number of transactions (NTN), that is, homes bought and sold, counted by the share transferred. Someone who buys half a flat counts as 0.5. OMI publishes it every year in its regional statistics; the latest edition came out on 5 June 2026 with the 2025 figures.

The third is Istat's house price index, which measures how the prices of homes bought by households change, whether to live in or as an investment. It is the national benchmark.

There is one rule I repeat to anyone who brings me a number: compare the same zone, in the same condition, across different half-years. Mixing zones or conditions produces trends that do not exist. When a range has to be summed up in a single number, I use the midpoint value, the average of the minimum and the maximum. That is my own calculation on OMI data: the Revenue Agency does not publish it.

OMI house prices 2026 in Eraclea Mare, Jesolo and Caorle, zone by zone

In the first half of 2026 a standard residential home (abitazione civile) in normal condition is worth €1,700 to €2,000 per square metre in Eraclea Mare. On the seafront in Jesolo the range is €2,000 to €3,000, in Caorle €2,400 to €3,500. Here are all the seaside zones, side by side.

Source: Agenzia delle Entrate, OMI quotations database, first half of 2026. Euros per square metre of gross floor area. OMI publishes no rental values for these zones.

Two details before you read the table. Duna Verde and Porto Santa Margherita are in the Municipality of Caorle, even though many people associate them with Eraclea. And Jesolo's "Central" zone, B5, is Jesolo Paese, the inland town: it is not in the table because it is not by the sea.

Read this way, the table tells you where it costs most to buy today. It does not yet tell you how prices got there, and that is where the picture gets interesting.

Five years of quotations: which prices rose and which stood still

Between the first half of 2021 and the first half of 2026, homes in excellent condition went up in almost every seaside zone; those in normal condition rose much less, or not at all. The table compares the midpoint values of the same zones.

Midpoint values in €/m² of gross floor area (average of the minimum and maximum of the range), calculated on OMI quotations for the first half of 2021 and the first half of 2026.

Homes in normal condition have stood still almost everywhere

In Eraclea Mare the range for normal condition was €1,750 to €1,950 per square metre in 2021, and it stayed exactly the same until the first half of 2025. From the second half of 2025 it widened to €1,700-2,000. The midpoint is still €1,850: in five years the average home in normal condition has not gained a single euro per square metre.

The same holds for Jesolo Pineta, stuck at €2,000-2,500, and for Caorle's historic centre, stuck at €2,400-3,500. On Jesolo's Lidos, normal condition has moved little: up 4.4% at Lido Est and up 5.9% at Lido Ovest, over five years.

Homes in excellent condition are rising, and Eraclea Mare is near the top

In excellent condition the story changes. In Eraclea Mare the range went from €2,100-2,500 in 2021 to €2,400-3,100 in 2026, and the midpoint from €2,300 to €2,750: up 19.6%. Of the zones in the table, only Jesolo's Lido Est did better, up 22.2%.

The most useful figure, though, is another one: the gap between the two brackets has doubled. In Eraclea Mare in 2021 the midpoint for excellent condition was €450 per square metre above the midpoint for normal condition. In 2026 the gap is €900. On a flat of 70 square metres gross, the difference between the two brackets has grown from €31,500 to €63,000, on midpoint values.

Put in the words I use on a viewing: today the condition of a property weighs twice as much on its price as it did five years ago. A renovation done well shows up in the quotations; a home left as it was follows them much less.

Caorle: a historic centre standing still and a redrawn coastline

Caorle's historic centre has had the same ranges since 2021, in both conditions: it is the most stable zone on the coast. Along the beaches, however, OMI has changed the map. Until the first half of 2024 there was a single "beach zone" (Zona balneare), B2. In the last survey available for it, the first half of 2024, it was quoted at €2,200 to €2,600 in normal condition.

Since the second half of 2024 two zones have taken its place: B3, Levante and Ponente, and E3, Porto Santa Margherita, Altanea and Duna Verde. That is why a long-term comparison on the Caorle coast cannot be made on the same zone. Over the last year B3 has risen by 2% in normal condition and held steady in excellent condition.

How many homes are bought on the coast: sales volumes in the beach area

In 2025 the coastal strip of the province of Venice recorded 4,023 home sales, 0.5% fewer than in 2024. This is the figure for the macro-area OMI calls the Zona Balneare, meaning the province's coast excluding the city of Venice.

There is no figure for individual municipalities. In the regional statistics published by the Revenue Agency the detail stops at the province's macro-areas, and the coast is a single one. Be wary of anyone who quotes you sales in Eraclea or Caorle without telling you where they got them.

Source: Agenzia delle Entrate, OMI, Statistiche regionali Veneto 2026 (regional statistics) and Rapporto immobiliare 2026 (property report).

The picture is clear: in 2025 Italy bought more homes, the Venetian coast did not. Venice was the province in the Veneto region that grew least, and its coast stayed at the previous year's volumes.

Flat volumes do not mean a dead market. The Zona Balneare remains the macro-area with the most sales in the province, 28.8% of the total. It also has the highest intensity index: in 2025, 2.92% of the existing housing stock changed hands, against a provincial average of 2.72%. Put simply, on the coast almost three homes in a hundred changed owner in a year.

The average quotation OMI calculates for the whole Zona Balneare is €1,790 per square metre in 2025, up 0.8% on 2024. It is an average that lumps together very different places and conditions: it shows the direction, not the price of a home.

Istat says up 4%: why you do not see it on the coast

According to Istat, in the second quarter of 2026 house prices in Italy rose by 4.0% on a year earlier. In the north-east the increase was 4.2%, slowing from 6.3% in the previous quarter. New homes rose by 5.0%, existing ones by 3.7%.

Set next to the OMI quotations for the coast, this number seems to contradict them. In Eraclea Mare normal condition is flat, while excellent condition is up almost 6% in a year. The two fit together, for three reasons.

There is one Istat figure that does match the coast well: in the same quarter, residential sales in Italy were almost flat, up 0.1% according to OMI. Rising prices and flat volumes are the same picture you see on the Venetian coast.

What it means if you are buying or investing in 2026

The official data describe a coast that is stable in volumes and divided in prices. For a buyer, the right question is no longer "is the market going up or down?" but "which bracket is the home I am looking at in?".

If you buy a home in normal condition in Eraclea Mare, you are working with ranges that have not moved in five years: an entry price that has not taken off. If you are thinking of renovating, the excellent-condition range tells you how far the top bracket of the zone reaches today. If you buy a home already in excellent condition, you are paying for a bracket that has risen 19.6% in five years. There you need to look harder at finishes, systems and location, because that is the part of the price that has moved.

If you are investing with a view to letting, there is a limit you should know about. OMI publishes no rental values for any of the seaside zones of Eraclea, Jesolo and Caorle. A rental yield therefore cannot be worked out from official data: anyone who shows you a percentage is using rents taken from elsewhere, and you should ask where.

If instead you want to know what a specific home is worth, rather than where the market is going, the reasoning is different: I explain it in the article on what a home in Eraclea Mare is really worth. For a comparison of the three resorts as places to invest, there is the guide on where it pays to invest between Eraclea, Jesolo and Caorle.

In short: a stable coast, divided by the condition of its homes

Read through public data, the property market on the Venetian coast comes down to four facts. In 2025, 4,023 homes were sold on the coast of the province of Venice, almost as many as in 2024. Homes in normal condition have had flat quotations for five years in Eraclea Mare, Jesolo Pineta and Caorle's historic centre. Those in excellent condition have risen by up to 22% on Jesolo's Lidos and by 19.6% in Eraclea Mare. Eraclea Mare remains the seaside zone with the lowest midpoint value in the comparison, in both conditions.

These are numbers anyone can check, and that is why I use them. The next step is to apply them to the zone and the bracket you are interested in, before you make an offer.

Book a meeting with Massimo Ongaro at our agency in Eraclea Mare: we go through the OMI series for the zone you are considering, half-year by half-year, and work out which bracket the property you have in mind falls into, with no obligation on your part.

Averages say little about a specific home: for live information look at the homes for sale in Eraclea Mare and, as an example of a single building, Rossetto.