Campo di Marte: Florence's Yield Play
Campo di Marte provides what Florence's historic center cannot: affordable housing, modern building stock, green space, and practical residential infrastructure. Located east of the Viale avenues that mark the historic center's boundary, the neighborhood centers on its own train station (connecting to Santa Maria Novella in 3 minutes and Fiesole in 10), the Artemio Franchi football stadium (home of ACF Fiorentina), and a series of parks and sports facilities.
For yield-focused investors, Campo di Marte offers Florence's best numbers. Purchase prices 30-50% below the historic center produce the city's highest percentage returns from a stable professional and family tenant base. The trade-off is clear: no tourism rental premium, limited architectural charm, and a neighborhood that appeals to residents rather than visitors.
Property Market
| Micro-Area | Price/sqm | 1BR Apartment | 2BR Apartment | Character |
|---|---|---|---|---|
| Via Lungo l'Affrico / river | 4,000-4,500 | 220,000-270,000 | 300,000-378,000 | Arno tributary, tree-lined |
| Station area | 3,500-4,000 | 192,000-240,000 | 262,000-336,000 | Transit access, commercial |
| Stadium zone | 3,200-3,800 | 176,000-228,000 | 240,000-319,000 | Sports facilities, parks |
Rental Performance
Long-term: Family and professional tenants dominate. One-bedroom: 750-1,000/month. Two-bedroom: 1,000-1,300/month. On a 210,000 one-bedroom at 850/month: gross 10,200. After expenses: net approximately 7,200 = 3.4% net. A shared apartment model (two-bedroom at 280,000, two rooms at 550 each = 1,100/month) pushes net yield to 4-4.5%.
Tourism: Limited. Properties marketed as "quiet Florence residential, 15 min walk to center" generate 70-100/night at 45-55% occupancy. Tourism rental is supplementary rather than primary strategy.
Lifestyle
Campo di Marte is practical Florence. Supermarkets (Coop, Esselunga), pharmacies, schools, sports clubs, and daily services line the main streets. The Parco delle Cascine (Florence's largest park) is accessible via short tram or bike ride. Match days at Stadio Franchi bring energy and traffic. The daily pace is residential and calm, appealing to families with children and professionals who commute to the center.
Investment Strategy
Pure yield: Purchase at 3,200-3,800/sqm, rent to families or professionals at 4-5% net yield. Accept modest 1.5-2% annual appreciation. Total return: 5.5-7% annually with low management burden and stable tenants.
Student conversion: University facilities in the area create room-by-room rental opportunity at 400-550/month per room. Three-room configurations on lower purchase prices can achieve 5-6% net yield.