Il mercato immobiliare in Toscana, speciale Firenze
Nel corso della prima parte del 2010 a Firenze si è registrata una diminuzione dei prezzi dello 0,4%
Non si registrano particolari variazioni delle quotazioni immobiliari nell’area centrale di Firenze nel primo semestre del 2010. Il mercato è alimentato prevalentemente da investitori anche se, nell’ultimo anno, si è registrato un lieve calo delle richieste di immobili in locazione ed una conseguente flessione delle compravendite di soluzioni da mettere a reddito. Chi acquista per investimento cerca in genere piccoli tagli con un prezzo compreso tra 200 e 250 mila euro. Le richieste di appartamenti in locazione provengono da studenti universitari, coppie e lavoratori trasfertisti.
Da segnalare in particolare la contrazione del periodo di locazione da parte di studenti che ora si limita alla durata delle lezioni. Monolocali e bilocali si affittano con una spesa compresa tra 600 e 700 euro al mese, mentre per un trilocale la spesa è di 800 euro al mese. Non mancano comunque gli acquisti di prime case da parte di giovani coppie e famiglie. Le richieste ricadono in genere su soluzioni ampie, con una spesa media che si attesta su 350 mila euro. Sono particolarmente apprezzate le tipologie dotate di terrazzo abitabile ed i piani alti con ascensore, anche se queste tipologie sono poco presenti sul mercato.
Tra le aree maggiormente ambite da segnalare i quartieri Santa Croce e Sant’Ambrogio, situati nel Centro storico della città, dove per l’acquisto di soluzioni ristrutturate si spendono da 3500 a 4800 euro al mq. Immobili con affaccio sulle principali piazze del Centro possono raggiungere top price di 7000 euro al mq. Si tratta in particolare di Piazza Santa Croce, piazza Duomo, piazza D’Azeglio e Borgo Albizi dove ci sono soluzioni in palazzi nobiliari dotati di cornicioni, soffitti alti, affreschi e cassettoni decorati.
Prezzi più contenuti per l’area di San Frediano, dove per l’acquisto di una soluzione usata in buone condizioni si spendono circa 3500 euro al mq. Meno prestigiose le zone di San Lorenzo e della Stazione dove si trovano soluzioni storiche valutate 3000 euro al mq (medio usato). Sempre bassa l’offerta di box auto nel Centro storico della città, la cui valutazione è compresa tra 70 e 100 mila euro per una soluzione singola.
La macroarea di Poggio Imperiale – Bandino ha messo a segno un aumento delle quotazioni dello 0,2% in seguito all’andamento del quartiere di Gavinana, dove si è registrata una buona domanda da parte di coloro che hanno sempre vissuto nel quartiere e che si sono orientati su immobili dal valore inferiore a 250 mila euro e sulle soluzioni da ristrutturare. Si sono acquistate abitazioni da destinare ai figli e che, nel frattempo, sono state messe a reddito.
Ci sono stati anche acquisti da parte di investitori che si sono orientati verso bilocali su cui investire somme medie di 170-200 mila euro. Infatti nel quartiere si sono realizzati numerosi frazionamenti che hanno aumentato l’offerta di piccoli tagli sul mercato. Un bilocale si affitta mediamente a 650 euro al mese. Infine si sono realizzati acquisti di tipo migliorativo. Si vendono con molta difficoltà ed a prezzi più bassi tutti gli immobili privi di sfoghi esterni (balconi o terrazze), i piani alti senza ascensore, i seminterrati ed in particolar modo quelli collocati in via troppo rumorose ad alta viabilità.
Gavinana è un quartiere situato nell’Oltrarno, al di fuori dal centro storico, verso la zona di Firenze Sud. L’offerta è molto differenziata e spazia dalle soluzioni costruite negli anni ’30 nei pressi di piazza Ferrucci con terratetti indipendenti in pietra, su più livelli, e giardino. Si parla di tagli medi dai 120 ai 150 mq con quotazioni minime a partire da 500 mila euro. Ci sono poi appartamenti in condomini degli anni ’50-’60, i cui prezzi variano da 2800 a 3200 euro al mq per le tipologie in buono stato.
Le abitazioni più apprezzate sono quelle situate nelle traverse interne a via di Ripoli, viale Giannotti e via Villamagna. Una leggera contrazione dei valori degli immobili ha interessato il quartiere di Bellariva nei primi sei mesi del 2010 e questo ha contribuito a vivacizzare il mercato, facilitando le compravendite. Il valore delle abitazioni signorili e di prestigio, tagli superiori a 140-150 mq, dotati di terrazzo abitabile è rimasto stabile.
Parliamo soprattutto delle tipologie situate sul Lungoarno Colombo dove i piani alti, ristrutturati, possono arrivare a costare intorno a 4500-5000 euro al mq. In aumento in questa prima parte dell’anno il numero delle famiglie che hanno acquistato l’abitazione migliorativa oppure la prima casa. Si sono acquistati tagli compresi tra 60 e 90 mq, in condomini degli anni ’60-’70, in medio stato di conservazione e scambiati a prezzi medi di 3700-3800 euro al mq.
Fonte: Tecnocasa
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