Brescia and Bergamo: The Two Giants of the Lombardy Property Market
Official data, Italian Revenue Agency
In the Lombardy property landscape, behind the metropolitan province of Milan, stands a productive and residential hub of the very first rank made up of the provinces of Brescia and Bergamo. Together, the two territories generated 36,310.10 residential sales in 2025 (NTN - Normalised Number of Transactions), accounting on their own for more than 22.39% of all transactions in the entire region (162,189.39 NTN in total).
The analysis of the official data for the three years 2023, 2024 and 2025 shows a solid and steady growth path for both markets, driven not only by the provincial capitals but above all by a widespread polycentric structure spanning plains, valleys and lake areas.
Key Data for the Three Years (2023 - 2025)
- Over 36,000 homes traded in a single year In 2025 the Province of Brescia ranks second in Lombardy for total volumes with 18,374.17 sales, followed very closely by the Province of Bergamo in third place with 17,935.93 sales.
- Parallel three-year growth above +9% Compared with 2023 levels, Brescia records an overall increase of +9.17% (from 16,831.46 NTN to 18,374.17 NTN), while Bergamo grows by +9.29% (from 16,411.91 NTN to 17,935.93 NTN).
- Healthy provincial capitals, but the province dominates volumes The city of Brescia reaches 3,199.06 sales in 2025 (+11.15% on 2023), absorbing 17.41% of the provincial total. The municipality of Bergamo reaches 2,151.52 sales (+5.30% on 2023), representing 12.00% of the provincial market. Over 80% of sales in both territories take place in the municipalities of the province.
Comparative Table: Evolution of the Market in Brescia and Bergamo
Below is the summary of residential sales recorded in the three years examined, with the breakdown by provincial capital and province:
| Area | Sales 2023 (NTN) | Sales 2024 (NTN) | Sales 2025 (NTN) | Change (2023–2025) | Change (2024–2025) | Trend |
|---|---|---|---|---|---|---|
| Province of Brescia (Total) | 16,831.46 | 17,144.58 | 18,374.17 | +9.17% | +7.17% | Strong growth |
| Brescia city | 2,878.07 | 2,964.84 | 3,199.06 | +11.15% | +7.90% | Strong growth |
| Brescia province (excl. city) | 13,953.39 | 14,179.74 | 15,175.11 | +8.76% | +7.02% | Growing |
| Province of Bergamo (Total) | 16,411.91 | 17,365.24 | 17,935.93 | +9.29% | +3.29% | Growing |
| Bergamo city | 2,043.25 | 2,257.77 | 2,151.52 | +5.30% | -4.71% | Stable |
| Bergamo province (excl. city) | 14,368.66 | 15,107.47 | 15,784.41 | +9.85% | +4.48% | Growing |
| Lombardy (Regional total) | 150,722.67 | 151,558.71 | 162,189.39 | +7.61% | +7.01% | Growing |
Source: official data, Italian Revenue Agency
Analysis of Floor Areas: Comparison between the Two Provinces
The breakdown of sales by floor area band highlights housing and structural features of the two territories in 2025:
BREAKDOWN OF SALES BY FLOOR AREA (YEAR 2025)
| BRESCIA PROVINCE | BERGAMO PROVINCE | |
|---|---|---|
| Up to 50 sqm | 7.6% (1,397.34 NTN) | 8.9% (1,592.97 NTN) |
| 50 - 85 sqm | 29.4% (5,406.13 NTN) | 29.8% (5,340.18 NTN) |
| 85 - 115 sqm | 26.1% (4,793.97 NTN) | 29.3% (5,257.49 NTN) |
| 115 - 145 sqm | 15.8% (2,908.79 NTN) | 16.2% (2,897.39 NTN) |
| Over 145 sqm | 21.1% (3,867.94 NTN) | 15.9% (2,847.90 NTN) |
Source: official data, Italian Revenue Agency
Main findings on property types:
- Prevalence of medium floor areas (50–115 sqm): In both Brescia and Bergamo, the band between 50 and 115 sqm is the core of the market, accounting for 55.5% and 59.1% of all provincial sales respectively.
- The weight of large floor areas in Brescia (>145 sqm): The province of Brescia stands out for a particularly high percentage of homes above 145 sqm (21.1%, equal to 3,867.94 NTN), linked to the presence of detached properties, historic buildings and residences in the Lake Garda area.
- Limited presence of small sizes (<50 sqm): Unlike Milan (where studios and small one-bedroom flats account for 22.7% of sales), in the provinces of Brescia and Bergamo homes under 50 sqm are a marginal share, equal to 7.6% and 8.9% respectively.
The Main Market Hubs in the Two Provinces
Besides the provincial capitals, property activity is concentrated in several significant urban and economic centres:
- In the Province of Brescia:
- Desenzano del Garda: Confirmed among the non-capital municipalities with the highest volumes, recording 582.27 sales in 2025 (after 673.58 in 2023 and 557.25 in 2024).
- Montichiari: Shows steady progress, growing from 338.52 NTN in 2023 to 392.38 NTN in 2025 (+15.91%).
- In the Province of Bergamo:
- Treviglio: One of the main centres of the Bergamo plain with 488.15 sales in 2025 (compared with 541.69 in 2023).
- Seriate: Stands at 402.71 sales in 2025 (+1.66% on 2023).
- Dalmine: Closes 2025 with 386.82 sales (+3.72% compared with 372.93 NTN in 2023).
Observations on the Structure of the Market
For those analysing the housing supply
The wide supply in the territories of Brescia and Bergamo is characterised by a marked presence of medium-large homes. Those considering a purchase in these provinces find availability concentrated on large one-bedroom flats, two-bedroom flats and detached homes with outdoor space, against a limited presence of micro-apartment complexes.
For those monitoring territorial distribution
The data confirm the decisive weight of the municipalities of the province compared with the provincial capitals. With over 80% of sales spread across smaller centres, the infrastructure network and road/rail links to the industrial hubs are the key factor supporting sales volumes in the Bergamo and Brescia manufacturing area.
Frequently Asked Questions (FAQ)
Which Lombardy province has the most sales after Milan?
The Province of Brescia is the second Lombardy province by total volume of residential sales, with 18,374.17 NTN recorded in 2025, followed in third place by the Province of Bergamo with 17,935.93 NTN.
How many homes were sold in Brescia and Bergamo in 2025?
In 2025 a total of 36,310.10 homes were traded between the two provinces (18,374.17 in Brescia and 17,935.93 in Bergamo), equal to 22.39% of the total for the Lombardy region.
What are the most sought-after floor areas in Brescia and Bergamo?
In both provinces the most traded band is 50 to 85 sqm (about 29-30% of transactions), followed by 85 to 115 sqm (26-29%). Brescia also records a significant share of properties over 145 sqm (21.1%).
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