Large Two-Bedroom and Compact Three-Bedroom Flats (85–115 sqm): The Choice of the Lombardy Family (2023–2025 Data)
Official data, Italian Revenue Agency
While the 50–85 sqm band is the quantitative heart of the Lombardy residential market, the floor area between 85 and 115 square metres (covering large two-bedroom and compact three-bedroom flats) is its real structural pillar for the family segment.
According to the official data of the Italian Revenue Agency (Normalised Number of Transactions - NTN), in 2025 43,833.76 homes in this floor area class were sold in Lombardy, equal to 27.03% of the entire regional total (162,189.39 NTN).
The analysis of 2023–2025 shows a solid and steady growth trajectory for this segment, characterised by an adjustment in the large urban areas and an acceleration in the municipalities of the hinterland and the provincial areas.
1. The Evolution of the 85–115 sqm Segment over Three Years (2023–2025)
Over the three years examined, sales volumes of homes between 85 and 115 sqm recorded an overall increase of +8.31% (+3,364.87 net transactions at regional level).
- 2023: 40,468.89 NTN (26.85% of the Lombardy total)
- 2024: 40,643.23 NTN (26.82% of the Lombardy total, holding at +0.43% during the rise in interest rates)
- 2025: 43,833.76 NTN (27.03% of the Lombardy total, with a push of +7.85% year on year)
The stability of the percentage share (always between 26.8% and 27.0% of total transactions) confirms how demand for homes intended as a first home for households is an inelastic and fundamental component of the Lombardy market.
2. The Territorial Comparison: Milan City vs Hinterland and Provinces
The geographic distribution of sales in the 85–115 sqm band shows substantial differences between Milan city and the rest of the regional territory.
Milan City: The price barrier and the 2025 recovery
In Milan city, the high level of prices per square metre limits access to floor areas above 85 sqm for a significant share of resident families.
- 2023: 5,114.72 NTN (20.58% of the city total)
- 2024: 4,720.14 NTN (19.66% of the city total, a decline of -7.71% linked to the credit squeeze)
- 2025: 5,054.66 NTN (20.08% of the city total, with a recovery of +7.09% year on year)
In the city, the 85–115 sqm band covers only 1 purchase in 5 (20.08%), against 42.26% for the 50–85 sqm band and 22.71% for micro-homes (<50 sqm).
The Milan Hinterland: The push of decentralisation
Moving the analysis to the municipalities of the Metropolitan City of Milan outside the city, the share of large two-bedroom flats rises to 30.02% of total sales (13,636.65 NTN in 2025). The Hinterland* alone absorbs 31.11% of all regional transactions in this floor area.
3. Map of the Share in the 11 Lombardy Provinces (Year 2025)
The share of homes between 85 and 115 sqm in total provincial sales is uniform and widespread throughout the region, with peaks in the territories with a strong residential and manufacturing vocation.
| Province / Area | Sales 85–115 sqm (2025) | Share of provincial total (%) | Share of regional total (%) |
|---|---|---|---|
| Lodi | 1,173.84 | 30.11% | 2.68% |
| Milan Hinterland | 13,636.65 | 30.02% | 31.11% |
| Bergamo | 5,257.49 | 29.31% | 11.99% |
| Lecco | 1,417.29 | 28.83% | 3.23% |
| Como | 2,639.70 | 27.84% | 6.02% |
| Varese | 3,997.46 | 27.82% | 9.12% |
| Cremona | 1,367.77 | 27.30% | 3.12% |
| Pavia | 2,486.56 | 26.65% | 5.67% |
| Milan (Province) | 18,691.31 | 26.48% | 42.64% |
| Brescia | 4,793.97 | 26.09% | 10.94% |
| Mantua | 1,404.79 | 25.23% | 3.20% |
| Sondrio | 603.58 | 22.28% | 1.38% |
| Milan city | 5,054.66 | 20.08% | 11.53% |
Source: official data, Italian Revenue Agency
4. Descriptive Evidence on the Market
- Shift of family demand towards the first and second ring: The cross-analysis between Milan city (20.08%) and the Hinterland (30.02%) shows how the search for homes between 85 and 115 sqm finds greater response in the municipalities of the metropolitan province and along the rail and motorway axes.
- Uniformity across the provincial areas: In almost all Lombardy provinces (Bergamo, Lecco, Como, Varese, Cremona, Pavia, Brescia and Lodi), the share of the 85–115 sqm band sits in a narrow range between 26% and 30% of total transactions, confirming the uniform weight of stable residential demand.
FAQ – Frequently Asked Questions on 85–115 sqm Data in Lombardy
* In the official data of the Italian Revenue Agency, the municipalities of the province of Monza and Brianza are included in the province of Milan: the figures for the province of Milan and the Milan Hinterland therefore also include Monza and Brianza.
How many homes between 85 and 115 sqm were sold in Lombardy in 2025?
In 2025 43,833.76 homes were sold in the 85–115 sqm band, equal to 27.03% of all residential transactions in the region.
What is the difference in share between Milan city and its Hinterland?
In Milan city large two-bedroom flats (85–115 sqm) represent 20.08% of sales (5,054.66 NTN), while in the Milan Hinterland they rise to 30.02% (13,636.65 NTN).
Which Lombardy province has the highest share of homes between 85 and 115 sqm?
The Province of Lodi records the highest share with 30.11% (1,173.84 NTN), followed by the Milan Hinterland (30.02%) and the Province of Bergamo (29.31%).
Informative article based on the official data of the Italian Revenue Agency (NTN 2023-2025).