# OMI property values: what they are and how to read them

> How to read the Real Estate Market Observatory's values per square meter and use them without mistakes.

Source: https://immobilscan.it/en/guides/omi-property-values-explained · By the ImmobilScan editorial team · Published June 3, 2026, updated October 25, 2026

## In short

OMI values are the minimum and maximum sale and rental values per square meter published every six months by the Agenzia delle Entrate (Italian Revenue Agency). They are divided by municipal zone, property type and condition. As of October 2026, the latest published period is the first half of 2026. They are free to consult on the agency's website, by address on the GEOPOI map or by municipality and zone. To use them, choose the right property type, check whether the area is gross or net and place the property within the range. They do not replace an individual appraisal.

## What is OMI?

OMI is the Osservatorio del Mercato Immobiliare, the real estate market observatory run by the Agenzia delle Entrate. Twice a year it publishes property values with minimum and maximum values per square meter for each homogeneous zone, broken down by type and condition.

It is an official, free source widely used as a baseline for valuations, tax matters and market analysis.

The values cover zones in almost all Italian municipalities, including the autonomous provinces of Trento and Bolzano, where the tavolare land book system (catasto tavolare) applies. Besides the values, the observatory publishes sales statistics (the number of transactions by municipality and half-year) and periodic reports on the residential and nonresidential markets. The values are the data used to estimate an individual property, and are the subject of this guide.

## How OMI data is organized

Municipal territory is divided into bands (central, semi-central, peripheral, suburban and outlying), each with one or more homogeneous OMI zones. For each zone and type (residential or economy dwellings, villas, offices, stores, garages and so on), sale and rental values per square meter are given.

- Homogeneous zone: an area with similar characteristics.
- Building type: for example residential dwellings (abitazioni civili), economy dwellings or villas.
- Condition: normal, excellent or poor. The condition in uppercase in the table is the predominant one in the zone.
- Min/max value: the price range per square meter.

The OMI database manual assigns a letter to each band: B central, C semi-central, D peripheral, E suburban, R outlying. Each zone has a code consisting of the band letter and a number (B1, C3, D2…), and a description of the streets or localities marking its boundaries. A small municipality may have one or a few zones; a large city may have dozens. Within a zone, the difference between minimum and maximum values generally does not exceed 50%.

Three table details affect interpretation:

- the **Area (L/N)** column says whether the value refers to gross or net area. If it is gross and you multiply by usable floor area, you underestimate;
- an **asterisk** beside the type indicates that the values have been adjusted;
- for **garages, parking spaces and parking garages**, condition is not considered significant. For **stores**, excellent, normal and poor describe the commercial location, not the condition of the premises.

## How to look them up

The Agenzia delle Entrate website offers two free methods. GEOPOI map search, available from the first half of 2016: enter an address, see its zone and open the values. Text search, with data from the first half of 2006: select province, municipality, band and zone. There is also the OMI Mobile app. If you use the values in a document, cite “Agenzia delle Entrate – OMI.”

A practical warning: zone boundaries do not always match residents' perception of the city. Two sides of the same street can be in different zones. Always check the zone using the exact address rather than the neighborhood name. Boundaries also change over time: the agency carried out its ten-year zone review in 2014 and 2024.

## A reading example

These are actual values for Bari, zone C3 (semi-central band), in the second half of 2025, for residential dwellings and garages:

| Type | Condition | Sale (€/m²) | Area | Rent (€/m² per month) | Area |
|---|---|---|---|---|---|
| Residential dwellings | NORMAL | 2,050 – 2,700 | L | 6.2 – 9.2 | L |
| Residential dwellings | Excellent | 2,700 – 3,300 | L | 8.9 – 10.8 | L |
| Garage | NORMAL | 1,450 – 2,100 | L | 6.1 – 8.7 | L |

Suppose you have an apartment of 90 m² gross in normal condition, on the fourth floor with an elevator and good exposure: it falls toward the top of the first row, say €2,550/m², or €229,500. If recently renovated, you would use the second row. With original 1960s systems, you would be around €2,050 or even below, because the OMI minimum is not a floor. The 14 m² garage is valued separately: 14 × €1,750 = approximately €24,500.

Source: Agenzia delle Entrate – OMI, values for the second half of 2025 for Bari, zone C3. Values are updated every half-year: for an actual valuation, find the zone using the exact address and use the latest published period. The guide to [valuing a property](https://immobilscan.it/en/guides/how-to-value-property) explains how to calculate commercial area and compare OMI with prices of similar properties.

## How to read and use the values correctly

The range between minimum and maximum OMI values can be wide: placing a property within it requires consideration of its actual characteristics. A renovated property with a good energy rating on a high floor with an elevator approaches the maximum; one needing renovation approaches the minimum.

A common mistake is to take the OMI average as the final valuation: it is only a starting point, to be refined using the property's specific factors.

Two other common mistakes are comparing the wrong type (an upscale apartment with the zone's “economy dwellings”) and using an old period. If you have an old printout, check that the period is the latest published and the zone still has the same code.

## Limitations of OMI values

The values are ranges. According to the OMI database manual, they indicate the range in which the average value of ordinary properties in the zone is most likely to fall, excluding particularly prestigious or run-down properties. The agency derives them mainly from deeds of sale and leases, with direct surveys in around 1,400 municipalities where 70% of sales are concentrated. In other municipalities the estimate is indirect. The limitations follow:

- **they lag behind**: they capture a completed half-year and fall behind in a fast-moving market;
- **zones are large**: very different streets coexist within a zone;
- **they do not see the property**: they ignore floor, exposure, view and building quality;
- **where there are few sales**, in small municipalities and outlying areas, they are less representative.

For this reason the agency warns that the values cannot replace an individual appraisal and that only a professional's appraisal can substantiate the value of an individual property.

## Using rental values

The second half of the table, rental values in €/m² per month, helps estimate rent or yield. In the same zone, with 90 m² gross at €8.5/m², market rent is around €765 per month, €9,180 per year. Compared with a value of €229,500, that gives a gross yield of 4%. This is before taxes, condominium fees (spese condominiali) payable by the owner, maintenance and vacant periods. It also helps with an auction property you intend to rent out.

## OMI and judicial auctions

OMI values also help interpret an auction: comparing the auction starting price (prezzo base) with the market value estimated from the OMI microzone helps determine whether the lot is truly a bargain.

Compare with the minimum bid (offerta minima), taking into account costs added to the price: taxes, expenses, work and condominium arrears. In property enforcement proceedings (procedura esecutiva), you may bid up to a quarter below the starting price (art. 571 c.p.c.): that is the minimum bid. In insolvency proceedings and tax collection sales, the notice governs, and the minimum bid often equals the starting price.

After a few failed auctions the starting price can be far below the OMI range; the right question then is why: occupancy, building violations or a partial share. See [auction starting price and market value](https://immobilscan.it/en/guides/auction-base-price-vs-market-value).

Search auctions free in [auction search](https://immobilscan.it/en/auction-search). With an account, ImmobilScan makes this comparison for you: it starts with OMI values for the zone, adjusts them for the property's features and compares them with similar listings. The result is a range of values, also usable for auction lots; the method is described in [methodology and data sources](https://immobilscan.it/en/methodology).

## Frequently asked questions

### Are OMI values the exact market value?

No. They indicate a range per square meter by zone and type. The market value of an individual property must be calculated by applying OMI data to its actual characteristics.

### How often are OMI values updated?

The Agenzia delle Entrate updates values every six months. As of October 2026 the latest published period is the first half of 2026; text search contains data from 2006 and the GEOPOI map from 2016.

### Are OMI values free?

Yes, consultation on the Agenzia delle Entrate website is free, both on the map and by municipality and zone. ImmobilScan uses them as a basis for an estimate adjusted to the property.

### Do OMI values refer to gross or net area?

It depends on the row: the table has an “Area” column with L (gross) or N (net). Read it before multiplying, because using usable floor area with a gross-area value leads to an underestimate.

### What does predominant condition mean?

It is the most common condition for that type in the zone, written in uppercase in the table. If normal condition predominates, the “normal” row is most representative; a renovated property is compared with the “excellent” row, if available.

### How do I find the OMI zone for an address?

Use the GEOPOI map search on the Agenzia delle Entrate website: enter the address and the map shows the zone, its code and a link to the values. The neighborhood name is insufficient, because zone boundaries can cut across a street.