In Milano San Felice (Segrate, Milano) an apartment in normal condition is quoted between 2,400 and 3,300 euros per square meter; in excellent condition between 3,300 and 3,800. These are the official valuations from the Real Estate Market Observatory of the Agenzia delle Entrate for the second half of 2025, the latest published data. Villas and small villas range from 2,400 to 2,900 euros per square meter in normal condition, and from 2,900 to 3,500 in excellent condition.
On the immobiliare.it portal, at the same date, the median asking price for properties for sale in Milano San Felice is 3,993 euros per square meter based on a sample of 24 listings. The difference between the two numbers is not an error from either source: it is the reason why this article exists.
The official valuations of Milano San Felice, second half 2025
The Agenzia delle Entrate publishes every six months a range of values for each microzone of every Italian municipality, distinguished by property type and condition. For the OMI E2 area, which corresponds to Milano San Felice, the values published on March 16, 2026, are these.
| Type | Condition | Sale (€/sqm) | Rent (€/sqm per month) |
|---|---|---|---|
| Residential housing | Normal | 2,400 – 3,300 | 9.0 – 12.3 |
| Residential housing | Excellent | 3,300 – 3,800 | 12.4 – 15.5 |
| Villas and small villas | Normal | 2,400 – 2,900 | 8.0 – 10.0 |
| Villas and small villas | Excellent | 2,900 – 3,500 | 10.1 – 13.0 |
| Garage | Normal | 1,550 – 2,200 | 5.6 – 8.5 |
Source: Agenzia delle Entrate – Real Estate Market Observatory, OMI area E2 (Milano San Felice), municipality of Segrate, second half 2025. Values refer to gross surface.
Those two words that change everything: gross surface
OMI valuations are expressed per gross square meter. Real estate listings instead use commercial surface, which is another convention: it includes exterior walls fully, shared walls half, and accounts for balconies, terraces, cellars, and garages with reduced percentages established by standard estimation practices.
An apartment of 100 commercial meters is not an apartment of 100 gross meters. Comparing an OMI price per square meter with a listing price per meter without accounting for this produces a difference that looks like market deviation but is only a difference in units of measurement. This is the primary reason why the Agenzia’s number and the portal’s number never match.
The second reason: completed deeds versus asking prices
OMI valuations are based on registered sales deeds, that is, prices actually paid. Listings instead show the figure the seller hopes to get before any negotiation. Between asking and signing there is a negotiated discount, which the Bank of Italy surveys quarterly alongside the Agenzia delle Entrate and Tecnoborsa in their joint housing market survey.
There is also a third, less intuitive factor: OMI is structurally delayed. A deed signed in December results from a negotiation that began in summer, based on a price thought up in spring. In a rising market phase, the official data reflects a recent past, not the present. In a declining phase, the opposite applies.
How to read the range
The valuation is not a price: it is an interval, and the distance between minimum and maximum — nearly 900 euros per meter for residential housing in normal condition in Milano San Felice — is the space in which all characteristics that OMI does not capture weigh.
- Floor and elevator. A fourth floor without elevator and a second floor with elevator, all else equal, do not occupy the same place in the range.
- Exposure and light. Double exposure and a view over greenery push the price upward more than expected.
- Condition of installations. “Normal condition” in OMI classification covers very different situations: a property habitable but with installations from the 1970s and one renovated ten years ago both fall in that category.
- The appurtenances. Garage, cellar, and parking space have their own valuations and must be added separately, not included in the apartment’s price per meter.
- The energy class. It affects management costs and increasingly often the negotiation.
Milano San Felice compared to other areas of Segrate
Segrate is divided into six OMI microzones. Comparing them explains why the same municipality contains very different markets.
| OMI area | Name | Residential housing, normal condition (€/sqm) |
|---|---|---|
| E1 | Milano 2 | 3,000 – 4,000 |
| B1 | Centro – Villaggio Ambrosiano | 2,600 – 3,500 |
| E2 | Milano San Felice | 2,400 – 3,300 |
| C1 | Lavanderie – Redecesio – Marconi | 2,250 – 3,400 |
| D1 | Periferia – Idroscalo – Novegro | 1,800 – 2,400 |
| R1 | Rural area | no valuation published |
Source: Agenzia delle Entrate – OMI, second half 2025.
A note on R1: the lack of valuations is not an oversight. The Agenzia publishes a value only when there is a sufficient number of deeds for that zone and property type. In the rural area of Segrate, sales are too few for the data to be statistically valid — and this applies to all semesters we have checked retrospectively.
How much the gap between official and asking prices weighs, zone by zone
We compared OMI valuations with the median asking price on listings active in July 2026. We use the median instead of the mean because a single exceptional villa in a dataset mostly consisting of one-bedroom apartments would skew the mean by hundreds of euros per meter.
| Area | Listings | OMI range (€/sqm) | Median asking |
|---|---|---|---|
| Milano San Felice | 24 | 2,400 – 3,800 | 3,993 |
| Milano 2 | 34 | 3,000 – 4,600 | 4,191 |
| Centro – Villaggio Ambrosiano | 91 | 2,600 – 4,400 | 3,611 |
| Lavanderie – Redecesio | 37 | 2,250 – 4,000 | 3,156 |
OMI range refers to residential housing, normal and excellent condition combined. Asking prices: immobiliare.it, recorded July 22, 2026.
We excluded area D1 (Periferia – Idroscalo – Novegro) from the comparison: with only five listings for sale, a median is not reliable and publishing it as such would be misleading.
The resulting picture is not what one might expect. In Milano San Felice the median asking price slightly exceeds the top of the official range; in Centro and Lavanderie it is below. There is no single trend: it depends on which properties are on the market at that time in that area, which is precisely what no aggregated statistic can tell you about yours.
In summary
In Milano San Felice the official valuations for a residential property range between 2,400 and 3,800 euros per gross square meter depending on the condition, while on the market the median asking price is 3,993 euros per commercial square meter. Both numbers are correct and measure different things. What determines your property’s price lies in the space between the two, and depends on characteristics no table records.
We have been operating in Milano San Felice and Segrate for years and conduct valuations by in-person inspection, free of charge and without obligation: we compare the property with what has actually sold in the area, not with an average. If you are considering selling, request a valuation from us — even just to understand where you stand within the range.
Frequently Asked Questions
How is the real value of a house calculated?
Starting from the OMI valuation of the microzone, the commercial surface of the property is applied and the result is adjusted with factors that OMI does not record: floor, exposure, condition of installations, energy class, appurtenances, HOA fees. The result is an estimate. The true valuation requires an inspection: two apartments on the same landing can be worth fifteen percent more or less than each other.
What is the best site to evaluate a house?
Online calculators on portals start from aggregated area data and do not know the property: they provide an order of magnitude, useful for orientation and insufficient to set a sales price. The OMI database of the Agenzia delle Entrate, consultable for free, is more reliable because it is the source from which many of those calculators draw — but it remains a zone range, not a valuation.
Can I simulate the value of my property online?
Yes, and it is reasonable for getting an idea. The limit is structural: no simulation knows the condition of your installations, your view, if the condominium has approved works or an ongoing dispute. These are exactly the elements that move the price in the real negotiation.
Why is the OMI valuation lower than what neighbors ask?
For three cumulative reasons: OMI measures completed deeds while listings measure asking prices, OMI is per gross meter while listings are per commercial meter, and OMI reflects deeds even several months before. Neither number is wrong: they measure different things.
How often are OMI valuations updated?
Twice a year. The second half of 2025 was published on March 16, 2026. This article is updated at each new publication.
Does the OMI valuation have legal value?
No. Jurisprudence considers it a general guideline, not a valuation: it is not recognized as an estimation method by international standards nor by banking supervisory authorities. It is an excellent starting point and a poor ending point.
