Is buying a property in Dorsoduro a good investment?

Last updated on December 29, 2023

Yes, the analysis of Venice's property market is included in our pack

If you've admired the art scene and picturesque canals in Dorsoduro, you might consider owning property in this Venetian neighborhood.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for Italy, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Dorsoduro?

Dorsoduro, a district in Venice has become an increasingly attractive location for property buyers, offering a unique blend of attributes not commonly found in other real estate markets.

When considering the appeal of Dorsoduro, it's essential to understand its distinct characteristics and how they compare to other areas in Venice.

One of the primary draws of Dorsoduro is its blend of cultural richness and residential tranquility. Unlike the more tourist-centric districts like San Marco, Dorsoduro offers a quieter, more authentic Venetian experience.

This area is home to some of Venice's most prestigious educational and cultural institutions, including the Accademia Gallery and the Peggy Guggenheim Collection. This cultural vibrancy attracts those who appreciate art and history, setting it apart from other areas.

Dorsoduro's popularity as a real estate choice began to rise significantly in the early 21st century. This increase in interest can be attributed to its unique positioning within Venice - it's away from the main tourist flow yet still centrally located, offering ease of access to the city's key attractions.

The question of whether this popularity will remain is influenced by several factors, such as the ongoing management of Venice's challenges with tourism and environmental issues.

However, the enduring charm and historical significance of Dorsoduro suggest that its appeal is likely to persist.

The kind of people attracted to Dorsoduro are diverse but generally include those who seek a more authentic, less touristy Venetian experience.

Art lovers, academics, and individuals who prefer a quieter lifestyle tend to gravitate towards this area. Its appeal to a more discerning crowd adds to its unique charm and differentiates it from the bustling tourist hubs.

However, like any location, Dorsoduro has its drawbacks. The issues facing Venice as a whole, such as acqua alta (high water) and the challenges of maintaining a historic city in a lagoon environment, are also present here.

Additionally, the property market in Venice, including Dorsoduro, tends to be expensive, reflecting the city's global appeal and historical significance. This high cost can be a barrier for some potential buyers.

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Why is Dorsoduro a nice place to live?

Dorsoduro is considered a desirable place to live for several reasons, each contributing to its unique living experience.

When you think about residing in Dorsoduro, it's important to consider the lifestyle, culture, and practical aspects of living in this Venetian district.

The lifestyle and culture in Dorsoduro are quintessentially Venetian yet distinctively serene. Known for its artistic and academic environment, thanks to institutions like the Accademia Gallery and Ca' Foscari University of Venice, the district has a vibrant yet laid-back atmosphere.

This environment is perfect for those who appreciate a blend of historical charm and intellectual stimulation. It's not uncommon to see a mix of locals, students, and artists in the area, adding to its diverse cultural fabric.

While Venice isn't known for a large expat population compared to cities like Rome or Milan, those who do choose to live here find Dorsoduro appealing for its balance of Venetian authenticity and a quieter lifestyle. The international presence, mainly through academia and art, ensures that expats feel part of the community.

Living in Dorsoduro, or Venice in general, can be quite expensive. Property prices and the cost of living are high due to the city's historic status and tourist appeal.

Day-to-day expenses, including groceries and dining, tend to be higher than in less touristic Italian cities, residents often find the unique living experience justifies the cost.

Safety in Dorsoduro is generally good, much like the rest of Venice. The district's relatively quiet streets and close-knit community contribute to a sense of security. However, like any urban area, it's always wise to be mindful of personal safety and belongings.

In terms of amenities and facilities, Dorsoduro is well-equipped. For healthcare, the Ospedale Civile is nearby. Schools in the area cater to different ages, including the prestigious university for higher education.

Shopping options range from local markets to boutique shops, providing a true Venetian shopping experience.

The infrastructure in Dorsoduro, like much of Venice, is unique. The roads are, of course, the city's famous canals. While charming, this can present challenges in terms of transportation and delivery of goods.

Utilities and internet connectivity are generally reliable, although the maintenance of these services in a city built on water can be complex.

Accessibility is one of Dorsoduro's strong points. It's well-connected to other parts of Venice, either on foot or by vaporetto (water bus). The district's location makes it relatively easy to reach from major transport hubs, like the Venice Marco Polo Airport, via water taxi or public transportation.

Public transportation in Dorsoduro primarily involves the vaporetto system, which is efficient and covers a range of routes across Venice. This mode of transport is a fundamental part of life in Venice, allowing residents to navigate the city's canals with relative ease.

How much does it cost to buy real estate in Dorsoduro?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Italy.

When considering the cost of buying property in Dorsoduro, it's important to understand the variety of residential properties available and the dynamics of this unique real estate market.

Dorsoduro offers a range of property types, including apartments, traditional Venetian houses, and in some cases, more luxurious villas or palazzos. The most common types of properties are apartments and houses, often characterized by their historic and architectural charm.

Properties in high demand in Dorsoduro tend to be those that showcase the quintessential Venetian experience – apartments with canal views, historic features, and proximity to cultural landmarks like the Accademia Gallery or the Peggy Guggenheim Collection.

The demand for these properties is driven by buyers seeking the unique blend of art, history, and Venetian lifestyle that Dorsoduro offers.

Regarding property development, Dorsoduro, like much of Venice, is characterized mainly by resale properties rather than new developments.

This is due to the city's focus on preserving its historic architecture and the limited space for new construction, buyers are typically looking at older properties that may have been renovated or restored.

The price range for properties in Dorsoduro can vary significantly, largely depending on factors like size, condition, location, and views.

Prices per square meter can range widely, but it's not uncommon to see prices at the higher end of the spectrum due to the area's desirability and the historic nature of many buildings.

For example, a well-located, renovated apartment might command a high price per square meter compared to a smaller, less updated property in a less central location.

Over recent years, property values in Dorsoduro have generally remained robust, reflecting Venice's overall status as a desirable and historically significant location. While the global real estate market's ups and downs can affect Venice, the city's unique appeal often helps sustain property values.

Looking ahead, there aren't many large-scale developments or city planning changes announced that would drastically alter the landscape of Dorsoduro.

However, any efforts by the city to address issues like rising water levels or to improve infrastructure could potentially impact property values.

Predicting the real estate market in Dorsoduro for the coming years involves considering various factors, including Venice's ongoing appeal to tourists and property buyers, global economic conditions, and environmental challenges.

The unique nature of Venice means it will likely continue to attract buyers looking for a one-of-a-kind living experience, which could sustain or even increase property values.

Specific factors indicating a potential increase in value include the ongoing global interest in Venice as a cultural and historical destination, the limited supply of properties, and the continual efforts to preserve and enhance the city's infrastructure and environment.

These aspects suggest that real estate in Dorsoduro will remain a sought-after and potentially lucrative investment for those who can afford the entry price into this distinctive market.

Where is the best area to buy a property in Dorsoduro?

When considering the best area to buy a property in Dorsoduro, it's important to recognize the unique characteristics of different parts of the district.

Dorsoduro is diverse, offering various atmospheres, property types, and price ranges, making some areas more suited to certain buyers than others.

The area around the Accademia Bridge and the Peggy Guggenheim Collection is highly coveted. This area is known for its artistic vibe, stunning canal views, and proximity to some of Venice's most famous art collections.

Properties here are typically historic apartments and houses, often with beautiful Venetian features like terrazzo floors and high ceilings. The prices in this part of Dorsoduro are among the highest, reflecting the desirability of the location and the charm of the properties.

Another sought-after area is near Campo Santa Margherita. This lively square is popular with locals and students and offers a more energetic atmosphere.

The properties around Campo Santa Margherita can be slightly more affordable than those near the Accademia but still offer much of the Dorsoduro charm. This area is ideal for those looking for a vibrant neighborhood with cafes, markets, and a youthful vibe.

For those interested in up-and-coming areas within Dorsoduro, the southern part of the district, near the Zattere waterfront, is gaining popularity. This area is known for its beautiful promenade along the Giudecca Canal and is slightly more peaceful than the central parts of Dorsoduro.

The properties here offer a mix of traditional Venetian apartments and newer renovations, often at more reasonable prices than the more central locations.

Areas that might be less advisable for property buyers are those closer to the university facilities, especially if one is seeking a quieter living environment.

These areas can be bustling and noisy, particularly when the university is in session, and might not offer the serene Venetian experience some buyers seek.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Italy.

Area	Description	Property Types	Price Range
Near Accademia Bridge and Peggy Guggenheim Collection	Artistic vibe, stunning canal views, close to famous art collections.	Historic apartments and houses.	High
Campo Santa Margherita	Vibrant neighborhood with cafes, markets, youthful vibe.	Variety of apartments.	Moderate
Zattere Waterfront	Beautiful promenade, peaceful, gaining popularity.	Traditional apartments, some newer renovations.	More affordable
University Areas	Bustling and noisy, especially during university sessions.	Varied, often closer to student accommodations.	Varies

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Is there a strong rental demand in Dorsoduro?

In Dorsoduro, there is indeed a strong rental demand but the nature of this demand varies between short-term and long-term rentals, largely influenced by the district's unique characteristics and its appeal to different demographics.

For short-term rentals, Dorsoduro is particularly attractive due to its artistic landmarks and quieter, more authentic Venetian atmosphere.

Tourists and short-term visitors often seek accommodations in areas close to major attractions like the Peggy Guggenheim Collection or the Accademia Gallery.

These visitors typically prefer well-maintained, aesthetically pleasing apartments that offer a taste of the Venetian lifestyle. They often look for properties that combine traditional Venetian charm with modern amenities.

Short-term rental demand peaks during tourist seasons, and properties with canal views or those located in picturesque, central parts of Dorsoduro tend to be especially popular.

On the other hand, long-term rentals cater to a different demographic, primarily comprising students, academics, and professionals working in Venice. The proximity of Ca' Foscari University and other educational institutions makes Dorsoduro an ideal location for this group.

They typically seek practical and affordable apartments, preferably furnished and in areas that balance the quiet residential feel with accessibility to university facilities and local amenities.

Certain amenities can significantly enhance a property's attractiveness and reduce vacancy rates. For short-term rentals, features like Wi-Fi, modern appliances, air conditioning, and a well-maintained aesthetic can greatly appeal to tourists looking for comfort and convenience.

For long-term rentals, practical amenities such as laundry facilities, storage space, and proximity to public transportation are highly valued.

Regarding potential returns on investment, properties in Dorsoduro can offer attractive yields, particularly if managed effectively and targeted at the right market.

Short-term rentals can command higher rental rates per night, especially during peak tourist seasons, but also require more active management and incur higher operational costs. Long-term rentals might offer lower rates but provide more stable and predictable income streams.

The type of properties experiencing increasing demand, and potentially offering better yields, are those that balance traditional Venetian features with modern comforts.

Apartments that are well-located, either offering easy access to major attractions for short-term rentals or convenience for long-term tenants like students, are particularly sought after.

Properties in central areas like around Campo Santa Margherita or close to the Zattere waterfront are gaining traction for both rental markets.

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Is it easy to buy a property as foreigner in Dorsoduro?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in Italy.

Buying property in Dorsoduro, Venice, as a foreigner is relatively straightforward, but there are certain nuances and considerations that are important to understand.

Firstly, there are no specific regulations or restrictions that apply exclusively to foreign buyers in Italy. Buyers from both EU and non-EU countries can purchase property in Dorsoduro, just as they would in any other part of Italy.

The purchasing process typically involves several steps; finding a property, making an offer, signing a preliminary contract (compromesso), paying a deposit.

Finally, the deed of sale (rogito) is signed in front of a notary, and the remaining balance is paid. This process can vary slightly depending on the specifics of the deal and whether you're buying a new property or a resale.

One of the primary risks associated with property investment in Dorsoduro, as with much of Venice, is the city's ongoing battle with acqua alta (high water) and the general maintenance challenges of a historic city built on water. It's crucial to assess the structural integrity and flood risk of any property in Venice.

Additionally, understanding Venice's complex building regulations and heritage protection laws is essential, as these can affect renovation plans and maintenance obligations.

A classic pitfall for foreign buyers in Italy is underestimating the importance of due diligence. This includes thoroughly checking the property's legal status to ensure there are no outstanding debts or legal issues attached to it.

Also unique to Italy is the concept of "condominio" (condominium), where properties in an apartment building share certain parts and responsibilities. Misunderstanding these can lead to unexpected expenses or legal complications.

Working with a local real estate agent or lawyer is highly recommended, if not essential. They can provide invaluable assistance in navigating the complexities of the Italian real estate market, ensuring that all legal requirements are met, and helping to avoid common pitfalls. They can also assist with language barriers, which can be a significant hurdle during the purchasing process.

Common exit strategies for property investors in Dorsoduro include selling the property at a profit after appreciation, renting it out as either a short-term or long-term rental, or leveraging the property in other real estate investments.

Venice's status as a global tourist destination can make properties in areas like Dorsoduro attractive for short-term rentals, although this market can be influenced by various factors, including changes in tourism patterns and local regulations.