How profitable are Airbnb rentals in Italy? (2026)

Thinking about running a short-term rental in Italy and wondering if it can actually make money in 2026?

This guide breaks down the legal requirements, realistic earnings, and competition levels you need to know before listing your property on Airbnb in Italy.

We update this blog post regularly to reflect the latest regulations and market data for Italian short-term rentals.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Italy.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Italy. If you’d like to learn more about us, you can check our presentation page.

Can I legally run an Airbnb in Italy in 2026?

Is short-term renting allowed in Italy in 2026?

As of the first half of 2026, short-term renting is legal across Italy, though you must navigate national, regional, and municipal rules to stay compliant.

The main framework is the national BDSR (Banca Dati Strutture Ricettive) system, requiring all hosts to register and obtain a CIN (Codice Identificativo Nazionale) displayed on all listings.

The most important requirement is registering guests with police through Alloggiati Web within 24 hours of check-in, which applies to all short-term rentals regardless of location.

Beyond national rules, cities like Florence and Venice have added restrictions including zoning limits and caps on rental days in historic centers.

Operating illegally can result in municipal fines, and platforms like Airbnb may remove listings lacking the required CIN code.

For a more general view, you can read our article detailing what exactly foreigners can own and buy in Italy.

If you are an American, you might want to read our blog article detailing the property rights of US citizens in Italy.

Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Italy as of 2026?

As of the first half of 2026, Italy has no nationwide minimum-stay requirement or nights-per-year cap, but several high-pressure cities have introduced threshold rules.

Rules vary by location: Venice has communicated that renting over 120 days yearly for tourist purposes triggers different regulatory treatment, while most smaller towns have no such restrictions.

In cities with caps, hosts track rental nights through the BDSR system and local portals, which record bookings automatically when you report guests.

Exceeding maximum nights in restricted cities may result in reclassification as a business operator, requiring additional permits and potentially higher tax obligations.

Do I have to live there, or can I Airbnb a secondary home in Italy right now?

There is no national residency requirement for operating an Airbnb in Italy, meaning you don't need to live in the property or country to rent it out.

Owners of secondary homes can legally operate short-term rentals, as BDSR and CIN registration applies to all short lets regardless of primary residence status.

No additional permits are required just because it's a secondary home, but second properties typically incur IMU property tax (primary residences are exempt), increasing ongoing costs.

The main practical difference is that operating multiple secondary homes continuously is more likely viewed as business activity, potentially triggering additional compliance requirements.

Can I run multiple Airbnbs under one name in Italy right now?

You can legally operate multiple Airbnb listings under one name in Italy, as no national law explicitly prohibits it.

Italy doesn't set a maximum number of properties one person can list, but running several units will likely classify you as operating "in forma imprenditoriale" (business-like manner).

With multiple listings, authorities generally expect business registration steps like obtaining a Partita IVA and potentially filing a SCIA, depending on region and scale.

The regulatory reasoning is to distinguish occasional hosting from professional tourism activity, ensuring larger operators contribute appropriately to taxes and business standards.

Do I need a short-term rental license or a business registration to host in Italy as of 2026?

As of the first half of 2026, all short-term rental hosts must register with the national BDSR system and obtain a CIN that must appear on every listing and often on physical signage.

Registration involves submitting property details through the BDSR portal, typically taking a few days to a couple of weeks depending on regional processing times.

Approval generally requires proof of ownership or a rental agreement allowing subletting, identification documents, and sometimes safety attestations depending on your region.

CIN registration is free, but if classified as business-like activity, you may face costs for Partita IVA registration, accountant fees, and SCIA filing fees varying by municipality.

Are there neighborhood bans or restricted zones for Airbnb in Italy as of 2026?

As of the first half of 2026, Italy has no nationwide neighborhood bans, but several high-tourism cities have implemented restricted zones or stricter rules in pressured areas.

The strictest restrictions include Florence's UNESCO-listed Centro Storico, where new permits have faced freezes, and Venice's historic center including San Marco, Cannaregio, Dorsoduro, and Castello.

These zones are restricted due to acute housing shortages, overtourism concerns, and pressure from residents priced out by apartment conversions to tourist rentals.

We made this infographic to show you how property prices in Italy compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

How much can an Airbnb earn in Italy in 2026?

What's the average and median nightly price on Airbnb in Italy in 2026?

As of the first half of 2026, the average nightly price for an Airbnb in Italy is around €150 ($160 USD), while the median sits closer to €120 ($128 USD), reflecting large supply of budget listings outside prime cores.

The typical price range covering 80% of listings falls between €80 and €250 ($85 to $265 USD), with prices below for basic apartments in secondary cities and above for luxury properties in prime locations.

The biggest factor affecting pricing is neighborhood location: a well-located apartment in Rome's Centro Storico or Venice's San Marco can command double or triple the rate of a similar property a few metro stops away.

By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Italy.

How much do nightly prices vary by neighborhood in Italy in 2026?

As of the first half of 2026, nightly prices vary by €150+ between neighborhoods: Venice's San Marco averages €270 ($290 USD), while outer Naples neighborhoods average around €90 ($96 USD).

The three highest-priced neighborhoods are Venice San Marco at €270 ($290 USD), Florence Centro Storico at €240 ($255 USD), and Rome Centro Storico near the Pantheon at €250 ($265 USD).

The lowest-priced include Rome's San Lorenzo and Pigneto at €110 to €150 ($117 to $160 USD), Milan's outer districts at €100 ($107 USD), and Naples outskirts at €90 ($96 USD), though these still attract budget travelers prioritizing affordability.

What's the typical occupancy rate in Italy in 2026?

As of the first half of 2026, the typical occupancy rate for Airbnb listings across Italy is around 55%, translating to roughly 16 to 17 booked nights monthly.

The realistic range covering most listings falls between 45% and 65%, with coastal properties at the lower end due to seasonality and major city apartments toward the higher end.

Italy's 55% average matches broader Southern European levels, though Rome (63%) and Florence (62%) significantly outperform, while seasonal destinations see wider swings.

The biggest factor for above-average occupancy is maintaining excellent reviews and offering frictionless self check-in, as heritage city guests are particularly sensitive to trust signals.

What's the average monthly revenue per listing in Italy in 2026?

As of the first half of 2026, average monthly gross revenue per Airbnb listing in Italy is approximately €2,450 ($2,600 USD), calculated from €150 nightly rate at 55% occupancy.

The realistic range covering 80% of listings falls between €1,200 and €4,500 ($1,280 to $4,800 USD), varying by location, season, and property quality.

Top-performing listings achieve €5,000 to €8,000+ monthly ($5,300 to $8,500 USD) during peak events. A well-reviewed 2-bedroom in central Rome at €220 nightly with 75% occupancy generates around €4,950 monthly.

Finally, note that we give here all the information you need to buy and rent out a property in Italy.

What's the typical low-season vs high-season monthly revenue in Italy in 2026?

As of the first half of 2026, typical listings earn around €1,500 monthly ($1,600 USD) during low season and €4,200 ($4,500 USD) during high season, a nearly threefold difference.

Low season runs November through February (excluding Christmas and events like Venice Carnival), while high season spans June through September, with solid shoulder seasons in April to May and late September to October.

What's a realistic Airbnb monthly expense range in Italy in 2026?

As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Italy range between €900 and €2,000 ($960 to $2,130 USD) for a typical 1 to 2 bedroom property, excluding mortgage.

The largest expense is cleaning and laundry at €250 to €700 monthly ($265 to $745 USD) depending on turnover, followed by utilities and internet at €180 to €350.

Hosts should expect to spend 35% to 55% of gross revenue on expenses if self-managing, or 55% to 75% with professional management (typically 15% to 25% of revenue).

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Italy.

What's realistic monthly net profit and profit per available night for Airbnb in Italy in 2026?

As of the first half of 2026, realistic monthly net profit ranges from €1,250 to €1,550 ($1,330 to $1,650 USD) self-managed and €450 to €950 ($480 to $1,010 USD) fully managed, with profit per available night from €15 to €52.

The realistic net profit range covering most listings falls between €400 and €1,800 ($425 to $1,920 USD), varying by location, management style, and mortgage status.

Hosts typically achieve 25% to 45% net margins when self-managing, dropping to 10% to 25% with professional management, decreasing further after 21% or 26% cedolare secca tax.

Break-even occupancy is around 30% to 40%, meaning roughly 9 to 12 booked nights monthly just to cover operating expenses.

In our property pack covering the real estate market in Italy, we explain the best strategies to improve your cashflows.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How competitive is Airbnb in Italy as of 2026?

How many active Airbnb listings are in Italy as of 2026?

As of the first half of 2026, Italy has approximately 340,000 to 360,000 active Airbnb listings, making it one of Europe's largest short-term rental markets.

This number has grown moderately, with steady expansion driven by tourism recovery, though growth in major cities like Florence and Venice has slowed due to regulatory tightening.

Which neighborhoods are most saturated in Italy as of 2026?

As of the first half of 2026, the most saturated neighborhoods are Rome's Centro Storico and Trastevere, Florence's Centro Storico and Oltrarno, Venice's San Marco and Dorsoduro, and Milan's Navigli and Brera.

These became saturated because they combine walkability to landmarks with "authentic Italian experience" appeal, plus older building stock with small apartments that convert easily to rentals.

Relatively undersaturated neighborhoods offering better opportunities include Rome's Prati, Milan's Porta Nuova and Isola, Florence's edges toward Porta Romana, and Venice's Cannaregio.

What local events spike demand in Italy in 2026?

As of the first half of 2026, major demand-spiking events include Milano Cortina Winter Olympics (February 6 to 22), Venice Carnival (January 31 to February 17), Salone del Mobile in Milan (April 21 to 26), and Rome's Jubilee Year finale (through January 6).

During peak events, hosts typically see bookings increase 30% to 60% and nightly rates jump 40% to 100% above normal in host cities and nearby overflow areas.

To capture event demand, hosts should adjust pricing 3 to 6 months ahead for predictable events and set 2 to 3 night minimums to maximize revenue during compression periods.

What occupancy differences exist between top and average hosts in Italy in 2026?

As of the first half of 2026, top-performing hosts achieve 65% to 75% occupancy, 10 to 20 percentage points higher than average hosts in the same neighborhood.

Average hosts see 50% to 58% occupancy, with the gap explained by professional photography, instant booking, responsive communication, and excellent reviews.

New hosts typically take 6 to 12 months to reach top-performer levels, though launching with professional photos and competitive pricing can accelerate this significantly.

We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Italy.

Which price points are most crowded, and where's the "white space" for new hosts in Italy right now?

The most crowded price range is €90 to €150 ($96 to $160 USD), corresponding to basic one-bedroom apartments in historic centers competing primarily on location and price.

The most saturated point is €100 to €130 nightly ($107 to $138 USD), while white space exists at €180 to €280 ($190 to $300 USD) for family-ready 2-bedrooms and €300+ ($320+) for distinctive properties.

To compete in underserved segments, offer 2+ bedrooms with workspace, reliable A/C, soundproofing, self check-in, and differentiating features like balconies or thoughtful design.

What property works best for Airbnb demand in Italy right now?

What bedroom count gets the most bookings in Italy as of 2026?

As of the first half of 2026, one-bedroom apartments get the most total bookings because they match the dominant guest profile of couples and solo travelers on short city breaks.

Booking breakdown by bedroom count: studios around 10%, one-bedrooms 45%, two-bedrooms 30%, and three-plus bedrooms 15%, though proportions shift toward larger units in countryside markets.

One-bedrooms dominate because Italy is a top destination for short 2 to 4 night trips, though 2-bedroom properties often achieve better profit due to higher rates and less competition.

What property type performs best in Italy in 2026?

As of the first half of 2026, well-renovated apartments perform best in major heritage cities like Rome, Florence, and Venice, while villas and detached houses outperform in lake, coastal, and countryside areas.

Occupancy by type: apartments 55% to 65% in cities, townhouses 50% to 60%, detached houses and villas 45% to 55% (but higher ADRs), and unique properties like trulli 40% to 55% with price premiums.

Apartments outperform in cities because guests prioritize walkability to landmarks over extra space, and historic center housing stock naturally favors apartment conversions.

What location traits boost bookings in Italy right now?

The traits that most reliably boost bookings are being within 10 to 15 minutes' walk of major landmarks, having easy transit access, and being on a quieter street despite central positioning.

Properties with reliable A/C, good soundproofing, and clear stair/elevator disclosure perform significantly better because historic buildings often lack comforts international guests expect.

Outside cities, booking-boosting traits shift to outdoor space, parking, pool access, scenic views, and authentic character, explaining why Tuscan farmhouses and Puglia trulli command premiums.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Italy, we always rely on the strongest methodology we can … and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why It's Authoritative	How We Used It
Italy Ministry of Tourism BDSR Overview	Official national ministry page explaining Italy's mandatory short-term rental registration framework.	We used it to establish the nationwide CIN/BDSR compliance baseline. We treated it as the primary source for rules applying across Italy.
Italy Ministry of Tourism BDSR Portal	Official government portal where hosts register and obtain CIN codes.	We used it to confirm CIN is operational and frame registration steps. We referenced it for pre-listing requirements.
Italy Ministry of Tourism BDSR FAQ	Ministry's Q&A explaining edge cases and obligations for different hosting scenarios.	We used it to interpret business versus non-business hosting distinctions. We relied on it to avoid overgeneralizing rules.
Polizia di Stato Alloggiati Web	Official national police portal for mandatory guest registration.	We used it to state the 24-hour reporting requirement confidently. We treated it as the hard compliance line for all hosts.
Agenzia delle Entrate Short Let Guidance	Official Italian tax authority guidance on short-term rental taxation.	We used it to model taxes in profit calculations and explain 21%/26% rates. We referenced it for scaling-up tax implications.
ISTAT Tourism Flows Q3 2025	Italy's national statistics institute with official tourism data.	We used it to ground demand assumptions and show strong 2025 tourism. We relied on it to validate occupancy projections.
ISTAT Detailed Tourism PDF	Full statistical publication with detailed tourism flow breakdowns.	We used it to verify seasonality claims and triangulate demand trends. We referenced it for seasonal revenue patterns.
European Central Bank EUR/USD Rates	Official central bank reference for currency conversion.	We used it to convert AirDNA's USD figures to EUR consistently. We kept currency math transparent and repeatable.
AirDNA Milan Market Overview	Widely used STR data provider with consistent ADR, occupancy, and supply definitions.	We used it to quantify Milan's metrics and analyze bedroom distribution. We used it to understand demand concentration patterns.
AirDNA Rome Market Overview	Consistent city-level short-term rental metrics.	We used it to quantify Rome's higher ADR and occupancy. We anchored urban revenue estimates on Rome data.
AirDNA Florence Market Overview	Reliable city-level performance data.	We used it to quantify Florence's pricing power and occupancy. We referenced it for heritage city dynamics.
AirDNA Venice Market Overview	Consistent metrics allowing cross-city comparison.	We used it to quantify Venice's high ADR and explain regulatory pressure. We referenced supply levels for saturation analysis.
AirDNA Naples Market Overview	Completes the picture of Italy's major urban STR markets.	We used it to provide Southern Italy occupancy context. We balanced national estimates beyond premium Northern cities.
Comune di Venezia Tourism Rentals	Official Venice municipality website for local compliance.	We used it to show city-level rules beyond national requirements. We illustrated Italy's local overlay reality.
Comune di Venezia 120-Day Regulation	Official municipal communication on Venice's STR thresholds.	We used it to cite a concrete cap example. We explained restricted-zone enforcement patterns.
The Florentine Florence Bylaw Coverage	Long-running local outlet focused on Florence policy.	We used it cautiously to flag Florence regulatory changes. We referenced it for where restrictions cluster.
Olympics.com Milano Cortina 2026	Official Olympic site with verified competition dates.	We used it to model Northern Italy demand spikes for February 2026. We explained event premium pricing windows.
Vatican News Jubilee Ending	Official Vatican source for Jubilee timing.	We used it to justify Rome's strong early January 2026. We explained why January isn't dead season.
Venice Carnival Official Program	Official Carnival website with verified dates.	We used it to anchor major demand spike timing. We explained Venice shoulder season surges.
Salone del Mobile 2026	Official organizer site for major design trade fair.	We used it to model Milan's April revenue peak. We recommended pricing for trade fair weeks.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.