Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Lake Como's property market is included in our pack
Lake Como remains one of Italy's most prestigious property markets, attracting foreign buyers who want a mix of lifestyle, rental income, and long-term appreciation.
This guide breaks down every neighborhood around the lake with real data on prices, yields, Airbnb performance, and areas to watch or avoid.
We constantly update this blog post to reflect the latest market changes and new data.
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 Lake Como.
What's the Current Real Estate Market Situation by Area in Lake Como?
Which areas in Lake Como have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas around Lake Como are Cernobbio at approximately 4,800 euros per square meter, Menaggio at around 4,740 euros per square meter, and Tremezzina (which includes Lenno, Mezzegra, and Tremezzo) at about 4,020 euros per square meter.
In these premium Lake Como locations, typical prices range from 4,000 to 5,000 euros per square meter for standard properties, while ultra-prime waterfront villas in places like Como Centro can reach 8,000 to 15,000 euros per square meter.
Each of these expensive areas commands high prices for different reasons:
- Cernobbio: proximity to Villa d'Este and major international conferences attracts wealthy buyers year-round
- Menaggio: central lake position offers iconic views toward both Bellagio and Varenna from the "golden triangle"
- Tremezzina: historic villas like Villa Balbianello and strict building limits keep supply extremely tight
- Como Centro: walkable access to the train station, shops, and Switzerland creates strong local demand
Which areas in Lake Como have the most affordable property prices in 2026?
As of early 2026, the most affordable areas within Como city are Breccia-Camerlata-Rebbio-Prestino at around 1,940 euros per square meter and Albate-Trecallo at approximately 2,120 euros per square meter, while remote mountain municipalities like Barni (830 euros) and Cavargna (under 400 euros) offer even lower entry points.
In these budget-friendly Lake Como zones, typical prices range from 1,500 to 2,500 euros per square meter, making them accessible to buyers who cannot afford the lakefront premium.
However, these lower prices come with clear trade-offs: the affordable zones within Como city like Camerlata are more suburban with less scenic appeal, while the very cheap mountain municipalities like Barni and Cavargna sit far from the lakefront, have weak resale liquidity, and offer limited rental tenant pools due to poor transport links and minimal tourism infrastructure.
You can also read our latest analysis regarding housing prices in Lake Como.
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.
Which Areas in Lake Como Offer the Best Rental Yields?
Which neighborhoods in Lake Como have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods with the highest gross rental yields in Lake Como are Breccia-Camerlata-Rebbio-Prestino in Como city at approximately 8.3%, followed by Sagnino-Monte Olimpino-Tavernola at around 7.2%, Lora-Como Sole at about 6.9%, and Lecco city at roughly 5.3%.
Across Lake Como as a whole, typical gross rental yields range from 2.5% in premium tourist towns like Menaggio up to 8% or more in Como city's peripheral neighborhoods, with most lakefront resort properties falling between 3% and 4%.
These top-yielding Lake Como neighborhoods deliver higher returns for specific reasons:
- Breccia-Camerlata-Rebbio-Prestino: low purchase prices combined with stable rents from cross-border workers commuting to Switzerland
- Sagnino-Monte Olimpino-Tavernola: proximity to the Lugano and Chiasso border crossings creates reliable tenant demand
- Lora-Como Sole: good transport links attract young professionals and families seeking affordable housing near services
- Lecco city: strong employment base and commuter connections to Milan support consistent long-term rental demand
Finally, please note that we cover the rental yields in Lake Como here.
Make a profitable investment in Lake Como
Better information leads to better decisions. Save time and money. Download our guide.
Which Areas in Lake Como Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Lake Como perform best on Airbnb in 2026?
As of early 2026, the Lake Como municipalities with the strongest Airbnb performance are Bellagio with 61% occupancy and around 380 euros average nightly rate, Varenna with 64% occupancy and about 265 euros per night, Menaggio with 60% occupancy and approximately 400 euros per night, and Cernobbio with 56% occupancy at around 320 euros per night.
Top-performing Airbnb properties in these Lake Como towns typically generate between 30,000 and 42,000 euros in annual revenue, with Bellagio properties averaging around 42,000 euros and well-positioned Varenna listings reaching about 35,000 euros thanks to higher occupancy rates.
Here is what makes each Lake Como area stand out for short-term rentals:
- Bellagio: global brand recognition as the "Pearl of Lake Como" draws tourists from all continents year-round
- Varenna: direct train station access makes it easy for visitors without cars, boosting mid-week bookings
- Menaggio: central lake position with ferry connections to both shores attracts premium-paying international guests
- Cernobbio: Villa d'Este conferences and luxury events create predictable demand spikes throughout the year
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Lake Como.
Which tourist areas in Lake Como are becoming oversaturated with short-term rentals?
The three Lake Como areas showing the clearest signs of short-term rental saturation are Bellagio with over 600 active listings, Como city with more than 2,290 listings, and the broader Lake Como region which now hosts over 9,300 active Airbnb properties competing for the same tourist pool.
In Bellagio specifically, the density of short-term rentals is striking: with a resident population under 3,000 people, there is roughly one Airbnb listing for every five inhabitants, while Como city's massive listing count creates fierce competition where only standout properties consistently perform well.
The clearest indicator of oversaturation in Lake Como is that Bellagio has seen 8% year-over-year growth in active listings while occupancy rates have plateaued rather than risen, meaning new supply is absorbing demand without improving returns for existing hosts.
We have made this infographic to give you a quick and clear snapshot of the property market in Italy. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which Areas in Lake Como Are Best for Long-Term Rentals?
Which neighborhoods in Lake Como have the strongest demand for long-term tenants?
The Lake Como areas with the strongest demand for long-term tenants are Como city's peripheral zones like Breccia-Camerlata, Borghi-San Martino, and Albate-Trecallo, plus Lecco city on the eastern branch of the lake, all of which benefit from stable employment bases and commuter populations.
In these high-demand Lake Como neighborhoods, vacancy periods are typically short, often under two weeks for well-priced units, because landlords can draw from a consistent pool of local workers, cross-border commuters, students, and families seeking affordable housing near services.
The tenant profiles driving demand vary by neighborhood:
- Breccia-Camerlata-Rebbio-Prestino: cross-border workers commuting to Lugano and Chiasso who want affordable rents near the A9 motorway
- Borghi-San Martino: young professionals and families who want walkability to Como's center without paying premium prices
- Albate-Trecallo: budget-conscious families and service workers priced out of the city core
- Lecco city: industrial and office workers with stable jobs who prefer year-round urban living over seasonal tourism
One key characteristic that makes these Lake Como neighborhoods attractive to long-term tenants is reliable public transport access to employment centers in Como, Lecco, and across the Swiss border, combined with supermarkets, schools, and healthcare services that tourist-focused villages often lack.
Finally, please note that we provide a very granular rental analysis in our property pack about Lake Como.
What are the average long-term monthly rents by neighborhood in Lake Como in 2026?
As of early 2026, average long-term monthly rents in Lake Como vary significantly by neighborhood, ranging from about 690 euros for a 60-square-meter apartment in Civiglio-Camnago Volta up to around 1,010 euros per month in Como Centro.
For entry-level apartments in Lake Como's most affordable neighborhoods like Albate-Trecallo and Civiglio-Camnago Volta, you can expect to pay between 650 and 720 euros per month for a standard two-bedroom flat.
In mid-range Lake Como neighborhoods like Borghi-San Martino, Lora-Como Sole, and Breccia-Camerlata, typical monthly rents for a 60-square-meter apartment fall between 810 and 830 euros, offering a balance between affordability and proximity to the city center.
In the most expensive Lake Como zones like Como Centro, Bignanico-Villa Olmo, and the lakefront communes of Cernobbio and Bellagio, expect to pay 900 to 1,100 euros per month for a similar-sized apartment, with premium properties commanding significantly more.
You may want to check our latest analysis about the rents in Lake Como here.
Get fresh and reliable information about the market in Lake Como
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which Are the Up-and-Coming Areas to Invest in Lake Como?
Which neighborhoods in Lake Como are gentrifying and attracting new investors in 2026?
As of early 2026, the Lake Como neighborhoods showing the clearest signs of gentrification and new investor interest are Como Borghi (the historic working-class district adjacent to the premium center), Albate-Muggio (benefiting from spillover as central Como becomes unaffordable), and the Camerlata-Breccia-Prestino corridor (where transport improvements are drawing attention).
These gentrifying Lake Como neighborhoods have experienced annual price appreciation rates of 5% to 10% over the past two years, outpacing the broader market average, with Como Borghi in particular showing strong momentum as buyers seek walkable locations without paying Centro Storico prices.
Which areas in Lake Como have major infrastructure projects planned that will boost prices?
The Lake Como areas most likely to see infrastructure-driven price increases are Tremezzina, Griante, and Menaggio on the western shore, all of which will benefit from the Variante alla Tremezzina bypass project currently under construction.
The main infrastructure project reshaping Lake Como's western shore is the SS340 Tremezzina bypass, a 9.8-kilometer road with 7.8 kilometers in tunnels being built by ANAS to divert through-traffic away from the congested villages of Colonno, Sala Comacina, Ossuccio, Lenno, Mezzegra, Tremezzo, and Griante, with completion now expected around 2028-2029.
Historically, major transport improvements around Lake Como have generated price increases of 10% to 20% in directly affected areas within three to five years of completion, as improved accessibility translates into stronger rental demand and lifestyle appeal for both residents and tourists.
You'll find our latest property market analysis about Lake Como here.
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.
Which Areas in Lake Como Should I Avoid as a Property Investor?
Which neighborhoods in Lake Como with lots of problems I should avoid and why?
The Lake Como areas that present the most challenges for property investors are ultra-premium tourist towns with very low rental yields, highly saturated Airbnb markets, and the west-shore corridor currently disrupted by major roadworks.
Here are the specific problems affecting each area:
- Menaggio: purchase prices around 4,740 euros per square meter but long-term rents only support a 2.5% gross yield
- Bellagio: over 600 Airbnb listings and 8% annual supply growth create brutal competition for short-term rental operators
- Tremezzina west-shore corridor: ongoing SS340 bypass construction causes traffic disruptions and access difficulties until 2028-2029
- Remote mountain municipalities: places like Cavargna and Blessagno offer very low prices but have minimal resale liquidity
For these Lake Como areas to become viable investment options, Menaggio would need either a significant price correction or a substantial rent increase, Bellagio would require listing supply to stabilize and regulatory enforcement to reduce competition, and the Tremezzina corridor needs the bypass project to be completed to restore normal accessibility.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Lake Como.
Which areas in Lake Como have stagnant or declining property prices as of 2026?
As of early 2026, the Lake Como areas showing price weakness are Varenna (down approximately 15% year-over-year), Cernobbio (down around 9% year-over-year), and Tremezzina (down about 2% year-over-year), all of which have experienced cooling after strong post-pandemic gains.
These price declines in Lake Como represent corrections of 2% to 15% from peak levels reached in 2023-2024, reflecting a normalization after the exceptional demand surge driven by remote work trends and pent-up travel appetite.
The underlying causes of price stagnation differ by area:
- Varenna: the 15% decline reflects price discovery after speculative buying pushed values too high relative to local rental fundamentals
- Cernobbio: luxury segment softening as interest rates rose and some international buyers paused acquisitions
- Tremezzina: ongoing construction disruption from the SS340 bypass project is temporarily suppressing buyer enthusiasm
Buying real estate in Lake Como can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which Areas in Lake Como Have the Best Long-Term Appreciation Potential?
Which areas in Lake Como have historically appreciated the most recently?
Over the past few years, the Lake Como areas with the strongest price appreciation have been Bellagio (up around 22% year-over-year), Menaggio (up approximately 11% year-over-year), and Como city (up about 9% year-over-year), all of which have benefited from sustained international demand.
Here are the approximate appreciation figures for each top-performing Lake Como area:
- Bellagio: roughly 22% year-over-year growth, the strongest performer around the lake
- Menaggio: approximately 11% year-over-year appreciation despite already-high base prices
- Como city: around 9% year-over-year increase, driven by broad-based local and international demand
- Lakefront premium properties: waterfront villas have seen 5-8% annual gains since 2022
The main driver behind this above-average appreciation in Lake Como is the combination of severely limited supply due to building restrictions, persistent international demand with over 80% of luxury buyers being foreign, and the lake's unique positioning as a globally recognized lifestyle destination within easy reach of Milan's airports and Switzerland.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Lake Como.
Which neighborhoods in Lake Como are expected to see price growth in coming years?
The Lake Como neighborhoods with the strongest expected price growth over the coming years are Tremezzina and the west-shore corridor once the bypass completes, Como Borghi and San Martino as spillover from the premium center, Camerlata-Breccia-Prestino with its strong yield math, and Lecco city supported by solid rental fundamentals.
Projected growth rates vary by Lake Como neighborhood:
- Tremezzina-Menaggio corridor: 5-10% upside potential once the SS340 bypass eliminates current traffic constraints
- Como Borghi-San Martino: 3-5% annual growth as walkability and relative value attract price-sensitive buyers
- Camerlata-Breccia-Prestino: 3-6% appreciation potential as yield-focused investors discover strong rental returns
- Lecco city: steady 2-4% annual growth supported by employment stability and commuter demand
The single most important catalyst for future price growth across these Lake Como neighborhoods is the completion of the Variante alla Tremezzina bypass, which will dramatically improve west-shore accessibility and unlock value that has been suppressed by decades of traffic congestion on the narrow lakeside road.
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.
What Do Locals and Expats Really Think About Different Areas in Lake Como?
Which areas in Lake Como do local residents consider the most desirable to live?
Local residents around Lake Como generally consider Como Centro, the Bignanico-Villa Olmo-Villa Aprica lakefront zone, and Lecco city to be the most desirable places for year-round living because these areas combine services, transport, and community infrastructure that pure tourist towns often lack.
Each Lake Como area appeals to locals for different reasons:
- Como Centro: walkable access to shops, restaurants, healthcare, the train station, and the lakefront promenade
- Bignanico-Villa Olmo-Villa Aprica: prestigious addresses with green spaces, lake views, and proximity to Como's amenities
- Lecco city: practical urban living with employment opportunities, schools, and reliable public transport to Milan
- Borghi-San Martino: authentic neighborhood feel with local businesses and community spirit near Como's center
The typical demographic in these locally-preferred Lake Como areas includes established Italian families, professionals working in Como or commuting to Milan and Switzerland, and retirees who want year-round services rather than seasonal tourism infrastructure.
Local preferences in Lake Como often differ from foreign investor targets: while international buyers frequently chase famous names like Bellagio or waterfront villas, Italian residents tend to prioritize practical factors like parking, supermarket access, medical facilities, and schools over postcard views and tourist appeal.
Which neighborhoods in Lake Como have the best reputation among expat communities?
The Lake Como neighborhoods with the strongest reputation among expat communities are Bellagio for its international recognition and English-friendly services, Cernobbio for its proximity to high-end hospitality and events, and Como city for its practical infrastructure and year-round functionality.
Expats tend to prefer these Lake Como areas for specific reasons:
- Bellagio: established tourism ecosystem means English is widely spoken and property management caters to foreign owners
- Cernobbio: Villa d'Este and the international conference circuit create a cosmopolitan atmosphere familiar to global professionals
- Como city: largest service base around the lake with international schools nearby, hospitals, and easy transport to Milan airports
- Menaggio: mid-lake position with good ferry connections and a sizeable British and German expat community
The expat profile in these popular Lake Como neighborhoods tends to be affluent retirees from Northern Europe and North America, remote workers and entrepreneurs seeking lifestyle benefits, and seasonal residents who split time between Lake Como and their home countries.
Which areas in Lake Como do locals say are overhyped by foreign buyers?
The Lake Como areas that locals most commonly consider overhyped by foreign buyers are Menaggio with its extremely high prices relative to what locals would pay, Bellagio which is saturated with tourists and lacking authentic community life, and the ultra-premium waterfront villas that international media frequently feature.
Here is why locals view each Lake Como area as overvalued:
- Menaggio: locals see prices of 4,740 euros per square meter as disconnected from actual living quality and rental economics
- Bellagio: year-round residents complain about overcrowding, limited parking, and inflated prices driven by its famous name
- Trophy waterfront villas: spectacular views command massive premiums that locals consider irrational compared to practical housing
Foreign buyers typically value Lake Como's international prestige, Instagram-worthy aesthetics, and association with celebrities like George Clooney, while locals focus more on day-to-day practicalities like traffic, parking, winter services, and whether the supermarket is walkable.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Lake Como.
Which areas in Lake Como are considered boring or undesirable by residents?
The Lake Como areas that residents commonly consider boring or undesirable are the remote inland municipalities in the mountains behind the lake, the purely industrial zones of Como city's periphery, and certain isolated villages with minimal services and poor transport connections.
Residents find these Lake Como areas less appealing for specific reasons:
- Cavargna, Blessagno, and remote mountain villages: extremely low prices under 800 euros per square meter reflect isolation, limited services, and challenging winter access
- Como's industrial periphery: areas dominated by warehouses and light industry lack the charm and community atmosphere that define Lake Como's appeal
- Villages without ferry or train access: locations that require a car for every activity feel disconnected from the lake lifestyle that draws people to the region
Don't lose money on your property in Lake Como
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
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 Lake Como, 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 |
|---|---|---|
| Immobiliare.it | Italy's largest property portal with consistent zone-level market data. | We extracted sale prices and rent levels per square meter for each Lake Como zone. We used their year-over-year change figures to identify market trends. |
| idealista | Major European portal with transparent neighborhood-level price reports. | We cross-checked sub-area price levels and annual changes within Como city. We used it to identify recently improving districts. |
| AirDNA MarketMinder | Leading short-term rental analytics platform used by professional investors. | We extracted occupancy rates, average daily rates, and annual revenue for each Lake Como municipality. We used listing counts to assess saturation risk. |
| Airbtics | Comprehensive Airbnb data provider tracking listings since 2019. | We verified regional short-term rental performance metrics and seasonal patterns. We used their revenue distribution data to understand market dynamics. |
| Italian Ministry of Tourism BDSR | Official national registry framework for short-term rentals in Italy. | We used it to explain compliance requirements affecting short-term rental feasibility. We referenced it as the regulation baseline for any Airbnb strategy. |
| ANAS (FS Group) | National road authority and primary source on infrastructure works status. | We tracked the Variante alla Tremezzina bypass project progress. We mapped which towns will benefit from improved travel times. |
| Trenord | Official operator site for rail works and upgrades in Lombardy. | We assessed disruption and medium-term rail improvements affecting commuter demand. We used it to support area selection near stations. |
| Navigazione Laghi | Official public operator for Lake Como ferry and boat transport. | We used ferry connectivity as a proxy for tourist accessibility. We explained why some locations outperform on short-term rentals. |
| Nomisma | Leading Italian real estate research institute with national forecasts. | We contextualized Lake Como trends against broader Italian market predictions. We used their growth forecasts as baseline comparisons. |
| ISTAT | Italian National Institute of Statistics providing demographic data. | We used population figures to calculate short-term rental density ratios. We referenced demographic trends supporting long-term demand. |
Get the full checklist for your due diligence in Lake Como
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts