Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Sicily's property market is included in our pack
If you're thinking about starting an Airbnb in Sicily, you're probably wondering whether it's actually profitable in 2026 or just a lot of work for little return.
This blog post breaks down the real numbers, from nightly rates and occupancy to expenses and net profit, so you can make an informed decision before buying or listing a property.
We also cover the legal requirements, the most competitive neighborhoods, and where the opportunities still exist for new hosts in Sicily.
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 Sicily.
Insights
- The gap between median (€110) and average (€140) nightly prices in Sicily reveals a market where coastal villas and pool properties pull the average up significantly, while most city apartments cluster around the lower end.
- Sicily hosts face a 21% flat tax on their first short-term rental unit but 26% on any additional properties, making multi-property strategies less profitable than they appear at first glance.
- Top-performing Airbnb hosts in Sicily achieve 65% to 75% occupancy compared to the 55% average, representing a potential revenue difference of €400 to €700 per month on the same property.
- The €80 to €140 per night price band in Sicily is the most crowded segment, while family-ready homes sleeping 6+ guests with parking and beach access remain underserved.
- Sicily's seasonal revenue swing is dramatic: a typical listing earns €1,000 to €1,700 monthly in winter but €3,600 to €7,500 during summer, making cash flow planning essential.
- Historic center apartments in Palermo and Catania face the highest scrutiny from authorities due to STR density, even though Sicily has no island-wide ban zones.
- Sicily requires both a regional CIR code and a national CIN code for short-term rentals, and hosts must display the CIN in all advertisements or face fines.
- Ortigia in Siracusa commands some of Sicily's highest nightly rates precisely because it's a small island with limited supply and maximum walkable appeal.
- Guest reporting through Italy's Alloggiati Web system is mandatory within 24 hours of arrival, creating ongoing operational work that many new hosts underestimate.
- The break-even occupancy rate for most Sicily Airbnb listings sits around 30% to 35%, meaning hosts can absorb significant seasonal dips and still cover their costs.
Can I legally run an Airbnb in Sicily in 2026?
Is short-term renting allowed in Sicily in 2026?
As of the first half of 2026, short-term renting of residential property is fully legal in Sicily, though it operates under a two-tier regulatory system that combines national Italian law with regional Sicilian requirements.
The main legal framework comes from Italy's national "locazioni brevi" definition under DL 50/2017, which covers rentals of 30 days or less for residential use, combined with DL 145/2023 that established the national identification code system called CIN.
The single most important requirement for Sicily hosts is obtaining both a regional CIR code from the Sicilian tourism authority and a national CIN code from the Ministry of Tourism, then displaying the CIN in all online advertisements.
Beyond the identification codes, hosts must also register guests with the police through the Alloggiati Web system and collect tourist taxes in municipalities like Palermo and Catania that require them.
Operating without the required CIN code can result in fines ranging from €800 to €8,000, with additional penalties for failing to display the code in advertisements or for not reporting guests to authorities.
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 Sicily as of 2026?
As of the first half of 2026, Sicily does not impose a government-mandated minimum stay or maximum nights-per-year cap for short-term rentals like some major European cities do.
These rules do not vary by property type or residency status in Sicily, meaning apartment owners, villa hosts, and rural home operators all face the same lack of restrictions on rental duration.
Since there's no official cap to track, Sicily hosts don't need to report rental nights to any authority specifically for compliance with duration limits, though they must still register each guest through the police reporting system.
Most Sicily hosts set their own minimum stays based on market conditions, with city apartments often accepting 1 to 2 night bookings while coastal villas typically require 3 to 7 night minimums during peak summer season.
Do I have to live there, or can I Airbnb a secondary home in Sicily right now?
There is no residency requirement for operating an Airbnb in Sicily, meaning you don't need to live in the property or even in Italy to legally rent it out short-term.
Owners of secondary homes and investment properties can absolutely operate short-term rentals in Sicily, as the national "locazioni brevi" framework specifically contemplates non-primary residence rentals by individuals.
Secondary home rentals don't require special permits beyond the standard CIR and CIN registration that applies to all Sicily short-term rentals, though you'll still need to handle guest reporting and tourist tax obligations.
The main practical difference is tax treatment rather than permission: if you operate multiple properties, the flat tax rate jumps from 21% on your first unit to 26% on subsequent units under the cedolare secca regime.
Don't buy the wrong property, in the wrong area of Sicily
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Sicily right now?
Yes, you can legally operate multiple Airbnb listings under one name in Sicily, with no hard cap on the number of properties an individual can list for short-term rental.
Italy's framework contemplates multi-property hosts, but there's no specific limit set by national or regional law that prevents someone from operating 2, 5, or even 10 properties.
The main additional requirement for multi-listing hosts is obtaining separate CIR and CIN codes for each property, plus managing the increased administrative burden of guest reporting and tourist tax collection across all units.
The real constraint is economic rather than legal: Italy applies a 21% flat tax rate to your first short-term rental unit but 26% to all additional properties, which meaningfully reduces the profit margin on each subsequent listing.
Do I need a short-term rental license or a business registration to host in Sicily as of 2026?
As of the first half of 2026, Sicily hosts need identification codes rather than a traditional "license," meaning you must obtain a regional CIR code and a national CIN code, but there's no single license document to apply for.
The process involves registering on Sicily's regional tourism platform to receive your CIR, then using that to obtain your CIN through the Ministry of Tourism's BDSR national database, which typically takes a few weeks if your documentation is complete.
You'll need to provide property documentation showing you own or have the right to rent the property, plus evidence that the property meets basic safety standards including smoke detectors and fire extinguishers as required by national law.
The registration itself is free, but you should budget for any safety upgrades your property might need and the time investment of navigating Italian bureaucracy, which is easier with a local accountant or property manager.
Are there neighborhood bans or restricted zones for Airbnb in Sicily as of 2026?
As of the first half of 2026, Sicily does not have any official neighborhood bans or restricted zones that prohibit short-term rentals in specific areas.
However, historic center neighborhoods in Palermo Centro Storico, Catania Centro Storico, and Siracusa's Ortigia face more enforcement attention simply because STR density is highest there and complaints are more common.
The real restrictions in these areas often come from condominium rules rather than government bans, so you should always check your building's regulations before purchasing a property specifically for short-term rental use.
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 Sicily in 2026?
What's the average and median nightly price on Airbnb in Sicily in 2026?
As of the first half of 2026, the median nightly price for an Airbnb listing in Sicily is around €110 (approximately $115 USD), while the average sits higher at €140 (around $145 USD) because luxury villas and sea-view properties pull the mean upward.
The typical nightly price range covering roughly 80% of Sicily listings falls between €70 and €200 (about $73 to $210 USD), with most city apartments clustering in the €80 to €130 range and coastal villas starting around €150 and going much higher.
The single biggest factor affecting nightly price in Sicily is location type: a basic apartment in Catania's outskirts might fetch €75 per night, while a similar-sized property with a sea view in Taormina can command €180 or more during summer months.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Sicily.
How much do nightly prices vary by neighborhood in Sicily in 2026?
As of the first half of 2026, nightly prices in Sicily can vary by 80% or more between the most expensive and most affordable neighborhoods, with Taormina Centro commanding €180 to €280 per night (around $190 to $295 USD) while peripheral areas of Catania sit at €65 to €85 (about $68 to $89 USD).
The three neighborhoods with the highest average nightly prices in Sicily are Taormina Centro at around €220 per night (approximately $230 USD), Siracusa's Ortigia at €160 per night ($168 USD), and Cefalù Centro at €150 per night ($157 USD).
The three neighborhoods with the lowest average nightly prices are Catania's outer districts at €70 per night ($73 USD), Palermo's non-central neighborhoods at €75 per night ($79 USD), and inland towns like Enna at €60 per night ($63 USD), though these areas still attract guests seeking budget-friendly Sicilian experiences or convenient airport access.
What's the typical occupancy rate in Sicily in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings across Sicily averages around 55%, though this blended figure masks significant variation between city apartments with steadier demand and seasonal coastal properties.
The realistic occupancy range covering most Sicily listings falls between 40% and 70%, with city center apartments in Palermo and Catania typically hitting 50% to 60% year-round while premium coastal properties can reach 75% to 85% during summer but drop to 30% in winter.
Sicily's average occupancy is roughly in line with southern Italy's regional average, though it runs somewhat lower than major Italian cities like Rome or Florence due to the island's stronger seasonality and reliance on leisure tourism.
The single biggest factor for achieving above-average occupancy in Sicily is operational excellence, specifically fast response times, professional photos, clear check-in instructions, and accurate descriptions of parking and logistics, which matter enormously in an island where guest experience can easily go wrong.
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What's the average monthly revenue per listing in Sicily in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Sicily is approximately €2,350 (around $2,460 USD), calculated from an average nightly rate of €140 and 55% occupancy yielding roughly 201 booked nights per year.
The realistic monthly revenue range covering roughly 80% of Sicily listings falls between €1,200 and €4,500 (approximately $1,260 to $4,720 USD), with modest city apartments at the lower end and well-located villas with pools at the higher end.
Top-performing Airbnb listings in Sicily, particularly Taormina villas and Ortigia premium apartments, can achieve €5,000 to €8,000 per month ($5,240 to $8,390 USD) during peak summer season. For context, a well-run 3-bedroom Taormina property at €250 per night and 80% summer occupancy would generate around €6,000 in July alone.
Finally, note that we give here all the information you need to buy and rent out a property in Sicily.
What's the typical low-season vs high-season monthly revenue in Sicily in 2026?
As of the first half of 2026, the typical monthly revenue for a Sicily Airbnb listing during low season (November through March) ranges from €1,000 to €1,700 ($1,050 to $1,780 USD), while high season (June through September) brings €3,600 to €7,500 ($3,770 to $7,860 USD) for the same property.
Low season in Sicily runs from November through March when occupancy drops to 35% to 45% and nightly rates fall to €95 to €125, while high season spans June through September when beach tourism drives occupancy to 75% to 90% and rates climb to €160 to €280 depending on property type and location.
What's a realistic Airbnb monthly expense range in Sicily in 2026?
As of the first half of 2026, the realistic monthly expense range for operating an Airbnb in Sicily falls between €650 and €1,650 ($680 to $1,730 USD), depending on property size, service level, and how much you outsource versus handle yourself.
Cleaning and laundry typically represent the largest expense category in Sicily, running €200 to €750 per month ($210 to $785 USD) depending on turnover frequency and property size, followed by utilities and internet at €120 to €350 per month.
Most Sicily hosts should expect to spend 28% to 45% of gross revenue on operating expenses before taxes, with self-managing hosts on the lower end and those using property management services on the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sicily.
What's realistic monthly net profit and profit per available night for Airbnb in Sicily in 2026?
As of the first half of 2026, the realistic monthly net profit for an Airbnb in Sicily ranges from €700 to €1,700 ($735 to $1,780 USD) before income taxes, which translates to a profit per available night of €23 to €57 ($24 to $60 USD).
The realistic net profit range covering most Sicily listings falls between €500 and €2,500 per month ($525 to $2,620 USD), with modest city apartments at the lower end and premium coastal properties with strong summer performance at the higher end.
Most Sicily hosts achieve a net profit margin of 25% to 45% of gross revenue, though this drops significantly once you factor in the 21% or 26% flat tax rate under Italy's cedolare secca regime for short rentals.
The break-even occupancy rate for a typical Sicily Airbnb listing sits around 30% to 35%, meaning hosts can survive the slow winter months without losing money as long as they maintain reasonable summer performance.
In our property pack covering the real estate market in Sicily, 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 Sicily as of 2026?
How many active Airbnb listings are in Sicily as of 2026?
As of the first half of 2026, Sicily has approximately 45,000 active short-term rental listings across Airbnb and similar platforms, concentrated in major tourism hubs like Palermo, Catania, Taormina, Siracusa, Cefalù, and the west coast around Trapani.
This number represents steady growth of roughly 8% to 12% per year over the past few years, continuing a long-term trend that accelerated after the pandemic as more property owners entered the STR market and tourism to Sicily rebounded strongly.
Which neighborhoods are most saturated in Sicily as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Sicily are Palermo Centro Storico, Catania Centro Storico, Siracusa's Ortigia island, Taormina Centro, and Cefalù's historic core and lungomare area.
These neighborhoods have become saturated because they offer exactly what tourists want without a car: walkable access to historic sites, restaurants, and beaches, which means every investor and homeowner with a spare apartment has the same idea.
Relatively undersaturated neighborhoods with better opportunities for new hosts include Palermo's Borgo Vecchio and Kalsa edges, Catania's Ognina seaside area, the towns surrounding Taormina like Giardini Naxos, and inland Val di Noto towns like Ragusa Ibla which attract a niche but loyal audience.
What local events spike demand in Sicily in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Sicily include Catania's Festa di Sant'Agata in early February, Taormina's summer film festival and Teatro Antico concert season, Noto's Infiorata flower festival in May, and various patron saint festivals across smaller towns throughout summer.
During these peak events, bookings typically increase by 40% to 70% in the immediate area, while nightly rates can spike 50% to 100% above normal levels, particularly for properties close to event venues with easy parking or walking access.
Smart hosts in Sicily typically adjust their pricing and minimum stays 6 to 8 weeks before major events, blocking dates from longer bookings and raising rates as the event approaches, since last-minute travelers are often willing to pay premium prices for remaining availability.
What occupancy differences exist between top and average hosts in Sicily in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Sicily achieve annual occupancy rates of 65% to 75%, which represents a significant performance gap compared to the island average.
Average hosts in Sicily typically see occupancy rates around 50% to 55%, meaning top performers book an additional 35 to 70 nights per year, which can translate to €3,500 to €7,000 in extra annual revenue on the same property.
New hosts in Sicily typically take 6 to 12 months to reach top-performer occupancy levels, with the timeline depending heavily on how quickly they accumulate positive reviews, optimize their listing photos, and learn to price dynamically for Sicily's dramatic seasonal swings.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Sicily.
Which price points are most crowded, and where's the "white space" for new hosts in Sicily right now?
The nightly price range with the highest concentration of listings in Sicily is €80 to €140 ($84 to $147 USD), which represents the "standard 2 to 4 guest apartment" segment that dominates city center supply in Palermo, Catania, and Siracusa.
The main "white space" opportunities for new hosts in Sicily exist above €180 per night ($189 USD) for family-ready properties sleeping 6 or more guests, and in the €200 to €350 range ($210 to $367 USD) for premium villas with pools, outdoor space, and solved parking.
To successfully compete in the underserved higher price segment in Sicily, new hosts need properties with genuine differentiators: reliable air conditioning throughout, shaded outdoor dining areas, easy beach access with parking, strong Wi-Fi for remote workers, and clear instructions for navigating Sicily's ZTL restricted traffic zones.
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What property works best for Airbnb demand in Sicily right now?
What bedroom count gets the most bookings in Sicily as of 2026?
As of the first half of 2026, 1-bedroom and 2-bedroom properties get the most total bookings in Sicily because they match the dominant guest segments of couples and small families traveling to the island.
The estimated booking distribution in Sicily breaks down roughly as follows: studios capture about 10% of bookings, 1-bedroom properties take around 35%, 2-bedroom properties account for approximately 35%, and 3-bedroom or larger properties make up the remaining 20%.
The 1 and 2-bedroom segment performs best in Sicily because the island attracts a high proportion of couples on romantic getaways and small families with young children, who need enough space to be comfortable but don't require the larger (and more expensive) villa format.
What property type performs best in Sicily in 2026?
As of the first half of 2026, well-located apartments in city centers perform best for consistent year-round bookings in Sicily, while coastal villas with pools achieve the highest peak-season revenue but with much more dramatic seasonal variation.
Occupancy rates by property type in Sicily typically break down as follows: city apartments average 50% to 60% annual occupancy with steady demand, coastal villas hit 55% to 70% but concentrated heavily in summer, rural farmhouses achieve 45% to 55% with a growing "agritourism" niche, and historic townhouses fall somewhere in between depending on location.
City apartments outperform on consistency because Palermo and Catania have year-round appeal (business travel, cultural tourism, mild winters), while villas depend almost entirely on the June to September beach season when families and groups are willing to pay premium rates for space and privacy.
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 Sicily, 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 |
|---|---|---|
| Normattiva (DL 50/2017) | Normattiva is the official public portal for consolidated Italian legislation. | We used it to define what "locazioni brevi" legally are in Italy (30 days or less, residential use). We used it to frame what typically counts as short-term renting for a private owner in Sicily. |
| Normattiva (DL 145/2023) | This is the primary legal text for Italy's CIN system and key STR obligations. | We used it to explain the national requirements that apply in Sicily in 2026 (CIN registration, advertisement rules). We used it to distinguish what's legally required versus optional. |
| Ministry of Tourism BDSR Portal | It's the government's operational portal for the national STR and guest accommodation database. | We used it to explain how the CIN system works in practice, not just on paper. We used it as the reference for the national registration workflow. |
| Ministry of Tourism BDSR Explainer | It's the ministry's official overview of the BDSR and what it covers. | We used it to clarify that BDSR includes both traditional accommodation and short-term residential rentals. We used it to avoid relying on unofficial summaries. |
| Regione Siciliana CIR Circular | It's an official Sicilian regional document describing the CIR framework and guidance. | We used it to explain what Sicily requires in addition to the national CIN. We used it to support the claim that Sicily hosts need a regional identifier (CIR). |
| Comune di San Vito Lo Capo Service Page | A municipal page provides a practical "how to comply" view and cites the interoperability logic. | We used it to show how Sicily compliance works on the ground (regional CIR links to national CIN). We used it to give a concrete Sicily-specific example. |
| Agenzia delle Entrate Short Rental Guide | This is the official Italian tax authority's guidance document for short rentals and intermediaries. | We used it to explain the tax mechanics a non-professional owner actually encounters. We used it to support what is taxable and how platform withholding works. |
| Agenzia delle Entrate Cedolare Secca Info | It's the tax authority's official public explainer for the flat tax regime. | We used it to state the 21% versus 26% tax rule confidently for 2026. We used it to model net profit under the most common individual owner tax choices. |
| Polizia di Stato Alloggiati Web | It's the official national system for mandatory guest reporting to Italian police. | We used it to describe the real compliance step hosts must do (report guests within required timing). We used it to set expectations for ongoing operational work. |
| Comune di Palermo Tourist Tax PDF | It's a city-issued document that tells hosts exactly what to do and where. | We used it as a Sicily-specific example of tourist tax duties for short rentals. We used it to estimate the admin workload and cashflow timing. |
| Comune di Catania Tourism Tax Page | It's an official municipal source defining the tax and who must pay or collect it. | We used it to show that Sicily's big cities apply tourist taxes that hosts must collect. We used it to frame expenses beyond utilities and cleaning. |
| European Central Bank EUR/USD Reference | The ECB is the authoritative source for euro reference exchange rates. | We used it to convert USD-based STR stats into euros consistently for January 2026. We used it so our Sicily estimates stay in one currency without guessing. |
| AirDNA Sicily Market Data | AirDNA is a widely used STR analytics provider with transparent methodology based on listing performance. | We used it to triangulate ADR, occupancy, and revenue patterns across Sicily's major demand hubs. We used it to avoid guessing seasonality and pricing dynamics. |
| Airbtics Catania Data | It's a dedicated STR data provider that publishes comparable KPIs like ADR and occupancy. | We used it as a second private-sector datapoint to cross-check AirDNA directionally. We used it to reduce single-source bias for city-style Sicily markets. |
| AirROI Palermo Statistics | It's another STR analytics provider publishing the same core KPIs in a consistent template. | We used it to cross-check Palermo's "big city Sicily" baseline economics. We used it to keep our island-wide averages grounded across multiple datasets. |
| Immobiliare.it Palermo Price Data | It's one of Italy's largest property portals and publishes time-stamped pricing dashboards. | We used it to approximate purchase-price reality for investors shopping in 2026. We used it to check whether Airbnb cashflow can plausibly cover local acquisition costs. |
| Guest Favorites Trapani Data | It provides occupancy and revenue data for specific Italian markets including western Sicily. | We used it to estimate total listing counts across Sicily's west coast tourism corridor. We used it to validate our island-wide supply estimates. |
| Gazzetta Ufficiale BDSR Activation Notice | The Official Gazette is the legal publication record for Italian national measures. | We used it to confirm the formal activation of the BDSR/CIN system. We used it to timestamp the "as of 2026" compliance status confidently. |
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.
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