Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Venice's property market is included in our pack
If you're thinking about investing in rental property in Venice, understanding the local yields is essential before you commit any money.
Venice is unlike any other Italian city because its lagoon geography, tourism pressures, and limited housing stock create rental dynamics you won't find elsewhere.
We constantly update this blog post to reflect the latest market conditions and official data releases.
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 Venice.
Insights
- Venice's average gross rental yield sits around 5.3% in early 2026, but mainland areas like Mestre can push above 7% while the historic centro storico often dips below 4.5%.
- The gap between gross and net yield in Venice is roughly 1.9 percentage points, larger than most Italian cities due to older buildings, lagoon climate maintenance, and higher condominium fees.
- Small apartments between 30 and 55 square meters deliver the best rent per square meter in Venice because they match the deep tenant pool of students and young professionals.
- San Marco and Dorsoduro are among Venice's lowest-yield neighborhoods because purchase prices reflect heritage prestige that long-term rents cannot fully compensate.
- Venice's city-wide vacancy rate hovers around 4%, but Mestre and Marghera can drop to 2% to 3% thanks to consistent commuter demand from the mainland workforce.
- The upcoming rail link to Venice Marco Polo Airport could boost rental demand in Tessera and Favaro Veneto by improving connectivity to the mainland hub.
- Landlords in Venice should budget 0.8% to 1.2% of property value annually for maintenance because humidity and salt exposure accelerate wear on older buildings.
- Under Italy's cedolare secca flat tax, Venice landlords pay 21% on rental income, or just 10% if they qualify for agreed-rent contracts in eligible zones.
What are the rental yields in Venice as of 2026?
What's the average gross rental yield in Venice as of 2026?
As of early 2026, the average gross rental yield across all common residential property types in Venice sits around 5.3%.
Most typical residential properties in Venice fall within a gross yield range of about 4.5% to 7%, depending heavily on whether you're buying in the historic lagoon center or on the mainland.
This puts Venice roughly in line with Italy's broader residential market, though the national average can be slightly higher because Venice's prestige pricing compresses yields in its most famous neighborhoods.
The single most important factor influencing gross rental yields in Venice right now is the dramatic price gap between the centro storico and mainland areas like Mestre, where purchase costs are lower but rental demand from commuters remains strong.
What's the average net rental yield in Venice as of 2026?
As of early 2026, the average net rental yield for residential properties in Venice is around 3.4%.
This means landlords in Venice typically see a drop of nearly 2 percentage points when moving from gross to net yield, which is a larger gap than in many Italian cities.
The expense category that most significantly reduces gross yield in Venice is maintenance and building costs, because older lagoon buildings and humid conditions drive up repairs, and condominium fees in historic apartment blocks are often higher than elsewhere.
Most standard investment properties in Venice deliver net yields in the range of 3.0% to 3.8%, with the exact figure depending on the tax regime you choose and how well-maintained your building is.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Venice.
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 yield is considered "good" in Venice in 2026?
In Venice, local investors generally consider a gross rental yield of 5.5% or higher to be "good" in early 2026.
The threshold that separates average-performing properties from high-performing ones is usually around a 3.7% net yield, because hitting that level typically means you've either bought below market price, targeted a mainland demand node like Mestre, or optimized for small, efficient units that rent quickly.
How much do yields vary by neighborhood in Venice as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Venice can be as wide as 3 to 4 percentage points.
The neighborhoods that typically deliver the highest rental yields in Venice are mainland areas like Mestre Centro, Marghera, Carpenedo-Bissuola, and Favaro Veneto, where purchase prices remain relatively affordable while steady commuter demand supports rents.
On the other end, the lowest-yield neighborhoods are the prestigious historic zones like San Marco, Dorsoduro, and San Polo, where buyers pay a heritage premium that long-term rents rarely compensate for.
The main reason yields vary so much across Venice neighborhoods is that purchase prices swing dramatically between the lagoon's trophy locations and the practical mainland districts, while rents stay more stable across the city.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Venice.
How much do yields vary by property type in Venice as of 2026?
As of early 2026, gross rental yields across different property types in Venice range from roughly 4% for large family apartments and detached houses up to about 7% for well-located studios and one-bedroom units.
The property type that currently delivers the highest average gross rental yield in Venice is the small apartment, specifically studios and one-bedroom units, because they attract the deepest tenant pool of students, young professionals, and single-income households.
The property type with the lowest average gross rental yield in Venice tends to be large detached houses and villas, which have narrower tenant demand and higher maintenance costs that compress returns.
The key reason yields differ between property types in Venice is rent per square meter: smaller units command better rent relative to their size because affordability matters to most renters, while large units spread their rent over more space without proportional price increases.
By the way, you might want to read the following:
What's the typical vacancy rate in Venice as of 2026?
As of early 2026, the typical residential vacancy rate in Venice is around 4% city-wide.
Vacancy rates vary quite a bit across Venice neighborhoods, ranging from about 2% to 4% in high-demand mainland areas like Mestre and Marghera, up to 5% to 7% in the centro storico where more second homes and specialized units take longer to match with tenants.
The main factor driving vacancy rates in Venice is the balance between tourism pressure and residential demand, since some historic center units sit empty between tenancies longer due to higher prices and more selective tenant matching.
Compared to national averages, Venice's vacancy rate is relatively low, reflecting the city's strong overall rental demand from students, workers, and professionals who need affordable housing in a constrained market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Venice.
What's the rent-to-price ratio in Venice as of 2026?
As of early 2026, the average rent-to-price ratio in Venice is approximately 0.44% per month, meaning monthly rent typically equals about 0.44% of the purchase price.
For buy-to-let investors in Venice, a rent-to-price ratio above 0.45% per month is generally considered favorable, and this ratio directly translates to gross rental yield when multiplied by 12, so hitting that threshold puts you above the 5.4% gross yield mark.
Venice's rent-to-price ratio is somewhat lower than many secondary Italian cities because its prestige and tourism appeal push purchase prices up faster than long-term rents can follow, compressing the ratio compared to more ordinary markets.
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 neighborhoods and micro-areas in Venice give the best yields as of 2026?
Where are the highest-yield areas in Venice as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Venice are Mestre Centro, Marghera, and Carpenedo-Bissuola, all located on the mainland where prices are more affordable and commuter demand is steady.
In these top-performing mainland areas, gross rental yields typically range from about 6% to 7.5%, with some well-bought properties pushing even higher.
The main characteristic these high-yield Venice areas share is their focus on practical living rather than lagoon prestige, which means purchase prices stay grounded while rents are supported by workers, commuters, and families who prioritize convenience and services over historic charm.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Venice.
Where are the lowest-yield areas in Venice as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Venice are San Marco, Dorsoduro, and San Polo, all prestigious historic zones in the lagoon center where buyers pay a significant heritage premium.
In these low-yield areas, gross rental yields typically range from about 3% to 4.5%, well below the city-wide average.
The main reason yields are compressed in these Venice neighborhoods is that purchase prices reflect global prestige and limited supply, while long-term residential rents cannot stretch high enough to compensate for what buyers pay to own property in such iconic locations.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Venice.
Which areas have the lowest vacancy in Venice as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Venice are Mestre Centro, Marghera, and Carpenedo-Bissuola, where strong commuter and worker demand keeps units filled quickly.
In these low-vacancy areas, vacancy rates typically range from just 2% to 4%, meaning landlords rarely face extended gaps between tenants.
The main demand driver keeping vacancy low in these Venice mainland areas is proximity to jobs, public transport, and daily services, which creates a consistent pool of renters who prioritize practical living over lagoon views.
The trade-off investors typically face when targeting these low-vacancy areas is that while occupancy is reliable, capital appreciation tends to be slower than in the historic center, so you're optimizing for cash flow rather than long-term asset growth.
Which areas have the most renter demand in Venice right now?
The top three neighborhoods currently experiencing the strongest renter demand in Venice are Mestre Centro for commuters, Dorsoduro for students near Ca' Foscari University, and Cannaregio for a mix of young professionals seeking affordable historic-center living.
The renter profiles driving most of the demand in these areas are students seeking proximity to university campuses, young professionals working in Venice or commuting to nearby cities, and small households looking for functional apartments with good transport links.
In these high-demand Venice neighborhoods, rental listings typically get filled within two to four weeks, and well-priced units in prime locations can find tenants even faster.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Venice.
Which upcoming projects could boost rents and rental yields in Venice as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Venice are the rail link to Marco Polo Airport, the ongoing Porto Marghera industrial transformation, and continued public transport improvements connecting the mainland to the lagoon.
The neighborhoods most likely to benefit from these projects are Tessera, Favaro Veneto, Mestre Centro, and Marghera, all of which will see improved connectivity or job growth as these developments progress.
Once these projects are completed, investors might realistically expect rent increases of 5% to 10% in directly affected areas, though the exact impact will depend on how quickly improved accessibility translates into higher tenant demand.
You'll find our latest property market analysis about Venice here.
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What property type should I buy for renting in Venice as of 2026?
Between studios and larger units in Venice, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments perform best in terms of rental yield and occupancy in Venice, outpacing larger units on both metrics.
Studios in Venice typically deliver gross rental yields of around 6% to 7.5% (roughly 5,000 to 7,000 EUR or 5,500 to 7,700 USD annually per 10,000 EUR invested), while larger two- or three-bedroom units usually yield closer to 4.5% to 5.5%.
The main factor explaining why smaller units outperform in Venice is the deep tenant pool of students, young professionals, and single-income households who need affordable, functional housing in a city where space comes at a premium.
However, larger units can be the better investment choice in Venice if you're targeting families relocating for work or small groups of students willing to share, since these tenants often sign longer leases and can pay higher total rents even if the yield per square meter is lower.
What property types are in most demand in Venice as of 2026?
As of early 2026, the most in-demand property type in Venice is the small apartment, specifically studios and compact one- to two-bedroom units that fit the budgets and needs of the city's largest renter groups.
The top three property types ranked by current tenant demand in Venice are small apartments in both the historic center and Mestre, functional two-bedroom units near commuting routes, and simple family apartments in quieter mainland residential districts.
The primary demographic trend driving this demand pattern in Venice is the combination of a large student population from Ca' Foscari University and a steady flow of young professionals and workers who need affordable, accessible housing in a city with limited supply.
One property type currently underperforming in demand in Venice is the large detached villa, which appeals to a narrow buyer and renter base and often sits on the market longer due to higher price points and maintenance requirements.
What unit size has the best yield per m² in Venice as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Venice is approximately 30 to 55 square meters, hitting the sweet spot between affordability for tenants and strong rent per square meter for landlords.
For units in this optimal size range, typical gross rental yields run around 6% to 7%, which translates to roughly 100 to 150 EUR (or 110 to 165 USD) per square meter annually in rent relative to purchase cost.
Smaller units below 30 square meters can face niche demand issues in Venice, while larger units above 55 square meters spread their rent over more space without proportional price increases, compressing the yield per square meter in both cases.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Venice.
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.
What costs cut my net yield in Venice as of 2026?
What are typical property taxes and recurring local fees in Venice as of 2026?
As of early 2026, the annual property tax (IMU) for a typical rental apartment in Venice can range from roughly 500 to 1,500 EUR (approximately 550 to 1,650 USD), depending on the cadastral value and the specific municipal rates in effect.
Beyond IMU, Venice landlords must also budget for TARI (the waste fee), which typically adds another 200 to 500 EUR (220 to 550 USD) annually, plus condominium fees if the property is in a shared building, which can range from a few hundred to over 1,000 EUR per year.
Combined, these taxes and recurring fees typically represent about 8% to 15% of gross rental income in Venice, which is a meaningful slice that landlords need to factor into their net yield calculations.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Venice.
What insurance, maintenance, and annual repair costs should landlords budget in Venice right now?
For a typical rental property in Venice, annual landlord insurance costs usually run between 200 and 500 EUR (roughly 220 to 550 USD), with higher premiums if you add legal protection or comprehensive coverage for water damage.
Venice landlords should budget 0.8% to 1.2% of the property's value annually for maintenance and repairs, which works out to roughly 2,000 to 4,000 EUR (2,200 to 4,400 USD) per year on a 300,000 EUR property, skewing toward the higher end due to the lagoon climate.
The type of repair expense that most commonly catches Venice landlords off guard is water and humidity damage, since the city's unique environment accelerates wear on facades, windows, and interior finishes in ways that mainland properties simply don't experience.
In total, landlords in Venice should realistically budget around 2,500 to 5,000 EUR (2,750 to 5,500 USD) annually for the combined cost of insurance, routine maintenance, and unexpected repairs.
Which utilities do landlords typically pay, and what do they cost in Venice right now?
In Venice, standard long-term rental contracts typically have tenants paying for electricity, gas, water, and internet, while landlords more commonly cover utilities in transitory or "all-inclusive" arrangements aimed at students or temporary professionals.
For landlords who do pay utilities in all-inclusive setups, monthly costs in Venice usually range from 100 to 200 EUR (110 to 220 USD) per unit, though this can vary significantly based on the property's heating system, insulation quality, and occupancy patterns.
What does full-service property management cost, including leasing, in Venice as of 2026?
As of early 2026, full-service property management in Venice typically costs between 6% and 10% of collected rent monthly (roughly 60 to 150 EUR or 65 to 165 USD per month on a 1,000 EUR rent), with higher fees for more comprehensive services or properties in the hard-to-access historic center.
On top of ongoing management, tenant placement or leasing fees in Venice commonly run around one month's rent (approximately 800 to 1,500 EUR or 880 to 1,650 USD for a typical apartment), though some agencies charge slightly less for straightforward rentals.
What's a realistic vacancy buffer in Venice as of 2026?
As of early 2026, Venice landlords should set aside around 8% of annual rental income as a vacancy buffer, which is more conservative than the typical 4% vacancy rate but provides a margin for tenant changeover, minor repairs, and seasonal timing issues.
In practice, this 8% buffer translates to roughly four to five vacant weeks per year, giving you enough cushion to handle the occasional gap between tenants without derailing your cash flow projections.
Buying real estate in Venice 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.
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 Venice, 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 |
|---|---|---|
| Agenzia delle Entrate - OMI Quotazioni immobiliari | It's Italy's official reference for semiannual sale values and long-term rent ranges by micro-zone and property type. | We used OMI's EUR per square meter sale and rent ranges for Venice to anchor prices and rents at the micro-area level. We then converted those into yield ranges and sanity-checked them against portal asking data. |
| Agenzia delle Entrate - Rapporto Immobiliare 2025 | It's a flagship official report based on administrative databases and produced with national institutions. | We used it for Italy-level market context to keep Venice estimates consistent with the broader cycle. We treated it as macro guardrails, not as a neighborhood rent source. |
| Banca d'Italia - Sondaggio congiunturale sul mercato delle abitazioni | It's the central bank's recurring survey on housing-market conditions across Italy. | We used it to frame early-2026 conditions around pricing sentiment and demand-supply tightness. We used it to support assumptions about negotiating discounts and time-to-let risk. |
| Comune di Venezia - Ufficio Statistica | It's the municipality's official statistical office and part of the national statistical system. | We used it for local context on population and housing that makes Venice different from typical Italian cities. We used it mainly for narrative and to justify neighborhood demand drivers. |
| ISTAT - Censimento edifici residenziali | ISTAT is Italy's official statistics agency and the census is the baseline for housing stock structure. | We used it to inform vacancy and under-occupancy logic since Venice has unusual stock usage patterns. We used it to support a realistic vacancy buffer rather than relying on portal anecdotes. |
| Immobiliare.it - Mercato immobiliare Venezia | It's one of Italy's largest listing platforms, and its market pages aggregate large volumes of asking data consistently. | We used it as a private-sector cross-check of typical asking rents and asking prices by area in early 2026. We treated it as what landlords advertise, then discounted slightly for achievable deals. |
| Idealista - Italy yield commentary | It's a major pan-European housing portal that publishes regular, method-based yield snapshots. | We used it only as a national benchmark to explain what high yield means in Italy right now. We did not apply Italy's average yield to Venice since Venice needs Venice-specific pricing. |
| Agenzia delle Entrate - Cedolare secca | It's the official tax authority's guidance on the main rental flat-tax option used by individual landlords. | We used it to model net yields under the most common individual landlord tax choice at 21% standard or 10% for eligible agreed-rent contracts. We used it as the tax anchor in our net-yield cost stack. |
| MEF Dipartimento Finanze - IMU delibere 2026 | It's the national finance ministry's repository for municipalities' official IMU resolutions. | We used it to ensure our IMU discussion matches how Italy's municipal property tax is actually set and published. We then localized it to Venice by pointing to the Comune's IMU materials. |
| Comune di Venezia - IMU modulistica | It's the municipality's official entry point for Venice IMU documentation. | We used it to localize how IMU works in Venice, including what you file and where you look. We used it for practical landlord steps that affect net yield planning. |
| Comune di Venezia - TARI 2025 utenze domestiche | It's an official municipal document showing real TARI tariff tables for the recurring waste fee. | We used it to quantify recurring local fees that often get missed in yield math. We used 2025 as the closest published table and treated it as an early-2026 planning baseline. |
| ARERA - Prezzi e tariffe | ARERA is Italy's energy regulator and the official source for regulated tariff components and updates. | We used it to ground utility-cost assumptions for the part of the bill linked to regulated infrastructure. We used it to keep landlord-paid utilities estimates realistic in early 2026. |
| FS Italiane - Venice airport rail link | It's the national rail group's official project description for a major connectivity upgrade. | We used it to identify a concrete infrastructure change that can shift rental demand near nodes like Mestre and Tessera. We used it as an upcoming demand kicker rather than a direct yield input. |
| RFI - Airport rail link press release | It's the infrastructure manager's official release with scope and target timing. | We used it to pin the timeline, which is important when writing as of January 2026. We used it to connect early-2026 expectations with measurable project milestones. |
| Università Ca' Foscari Venezia - Chi siamo | It's the university's official page and a clean way to size the student base driving rentals. | We used it to quantify student-driven renter demand since Venice has a large student population for its size. We used it to explain why certain areas rent fast even when prices are high. |
| Nomisma - Osservatorio mercato immobiliare 2025 | Nomisma is a long-established Italian research consultancy frequently cited by institutions and major media. | We used it to support the Italy market backdrop narrative around supply rigidity and demand behavior. We used it as triangulation alongside the central bank and tax authority sources. |
| Confedilizia - Condominio e spese | It's a leading Italian property owners' association that provides guidance on condominium management and costs. | We used it to frame typical landlord obligations and condominium fee structures. We used it to ensure our maintenance and cost estimates reflect real-world landlord responsibilities. |
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