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
Venice is not one single real estate market but three very different ones: the historic center with its six sestieri, the islands like Lido and Murano, and the mainland around Mestre.
Each area has its own price logic, yield potential, and risk profile, so understanding where you buy matters as much as what you buy.
We constantly update this blog post to reflect the latest market conditions and regulatory changes in Venice.
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.
What's the Current Real Estate Market Situation by Area in Venice?
Which areas in Venice have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Venice are San Marco around Rialto and Campo San Luca, followed by the Accademia-Salute-Zattere waterfront belt in Dorsoduro, and then the Rialto fringe extending into San Polo near the Frari church.
In these prime historic neighborhoods of Venice, typical prices for renovated apartments range from around 5,200 euros to 7,200 euros per square meter, with the very best canalside positions in San Marco sometimes pushing even higher.
Several distinct factors drive these premium prices across Venice's most expensive micro-areas:
- San Marco (Rialto-Campo San Luca-San Zaccaria): maximum tourist footfall and short-term rental revenue potential
- Dorsoduro (Accademia-Salute-Zattere): waterfront views, cultural institutions, and strong lifestyle appeal for buyers
- San Polo (Rialto market-Frari side): central location with slightly better livability than San Marco core
Which areas in Venice have the most affordable property prices in 2026?
As of early 2026, the most affordable areas to buy property in Venice are Marghera on the mainland, followed by non-central parts of Mestre, the Favaro Veneto zone near the airport, and the island of Murano.
In these lower-priced areas of Venice, you can expect to pay between 1,700 and 3,600 euros per square meter, which is roughly half or even a third of what you would pay in the historic center.
The main trade-off in these affordable Venice neighborhoods is that Marghera has industrial history that affects perception, Mestre's outer zones lack walkability and charm, Favaro feels disconnected from the city's cultural life, and Murano requires boat travel for every mainland errand.
You can also read our latest analysis regarding housing prices in Venice.
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 Venice Offer the Best Rental Yields?
Which neighborhoods in Venice have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Venice with the highest gross rental yields are the Mestre station area at around 4.7 to 5.5 percent, Marghera's residential pockets at 4.5 to 5.3 percent, and parts of Cannaregio near Ghetto Nuovo at 3.5 to 4.3 percent.
Across Venice as a whole, typical gross rental yields range from about 2.8 percent in the most expensive historic center locations to around 5.5 percent on the mainland, with the citywide average sitting somewhere in between.
Each of these high-yielding Venice neighborhoods delivers stronger returns for specific reasons:
- Mestre station area: low entry prices combined with steady commuter and worker demand year-round
- Marghera residential blocks: very affordable purchase prices and a stable working-family tenant base
- Cannaregio (Ghetto Nuovo-Fondamenta Nove): still historic Venice but cheaper than San Marco with local demand
- Giudecca (Palanca-Redentore axis): island living at lower prices than prime sestieri with good residential appeal
Finally, please note that we cover the rental yields in Venice here.
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Which Areas in Venice Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Venice perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in Venice are San Marco around Rialto and San Zaccaria, the Accademia-Salute-Zattere belt in Dorsoduro, San Polo near the Rialto market, and parts of Cannaregio along Strada Nuova.
Top-performing short-term rental properties in these Venice neighborhoods typically generate between 3,000 and 4,500 euros per month during peak season, with annual revenues around 35,000 to 45,000 euros for well-managed listings.
Each of these Venice short-term rental hotspots outperforms for distinct reasons:
- San Marco (Rialto-San Zaccaria): highest tourist density and walkability to every major landmark
- Dorsoduro (Accademia-Salute-Zattere): art museums, waterfront appeal, and slightly calmer atmosphere than San Marco
- San Polo (Rialto market-Frari): central access with authentic neighborhood feel guests love
- Cannaregio (Strada Nuova corridor): train station proximity makes it the first stop for arriving visitors
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Venice.
Which tourist areas in Venice are becoming oversaturated with short-term rentals?
The three tourist areas in Venice that are becoming most oversaturated with short-term rentals are the San Marco core around Rialto and Campo San Luca, San Polo near the Rialto bridge crossing points, and the Dorsoduro tourist belt from Accademia to Salute.
In these oversaturated Venice zones, you will find extremely high listing density, with thousands of active rentals concentrated in just a few square kilometers of the historic center.
The clearest sign of oversaturation in these Venice areas is not just listing counts but the combination of resident population decline, municipal policy actions specifically targeting tourist rentals, and the requirement for national CIN registration that adds compliance friction for new operators.
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 Venice Are Best for Long-Term Rentals?
Which neighborhoods in Venice have the strongest demand for long-term tenants?
The neighborhoods in Venice with the strongest demand for long-term tenants are Mestre around the train station, Cannaregio near Ghetto Nuovo and Fondamenta Nove, Dorsoduro around Campo Santa Margherita, and Giudecca along the Palanca-Redentore axis.
In these high-demand Venice neighborhoods, well-priced apartments typically rent within two to four weeks, with vacancy rates staying low throughout the year due to consistent local and professional tenant interest.
Different tenant profiles drive demand in each of these Venice long-term rental markets:
- Mestre station area: commuters working in Venice or Padua who want mainland convenience
- Cannaregio (Ghetto-Fondamenta Nove): locals and young professionals seeking authentic Venetian life
- Dorsoduro (Campo Santa Margherita): university students and academic staff from nearby institutions
- Giudecca (Palanca-Redentore): families and retirees wanting quiet island living with city access
What makes these Venice neighborhoods especially attractive to long-term tenants is the combination of good public transport connections, everyday services like supermarkets and pharmacies, and a sense of actual community rather than tourist-dominated streets.
Finally, please note that we provide a very granular rental analysis in our property pack about Venice.
What are the average long-term monthly rents by neighborhood in Venice in 2026?
As of early 2026, average long-term monthly rents in Venice for a typical 70 square meter apartment range from around 800 euros in Marghera to over 2,400 euros in prime San Marco locations.
In the most affordable Venice neighborhoods like Marghera, entry-level apartments rent for between 800 and 1,050 euros per month, while outer Mestre areas typically range from 950 to 1,250 euros monthly.
In mid-range Venice neighborhoods like Castello around Via Garibaldi or Giudecca, you can expect to pay between 1,400 and 1,950 euros per month for a decent apartment with good amenities.
In the most expensive Venice neighborhoods like San Marco or the Dorsoduro waterfront, high-end apartments command monthly rents between 1,900 and 2,450 euros, sometimes even more for exceptional canal-view properties.
You may want to check our latest analysis about the rents in Venice here.
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Which Are the Up-and-Coming Areas to Invest in Venice?
Which neighborhoods in Venice are gentrifying and attracting new investors in 2026?
As of early 2026, the Venice neighborhoods that are gentrifying and attracting new investors include Castello around Via Garibaldi and Sant'Elena, Cannaregio on the Fondamenta Nove side, and parts of Giudecca away from the waterfront where prices remain below prime sestieri levels.
These gentrifying Venice neighborhoods have seen modest but steady price appreciation of around 2 to 4 percent annually in recent years, as buyers increasingly factor in livability and regulatory risk when choosing between tourist-saturated cores and residential alternatives.
Which areas in Venice have major infrastructure projects planned that will boost prices?
The Venice areas with major infrastructure projects expected to boost property prices are Mestre around the train station and the Tessera-Favaro zone near the new Bosco dello Sport development.
The specific projects underway in these Venice areas include the Mestre station area regeneration program by the municipality and a major rail upgrade worth around 98 million euros awarded by RFI (Italian Rail Network), plus the new Bosco dello Sport stadium whose first stone was laid in late 2025.
Historically in Venice, areas that have benefited from completed infrastructure projects have seen price increases of around 5 to 15 percent over the following three to five years, though mainland areas tend to see more noticeable gains than the already-expensive historic center.
You'll find our latest property market analysis about Venice 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 Venice Should I Avoid as a Property Investor?
Which neighborhoods in Venice with lots of problems I should avoid and why?
The Venice neighborhoods that present significant problems for property investors include the most tourist-saturated blocks of San Marco around Rialto, ground-floor units in known acqua alta flood paths across any sestiere, and the deep industrial-adjacent parts of Marghera.
Each of these problematic Venice areas has distinct issues investors should understand:
- San Marco tourist core (Rialto-San Luca-San Zaccaria): high regulatory risk for short-term rentals and declining resident services
- Ground floors in flood-prone streets (any sestiere): insurance costs, maintenance headaches, and resale discounting
- Deep industrial Marghera: weak appreciation narrative and higher tenant turnover unless heavily discounted
For these Venice neighborhoods to become viable investments, the tourist core would need regulatory clarity and stabilization, flood-prone units would need building-level mitigation works, and industrial Marghera would need sustained regeneration programs that change its fundamental character.
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 Venice.
Which areas in Venice have stagnant or declining property prices as of 2026?
As of early 2026, the Venice areas most likely to experience stagnant or declining prices include certain tourist-heavy blocks in San Marco where future short-term rental profitability is being questioned, and some mainland pockets without clear transport links or regeneration programs.
These stagnating Venice areas have seen flat or slightly negative price movements of around 0 to 2 percent annually over recent years, compared to 2 to 4 percent gains in better-positioned neighborhoods.
The underlying causes of price stagnation differ across these Venice areas:
- Tourist-saturated San Marco blocks: buyers repricing downward as regulatory risk increases and STR rules tighten
- Disconnected mainland pockets: no infrastructure investment or jobs anchor to drive demand growth
- Dated building stock without renovation: competing poorly against modernized inventory in same price range
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Which Areas in Venice Have the Best Long-Term Appreciation Potential?
Which areas in Venice have historically appreciated the most recently?
The Venice areas that have historically appreciated the most over the past five to ten years are Dorsoduro around Accademia and Zattere, the best residential pockets of Cannaregio, certain Lido neighborhoods with good connections, and parts of Mestre benefiting from urban improvements.
Each of these top-performing Venice areas has achieved different appreciation levels:
- Dorsoduro (Accademia-Zattere-Santa Margherita): approximately 15 to 25 percent total over five years due to lifestyle appeal
- Cannaregio (residential pockets): around 10 to 18 percent as buyers seek authentic Venetian neighborhoods
- Lido (best-connected areas): approximately 8 to 15 percent when quality stock comes to market
- Mestre (station-adjacent): around 10 to 20 percent driven by infrastructure improvements and accessibility
The main driver of above-average appreciation in these Venice areas has been the intersection of genuine livability with constrained supply, meaning these are places where people actually want to live long-term rather than just visit or rent out to tourists.
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 Venice.
Which neighborhoods in Venice are expected to see price growth in coming years?
The Venice neighborhoods expected to see the strongest price growth in coming years are the Mestre station area benefiting from infrastructure investment, Castello around Via Garibaldi and Sant'Elena, Cannaregio on the Fondamenta Nove side, and select Tessera-Favaro areas near the Bosco dello Sport development.
Projected growth rates vary across these high-potential Venice neighborhoods:
- Mestre station area: around 3 to 5 percent annually as regeneration works complete and accessibility improves
- Castello (Via Garibaldi-Sant'Elena): approximately 2 to 4 percent as livability-seeking buyers shift demand here
- Cannaregio (Fondamenta Nove side): around 2 to 4 percent driven by residential appeal and calmer atmosphere
- Tessera-Favaro (near Bosco dello Sport): potentially 4 to 6 percent if the stadium project delivers promised amenities
The single most important catalyst for future price growth in these Venice neighborhoods is confirmed infrastructure spending, because funded projects with awarded contracts reduce "it's just a plan" risk and give buyers confidence that improvements will actually materialize.
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 Venice?
Which areas in Venice do local residents consider the most desirable to live?
The Venice areas that local residents consider most desirable to live are Castello around Via Garibaldi and Sant'Elena, Cannaregio near Ghetto Nuovo and Fondamenta Nove, and Dorsoduro around Campo Santa Margherita and Tolentini.
Each of these locally-preferred Venice neighborhoods offers something distinct:
- Castello (Via Garibaldi-Sant'Elena): neighborhood markets, local bars, and a genuine community feel away from tourist crush
- Cannaregio (Ghetto-Fondamenta Nove): everyday services, calmer streets, and good vaporetto connections
- Dorsoduro (Campo Santa Margherita-Tolentini): lively piazza culture, university energy, and walkable daily life
The residents who typically live in these locally-preferred Venice areas are established Venetian families in Castello, young professionals and cultural workers in Cannaregio, and students mixed with long-term residents around Campo Santa Margherita.
Local preferences in Venice often differ from what foreign investors target, because locals prioritize functional daily life and community services while investors tend to focus on tourist-heavy zones with higher short-term rental potential but less actual livability.
Which neighborhoods in Venice have the best reputation among expat communities?
The Venice neighborhoods with the best reputation among expat communities are Dorsoduro around Accademia and Zattere, Cannaregio near Strada Nuova but away from the noisiest stretches, Lido around Gran Viale and near vaporetto stops, and Mestre center for those prioritizing budget and transport.
Expats prefer these Venice neighborhoods for specific practical reasons:
- Dorsoduro (Accademia-Zattere): cultural institutions, waterfront beauty, and international social networks
- Cannaregio (calmer Strada Nuova areas): central access without extreme tourist density
- Lido (Gran Viale area): beach lifestyle, more space, and easier daily logistics than island Venice
- Mestre center: mainland convenience, lower costs, and fast train access to historic Venice
The typical expat profiles in these popular Venice neighborhoods include academics and artists in Dorsoduro, remote workers and retirees in Cannaregio, families seeking more space on Lido, and budget-conscious professionals or commuters in Mestre.
Which areas in Venice do locals say are overhyped by foreign buyers?
The Venice areas that locals commonly say are overhyped by foreign buyers are the tightest San Marco core around Rialto and Piazza San Marco, parts of Dorsoduro immediately facing the Grand Canal, and some highly marketed Murano properties.
Locals believe these Venice areas are overvalued for distinct reasons:
- San Marco postcard core: prices assume permanent tourist demand and stable regulations, which are risky bets
- Grand Canal-facing Dorsoduro: premium for views often ignores noise, crowds, and maintenance costs
- Marketed Murano properties: island logistics get romanticized while daily inconveniences get ignored
What foreign buyers typically see in these Venice areas that locals do not value as highly is the postcard-perfect imagery and perceived prestige, whereas locals know these places can be noisy, impractical for daily errands, and increasingly subject to regulatory uncertainty around tourist rentals.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Venice.
Which areas in Venice are considered boring or undesirable by residents?
The Venice areas that residents commonly consider boring or undesirable are mainland pockets far from Mestre center without good transit, industrial-edge Marghera blocks, and some isolated parts of the outer lagoon islands with minimal services.
Residents find these Venice areas unappealing for specific reasons:
- Disconnected mainland zones: car-dependent, lacking walkable services, and no clear neighborhood identity
- Industrial-adjacent Marghera: unattractive surroundings and perception issues despite low prices
- Isolated outer lagoon areas: boat-dependent for everything with very limited social or commercial life
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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 | Italy's official government dataset for property price and rent ranges by zone. | We used it as our baseline for anchoring sale prices and long-term rents across all Venice zones. We then cross-checked against portal data to reflect live market conditions. |
| Immobiliare.it | One of Italy's largest property portals with consistent time-stamped price tracking. | We used it to verify our neighborhood price ranges against December 2025 asking prices. We relied on their municipal average to calibrate affordable versus expensive areas. |
| idealista | A major portal with clearly stated time series data for rent prices per square meter. | We used it to establish Venice's citywide rent level of around 21.6 euros per square meter monthly. We triangulated this with OMI bands for neighborhood-specific estimates. |
| AirDNA | A major short-term rental analytics provider with standardized methodology across cities. | We used it to estimate citywide Airbnb occupancy and daily rate benchmarks. We translated tourism demand into investable metrics for short-term rental analysis. |
| Airbtics | A data product that summarizes short-term rental performance with dated snapshots. | We used it as a second source to triangulate AirDNA's numbers so we're not single-source. We produced confident revenue ranges for early 2026 underwriting. |
| Inside Airbnb | An independent transparency project widely used for short-term rental density analysis. | We used it to identify where listings cluster inside Venice to assess oversaturation risk. We cross-checked against platform marketing claims for accuracy. |
| Comune di Venezia Tourist Rentals | The municipality's official guidance for tourist rental rules in Venice. | We used it to describe what owners must do for compliance including regional communication and CIN. We flagged regulatory friction for Airbnb-style investment strategies. |
| Banca d'Italia Housing Survey | The central bank's recurring survey of housing market conditions across Italy. | We used it to adjust our early 2026 tone regarding where prices were firming. We relied on it as a directional check for late 2025 and early 2026 momentum. |
| ISTAT House Price Index | Italy's official statistics agency and standard reference for house price indices. | We used it for a conservative inflation-adjusted reality check on 2025 price dynamics. We avoided overreacting to short-term portal swings by grounding in official data. |
| Venice Municipality Mestre Regeneration | Official municipality announcement tied to a specific urban regeneration program. | We used it to support infrastructure catalyst logic for mainland areas near Mestre station. We justified why some mainland micro-zones look better in early 2026 than before. |
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