Italian Property for Sale.
Real Airbnb Net Yield.
Villas and apartments for sale from Puglia and Sicily to Tuscany, the Amalfi Coast and the northern lakes — cross-checked against 98,000+ live Airbnb calendars so you see which ones actually earn. Listings go live region by region, once a region’s pins, photos and rental comps pass our checks. Ranked by realistic, after-tax net yield.
Yields shown are fully-managed net after the cedolare secca (21% of gross rent), over the all-in acquisition cost (price + registration tax or VAT, notary, the buyer’s agency commission, legal and furnishing) — the Italian median is 0.8% (9.4% gross on the asking price); the homes at or above BrixfoxScore 87 net 4.1%. If a listing promises double digits, question the assumptions.
12 Italian regions.
One glance.
Looking for an Italian home that actually earns? This is where you need to be. No portal shows you both sides of the deal — we track what’s for sale AND what those homes really rent for.
Which Italian region should you buy in?
Tuscany
Sicily
Puglia
Liguria
Sardinia
Umbria
Lake Garda
Lake Como
Lakes Maggiore, Orta & Iseo
Amalfi Coast & Bay of Naples
Dolomites
Lombardy Alps
Median after-tax net yield and median asking price per region, from the published for-sale catalogue. All freehold, EUR-priced; pins are approximate. A region appears here once its first listings are published; regions with fewer than 30 scored listings lead with their median rather than a cohort figure.
Ready to Let.
Built to Earn.
A-grade, finished and earning-ready — no off-plan. Listings whose own Airbnb we verified come first when their net yield is at least the median of the picks, then the highest net yield.
Villa in Via Matteo Civitali, 235, Vittoria Apuana, Forte dei Marmi
Quadrilocale in Via Porto Cervo, 1, Marina di Porto Cervo, Arzachena
Appartamento in Via Cala Romantica, Marina di Porto Cervo, Arzachena
Quadrilocale in Via Pola s.n.c, Tremezzina
Appartamento in Via Li Scali, Abbiadori, Arzachena
Quadrilocale in Lungomare Cristoforo Colombo s.n.c, Polignano a Mare
Short-term rental rules in Italy — the CIN and the regional code.
Registration is the gate to legal STR income in Italy, and the comune decides whether new short lets are still accepted — check both before any projected yield is worth reading.
How it works
Every short-term rental in Italy needs a national identification code — the CIN (Codice Identificativo Nazionale) — shown on every platform listing and at the property, on top of the regional code most regions already required (the CIR or CIS). Letting without one has been fined €800–8,000 since 2 January 2025. Several cities limit new tourist lets in their historic centres, Florence and Venice most visibly, which is why Florence, Rome, Milan, Venice, Naples and Bologna are outside this catalogue.
When you buy
A CIN does not pass with the sale: it is issued to the person who operates the unit, so as the buyer you file the regional code and the CIN again under your own codice fiscale. A code already printed on a listing is still a useful signal — the unit has been let short-term under a registration — and where the agency discloses one we surface it, unverified, because the national database has no public lookup.
How it is taxed
Short lets can be taxed under the cedolare secca, a flat 21% of GROSS rent on one let property; a second is taxed at 26%, and from the third the letting is a business with a partita IVA. IMU, the municipal property tax, applies to every second home. Every yield on this page models the single-property case.
Buyer checkpoint
Before underwriting, confirm with an Italian commercialista and the notary that the comune still accepts new short-term lets, that the unit’s cadastral category and planning status allow tourist use, and what its rendita catastale is — it is the base of both the registration tax and IMU, and we model it from the price.
Regulation overview only, current as of September 2026 — not legal advice. Verify with a local notary or lawyer before purchase.
How we find the best deals.
Every listing gets scored against real rental data — so you can skip the guesswork.
1. Full Inventory
We crawl Italy’s for-sale market region by region, syncing 29,759 villa and apartment listings into one clean database.
2. Performance Audit
We overlay 98,000+ live Airbnb calendars to calculate occupancy, nightly rates and revenue around each listing, annualised on its region’s own season.
3. Smart Rank
Every listing gets ranked by after-tax net yield over the all-in cost, so you can instantly spot the best deals.
Live Airbnb market data, region by region
Real occupancy, nightly rates and RevPAR from live Airbnb calendars across the Amalfi Coast, Puglia, Sicily, Tuscany, Sardinia, Liguria, Umbria, the northern lakes and the Alps — the numbers behind every yield on this page, in euros. They are measured over completed months of night-by-night calendar history, which for Italy starts in summer 2026: no Italian winter has been observed yet, so the alpine regions are a summer-only view until one has. The window each figure covers is printed beneath the strip.
96,901
Tracked Listings
69
Areas Covered
54%
Measured Occupancy
€209
Typical ADR
€112
RevPAR
Occupancy and ADR are measured over 2 completed months of night-by-night Airbnb calendar history so far (Aug 2026–Sep 2026, 88,577 listings tracked in Sep 2026), shown in euros. ADR reflects asking prices. 96,901 listings tracked, counted over Oct 2026's calendars, the best-covered month; the current and upcoming months appear only in the booking-pace chart below, where they show bookings to date and typically rise as the month approaches.
Italy by region
Puglia
Trulli, masserie and the Salento coast — Italy’s value-growth story.
9 areas tracked
Sicily
Taormina, Siracusa, Noto & San Vito Lo Capo — deep, value-led demand.
8 areas tracked
Tuscany
Chianti, Val d’Orcia, Lucca & Elba — villa-and-vineyard demand.
9 areas tracked
Sardinia
Costa Smeralda, Chia & Villasimius — the beach-luxury market.
9 areas tracked
Liguria
Cinque Terre & the Portofino coast — scarce, premium Riviera.
4 areas tracked
Amalfi Coast
Positano, Capri, Sorrento & Ischia — Italy’s premium coastal names.
5 areas tracked
Lake Garda
Sirmione and the Garda shores — family-resort volume.
5 areas tracked
Lake Como
Bellagio, Menaggio & the southern shore — premium lakefront.
4 areas tracked
Dolomites
Cortina, Alta Badia, Val Gardena, Val di Fassa & Madonna di Campiglio — a ski-and-hiking dual season; no winter observed yet.
7 areas tracked
Umbria
Assisi, Orvieto & Lake Trasimeno — Tuscany’s quieter, better-value neighbour.
3 areas tracked
Lake Maggiore
Stresa and the Borromean gulf.
1 area tracked
South Tyrol
Bolzano & Merano — alpine spa-and-vineyard demand with a winter season not yet in our data.
1 area tracked
Lombardy Alps
Bormio & Livigno — ski-led; tracked since September 2026, so summer only so far.
2 areas tracked
Lake Iseo
The small lake between Como and Garda, on the edge of Franciacorta wine country.
1 area tracked
Lake Orta
Orta San Giulio and the western shore — the quiet lake.
1 area tracked
Airbnb Performance by Area in Italy
Live Airbnb performance by area — occupancy and typical nightly rate (EUR) from tracked calendars, all property sizes blended.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Sorrento | Amalfi Coast | 3,260 | 63% | €278 | €5,367 |
| Cinque Terre | Liguria | 3,021 | 61% | €163 | €3,038 |
| Olbia | Sardinia | 2,841 | 54% | €207 | €3,413 |
| Portofino Coast | Liguria | 2,603 | 53% | €190 | €3,060 |
| Taormina | Sicily | 2,551 | 60% | €167 | €3,069 |
| Riviera dei Fiori | Liguria | 2,399 | 39% | €149 | €1,746 |
| Siracusa | Sicily | 2,398 | 61% | €145 | €2,675 |
| Garda South-East | Lake Garda | 2,383 | 56% | €204 | €3,477 |
| Amalfi | Amalfi Coast | 2,377 | 62% | €214 | €4,028 |
| Lucca | Tuscany | 2,300 | 51% | €212 | €3,308 |
| Ostuni | Puglia | 2,288 | 56% | €252 | €4,306 |
| Alghero | Sardinia | 2,240 | 60% | €191 | €3,480 |
| Como South | Lake Como | 2,237 | 54% | €279 | €4,625 |
| San Vito Lo Capo | Sicily | 2,022 | 61% | €155 | €2,898 |
| Gallipoli | Puglia | 2,014 | 43% | €140 | €1,831 |
| Polignano | Puglia | 2,000 | 71% | €184 | €3,963 |
| Versilia | Tuscany | 1,948 | 36% | €223 | €2,436 |
| Positano | Amalfi Coast | 1,872 | 61% | €377 | €6,996 |
| Sirmione | Lake Garda | 1,851 | 60% | €224 | €4,117 |
| Alassio | Liguria | 1,797 | 38% | €153 | €1,761 |
| Bellagio | Lake Como | 1,791 | 62% | €317 | €6,023 |
| Stresa | Lake Maggiore | 1,790 | 51% | €205 | €3,170 |
| Lecce | Puglia | 1,753 | 55% | €125 | €2,118 |
| Noto | Sicily | 1,747 | 46% | €174 | €2,445 |
| Salento South | Puglia | 1,655 | 38% | €160 | €1,855 |
| Val di Noto | Sicily | 1,597 | 43% | €159 | €2,075 |
| Garda West | Lake Garda | 1,595 | 50% | €251 | €3,788 |
| Costa Smeralda | Sardinia | 1,539 | 53% | €277 | €4,493 |
| Garda North | Lake Garda | 1,526 | 57% | €180 | €3,139 |
| Menaggio | Lake Como | 1,522 | 59% | €222 | €4,024 |
| Villasimius | Sardinia | 1,509 | 55% | €221 | €3,690 |
| San Gimignano | Tuscany | 1,493 | 53% | €210 | €3,417 |
| Bolzano-Merano | South Tyrol | 1,481 | 50% | €204 | €3,078 |
| Val d'Orcia | Tuscany | 1,437 | 53% | €249 | €4,035 |
| Valle d'Itria | Puglia | 1,428 | 55% | €186 | €3,092 |
| Elba | Tuscany | 1,423 | 55% | €145 | €2,439 |
| Chianti | Tuscany | 1,396 | 56% | €280 | €4,740 |
| Assisi | Umbria | 1,375 | 48% | €148 | €2,165 |
| Cefalù | Sicily | 1,348 | 67% | €171 | €3,503 |
| Ischia | Amalfi Coast | 1,280 | 50% | €170 | €2,584 |
| Garda East | Lake Garda | 1,125 | 56% | €191 | €3,242 |
| Lake Trasimeno | Umbria | 1,052 | 45% | €203 | €2,806 |
| Fasano | Puglia | 994 | 55% | €232 | €3,864 |
| Lake Iseo | Lake Iseo | 982 | 54% | €155 | €2,560 |
| Otranto | Puglia | 976 | 43% | €151 | €1,965 |
| Val Gardena | Dolomites | 944 | 48% | €296 | €4,372 |
| Lecco | Lake Como | 885 | 57% | €159 | €2,762 |
| Cala Gonone | Sardinia | 866 | 52% | €132 | €2,091 |
| Orvieto | Umbria | 807 | 48% | €225 | €3,297 |
| Kronplatz | Dolomites | 798 | 43% | €251 | €3,280 |
| Cortona | Tuscany | 788 | 49% | €269 | €4,013 |
| Lake Orta | Lake Orta | 729 | 55% | €159 | €2,641 |
| Aeolian Islands | Sicily | 714 | 42% | €148 | €1,889 |
| Madonna di Campiglio | Dolomites | 703 | 40% | €224 | €2,700 |
| Bormio | Lombardy Alps | 690 | 21% | €178 | €1,138 |
| Maremma | Tuscany | 671 | 50% | €187 | €2,826 |
| Gallura North | Sardinia | 662 | 52% | €172 | €2,701 |
| Gargano | Puglia | 625 | 34% | €106 | €1,097 |
| Cortina d'Ampezzo | Dolomites | 614 | 53% | €457 | €7,339 |
| Argentario | Tuscany | 561 | 47% | €270 | €3,866 |
| Capri | Amalfi Coast | 533 | 55% | €459 | €7,637 |
| Chia | Sardinia | 527 | 44% | €186 | €2,511 |
| Livigno | Lombardy Alps | 424 | 13% | €190 | €762 |
| Pula | Sardinia | 420 | 48% | €169 | €2,451 |
| Bosa | Sardinia | 413 | 44% | €113 | €1,503 |
| Favignana | Sicily | 406 | 66% | €148 | €2,954 |
| Val di Fassa | Dolomites | 374 | 50% | €227 | €3,438 |
| Alta Badia | Dolomites | 303 | 48% | €398 | €5,779 |
| San Martino di Castrozza | Dolomites | 228 | 44% | €208 | €2,785 |
Booking Pace by Month
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Performance by Property Size
Studio
50% occupancy
€125 per night
11,978 tracked
1 bedroom
56% occupancy
€141 per night
37,361 tracked
2 bedrooms
54% occupancy
€190 per night
31,595 tracked
3 bedrooms
52% occupancy
€305 per night
9,988 tracked
Frequently Asked Questions
Which part of Italy is best for Airbnb investment?
It depends on the trade-off between nightly rate, season and entry price. The Amalfi Coast, Lake Como and the Dolomites sit at the top of the Italian nightly-rate card; Puglia and Sicily are among the deepest markets by number of listings; Tuscany and Umbria are villa-and-countryside markets; the Dolomites and the Lombardy Alps have a second, winter peak our calendars have not observed yet. The live Airbnb tables on this page show each region’s measured numbers, and the region cards the for-sale catalogue once a region is published.
Do I need a licence to run a short-term rental in Italy?
Every short-term rental needs a national CIN (Codice Identificativo Nazionale), shown on every platform listing and at the property, on top of the regional code most regions require (the CIR or CIS). Letting without one has been fined €800–8,000 since 2 January 2025, and a listing that does not display it €500–5,000. A CIN is issued to the operator of a unit and does not pass with the sale: the buyer files the regional code and the CIN again under their own codice fiscale. Where a for-sale listing prints a code we surface it as the agency’s disclosure — there is no public register we can check it against, so a code is never presented as verified. Several comuni limit new tourist lets in their historic centres; confirm the rules for the comune with an Italian commercialista before underwriting.
How is short-term rental income taxed in Italy?
Under the cedolare secca, a flat tax on GROSS rent that replaces income tax on it: 21% on one let property, 26% on a second, and from the third the letting is treated as a business with a partita IVA. Because it is charged on gross, it is owed whatever the costs — our yields charge it that way, in both the managed and the self-managed scenario, for the single-property case. IMU, the municipal property tax, applies to every second home and is one of the operating costs in every Italian P&L on this site.
How is net yield calculated?
Projected rental income, annualised on the comparable listings’ own regional season, minus realistic operating costs (management, the booking channel, cleaning, utilities, IMU, the waste tax, maintenance, insurance, condominio fees on an apartment and a commercialista) and the cedolare secca — divided by the all-in acquisition cost: the price plus the registration tax (9% of the cadastral value on a resale) or 10% VAT on a new build, the notary, the buyer’s own agency commission, legal fees and furnishing. It is what a fully-managed owner of one let property keeps, not gross-on-asking. The methodology page sets out every line.
Where does this data come from?
The for-sale listings are Italian villas and apartments advertised on Idealista, each read on its own page before it is scored and published region by region. The rental side is 98,000+ live Airbnb calendars in BrixfoxDNA across Italy’s vacation regions — the same engine behind our Bali, Portugal, Spain and Greece markets. The Airbnb figures below are measured over completed months of night-by-night calendar history, and no Italian winter has been observed yet: the alpine figures are a summer-only view until one has.
What left the market in Italy
1,757 listings left the market in the last 90 days (257 in the last 7 days). None is counted as a sale: the source does not say whether a listing sold.
1,757
taken off the market
no sale recorded
€183,233
Median last asking price of the listings taken off the market
17 days
Median days listed (since we started tracking), listings taken off the market
1.1%
Had a price cut while we tracked them, listings taken off the market
Days listed count from the first time our crawl saw a listing, not from the day it was put on the market, so a listing already for sale before we tracked it is under-counted.
Dates are when our crawl detected the change, not when a sale was agreed.
Last removal detected 30 Oct 2026.
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