Airbnb Occupancy Rates in Rome, Metropolitan City of Rome(November 2026)
Few cities concentrate world heritage, state visitors, and weekend city-break demand in a single walkable core the way Rome does. For short-term rental investors, that density is both the opportunity and the challenge: competition is fierce, but the guest pool never really disappears.
On current data, Rome averages €48,770 in annual revenue per listing, 70% occupancy, and €190 per night, with 23,764 active Airbnb listings as of November 2026. Those figures span everything from Pantheon-adjacent studios to EUR business apartments—citywide averages hide wide gaps between streets.
Italy’s largest STR inventory means benchmarks are easy to find; winning here is about compliance, positioning, and guest experience—not simply being listed.
Rome Airbnb Market Map (November 2026)
Rome Market Performance
Italy average: 60% occupancy, €169 per night.
Airbnb occupancy rates by city in ItalyPeriod: November 2025 - October 2026
Is Airbnb a Good Investment in Rome?
YES — Rome belongs on any serious Italy short-term rental shortlist, provided you budget for CIN registration, tourist tax, and professional operations in a crowded centre.
Rome tends to work best if you:
- Want maximum liquidity and comparables (no other Italian city matches Rome’s listing depth).
- Can operate year-round—not only summer—with pricing tuned to spring, autumn, and event weekends.
- Are willing to classify the activity correctly (affitto breve vs alloggio ad uso turistico) before publishing.
Against other major Italian markets, Rome trades per-listing revenue against scale. Venice often shows higher averages (€53,005 revenue, 65% occupancy) on fewer listings; Milan leans corporate (€35,864, 65%); Florence and Bologna are smaller but intense art-and-university markets. Rome’s edge is volume plus year-round cultural demand, not the highest ADR on the peninsula.
| Market | Avg revenue | Occupancy | ADR proxy |
|---|---|---|---|
| Rome | €48,770 | 70% | €190 |
| Milan | €35,864 | 65% | — |
| Florence | €43,777 | 66% | — |
| Venice | €53,005 | 65% | — |
| Bologna | €36,450 | 67% | — |
Italy does not impose a national 120- or 180-day letting cap like several other European countries; the burden here is registration, tax, and—depending on classification—SUAR and CIR paperwork.
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How Often Will Your Airbnb Be Booked in Rome?
View Demand Patterns →Occupancy rates directly impact your revenue potential. Understanding demand patterns helps you set realistic expectations and optimize your availability strategy.
The current average occupancy rate in Rome is 70%, meaning properties are booked for about 257 nights per year. However, occupancy varies significantly based on property quality and management. Here's what you can expect:
Airbnb Occupancy Tiers in Rome
Premium(Top 10%) | High-performing(Top 25%) | Average(Median) | Low-performing(Bottom 25%) |
|---|---|---|---|
| 96% | 87% | 71% | 48% |
*High desirability & optimized availability | *Good market fit & guest satisfaction | *Standard market performance | *Higher vacancy, optimization needed |
Seasonal Occupancy Patterns in Rome
June, September
Highest demand and occupancy rates. Perfect for premium pricing strategies and maximizing revenue. Consider longer minimum stays and higher rates.
March, November
Moderate demand with balanced pricing opportunities. Good for attracting budget-conscious travelers while maintaining reasonable occupancy rates.
January, December
Lower demand requires competitive pricing and creative marketing. Focus on local events, extended stay discounts, and targeting specific traveler segments.
How Much Can You Earn with Airbnb in Rome?
Calculate Earnings →One of the most common questions for potential Airbnb hosts in Rome is about earning potential. Let's break down the revenue patterns and what you can realistically expect to earn.
Monthly Revenue Trends in Rome
Best-in-class Airbnb properties (top 10%) in Rome achieve around €77,496 annually, while strong performers (top 25%) earn at least €50,564. Typical properties generate about €31,160 per year, and entry-level listings (bottom 25%) see earnings near €16,545, often with room for optimization. Keep in mind, these are market averages—your actual earnings can be even higher depending on your property's location, bedrooms, guest capacity, and unique amenities.
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What Can You Learn from Top-Performing Airbnbs in Rome?
View Top Performers →Studying successful properties provides valuable insights for your own Airbnb strategy. Here are the top-performing listings in Rome and what makes them successful.
![Popular Airbnb listing: [*20% OFF*] FaMa | Patron 3BR - 2BA in Rome](https://a0.muscache.com/im/pictures/hosting/Hosting-1495447515400784636/original/4c20f26a-e3e4-4767-98b3-c4bc16e2014e.jpeg?im_w=480)
Rome Market Analysis
Where Rome’s Airbnb market actually clusters
Performance follows geography more than platform labels. The historic centre—Monti, Trevi, Pantheon-adjacent streets—commands the highest nightly rates and the stiffest competition. Trastevere and Vatican-side lanes attract walk-in tourism; Prati and the EUR district pull embassy, government, and conference guests with steadier mid-week nights. Outer zones near universities and hospitals can outperform on occupancy when the product suits longer stays, even if ADR looks modest on paper.
When bookings peak — and when they don’t
April through June and September through October are the reliable windows for leisure pricing. July and August stay busy for families despite heat; August softens in pockets where Romans leave town. Easter, Jubilee years, and major papal events can reprice entire weeks. Christmas and New Year city breaks are underrated relative to summer; cruise and airport-corridor stays add demand in well-connected suburbs outside the postcard centre.
Property formats that match guest demand
Compact one- and two-bedroom apartments within walking distance of sights suit international tourists and short city breaks. Larger homes near parks work for families; well-connected flats near Termini, Ostiense, or EUR suit business and multi-day conference guests. Buying a centro trophy asset without elevator access, legal clarity, or condo tolerance for guests is a common mistake—Rome rewards operational fit more than postcard views alone.
Before listing, plan for CIN registration, safety hardware, cedolare secca (or business tax if you cross apartment thresholds from 2026), and quarterly contributo di soggiorno. Rome has also signalled tighter local rules for tourist rentals; treat draft municipal measures as pending until formally adopted.
What Are the Airbnb Regulations in Rome?
Understanding local regulations is crucial for operating a successful Airbnb. Let's examine the compliance landscape and what you need to know about licensing requirements in Rome.
Rules for new hosts
Can a new host open an entire-home rental here?
Yes. Registration is required.
- October 2023New Rome tourist tax rates (delibera Giunta capitolina n. 255 of 17 Jul 2023) in force
- January 2025Local police start a second round of key-box removals in the historic centre (Rione Monti first), after a Dec 2024 attempt was halted by a prosecutor
- February 2026Press: no regulation or moratorium yet; a working group is preparing a regulation for the historic and consolidated city, with no timeline
- TodayNo change scheduled
- October 2023New Rome tourist tax rates (delibera Giunta capitolina n. 255 of 17 Jul 2023) in force
- January 2025Local police start a second round of key-box removals in the historic centre (Rione Monti first), after a Dec 2024 attempt was halted by a prosecutor
- February 2026Press: no regulation or moratorium yet; a working group is preparing a regulation for the historic and consolidated city, with no timeline
- TodayNo change scheduled
- Licence
- RegistrationNational
- Building / HOA
- Bylaws can ban itNational
- Enforcement
- MediumNational
Rome adds no limit of its own for a newcomer: whole-home tourist lets follow the national and Lazio rules (CIN, CIR, SCIA or CIA). The city has only fought key boxes, using its local police regulation to remove them from public land and heritage buildings in the centre since January 2025, and the national in-person check-in rule applies. A regulation for the historic centre has been promised since the council vote of late 2024 but, as of the latest reports (February 2026), no draft or moratorium exists, though housing groups are pushing for one. Tourist tax is due (about EUR 5-6 per person per night, first 10 nights).
Last checked October 20, 2026
This is a summary, not legal advice. Check with the local authority before investing.
Registration Numbers on Airbnb
99% of the active Airbnb listings we tracked last month display a registration or license number.
This reflects what hosts publish on their Airbnb listings, not the local legal requirements. Always confirm them with local authorities.
If you list in Rome, work through this sequence before taking bookings:
- Obtain and display a CIN on the property and every platform listing (BDSR register).
- Install required safety equipment (gas/CO detection, portable extinguishers) under national rules tied to CIN issuance.
- Decide whether you operate a pure short let (affitto breve) or classified tourist accommodation—that choice drives SUAR, CIR, and condo notifications.
- Register for and remit contributo di soggiorno on qualifying overnight stays (Roma Capitale guidance).
- Confirm tax treatment (typically cedolare secca; business status if you exceed national apartment thresholds from 2026).
Roma Capitale: city procedures
Pure affitto breve without tourist-accommodation classification generally avoids a SUAR CIA, but CIN and tourist tax still apply. B&B and case vacanza paths require administrator notification; the city does not pre-clear condominium consent—disputes are usually civil. Non-business operators face unit caps within Rome (for example, a maximum of twocase vacanza in the city for non-business use—confirm current SUAR FAQs).
National law caps each contract at 30 days per stay but does not set a nationwide annual night limit on short lets. Lazio allows up to twoalloggio ad uso turistico units per comune with regional CIR (Ross1000) and municipal CIA when that classification applies.
Further reading: Roma Capitale FAQ on accommodation, Lazio RR 8/2015 art. 12-bis, DL 145/2023 (Normattiva), and Agenzia delle Entrate — short lets.
What Should You Charge for Your Airbnb in Rome?
Smart Pricing Tools →Pricing is one of the most critical decisions for Airbnb success. Let's analyze the current pricing landscape and help you understand what rates you can realistically charge.
The current average daily rate in Rome is €190 per night. However, pricing varies significantly based on property quality and location. Here's what different property tiers typically charge:
Airbnb Pricing Tiers in Rome
Premium(Top 10%) | High-performing(Top 25%) | Average(Median) | Budget(Bottom 25%) |
|---|---|---|---|
| €309per night | €205per night | €139per night | €97per night |
*Top locations, big properties, premium amenities | *Good property management, highly rated | *Standard market performance | *Basic properties, less desirable locations |
Is It Profitable to Start an Airbnb in Rome?
Investment Analysis →Understanding the profitability potential is crucial for any Airbnb investment decision. Let's analyze the revenue performance and profit margins in the Rome market to help you make informed financial decisions.
Revenue Performance
Profitability Factors
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