How much will a short-term rental apartment earn in 2026? A real-world simulation city by city.
The honest answer is: it depends. But it's not a useless answer because the factors it depends on are precise, measurable, and radically change the outcome.
In this article you will find The real numbers of the Italian short-term rental market in 2026: data for ttypology of property, simulations for the main cities where we operate, and the comparison between self-management and professional management.
Not generic estimates taken from an American report, but data built on the experience of those who manage apartments in over 70 Italian cities everyday.
In summary, what you will find in this article:
- The factors that determine the real profit of a short-term rental
- Simulations for studio, one-bedroom and three-bedroom apartments
- Data ADR and occupancy for 15 Italian cities (2026)
- The numerical comparison between do-it-yourself management and professional management
- How much is your time as a self-host really worth?
- How to apply a free personalized estimate for your property
The factors that determine how much you actually earn
Before you see the numbers, you need to understand what drives them. Two apartments with identical square footage in the same city can produce incomes that differ by 40-60% depending on these factors:
1. Location in the building and in the neighborhood
The city is not enough: the neighborhood, the street, the floor count. A two-room apartment in Trastevere, Rome, can be worth double that of an equivalent two-room apartment in Tiburtina.Distance from major attractions, ease of parking, proximity to public transportation: each factor translates into a price difference per night.
2. Type and size of the apartment
I studios They tend to have lower nightly rates but higher occupancy (they are suitable for couples and single travellers, demand is constant). three-room apartments They have higher rates but more seasonal occupancy (families and groups travel mainly in summer and on long weekends). two-room apartments they often represent the optimal balance point.
3. Dynamic pricing vs. fixed pricing
It's the most underrated and impactful factor. A host who sets a fixed price of €80/night leaves money on the table. between 15% and 25% potential revenue compared to those who adopt a dynamic pricing algorithm that adapts the rate in real time to demand, local events, the season, and competitor rates.
4. Presence on multiple channels (multi-OTA)
Those who list only on Airbnb achieve an average 10-15% lower occupancy rate than those who also list on Booking.com, Expedia, VRBO, and other channels. Multi-OTA coverage is not optional: it's infrastructure.
5. Quality of photos and listing
Professional photos increase click-through rates According to Airbnb's own data, listings lose 30-40%. A poorly written listing or one with amateurish photos competes poorly, even if the apartment is beautiful.
6. Seasonality and local events
Milan during the Salone del Mobile, Venice during the Biennale, Rimini in August: every city has its peaks. Those who capitalize on them with the right pricing can triple the average rate compared to low season periods.
Earnings simulation by property type
The following estimates are based on national average data from 2025-2026 for apartments in major Italian cities, with average annual occupancy and ADR (Average Daily Rate) typical of the segment. The figures represent gross revenue before OTA commissions (typically 15-20%) and operating costs.
Scenario A: Studio flat in a semi-central area
Average annual ADR:
- Autonomous management: €75/night
- CleanBnB Management: €88/night (+ 17 %)
Annual occupancy:
- Autonomous management: 52%
- CleanBnB Management: 67%
Annual gross income:
- Autonomous management: €14.235
- CleanBnB Management: €21.534
OTA Commissions (18%):
- Autonomous management: -€2.562
- CleanBnB Management: -€3.876
Estimated operating costs:
- Autonomous management: -€3.200
- CleanBnB Management: included in the management
Net estimated owner:
- Autonomous management: €8.473
- CleanBnB Management: €11.200*
* Net of the CleanBnB management fee, included in the amount.
Scenario B: Two-room apartment in the historic center
Average annual ADR:
- Autonomous management: €110/night
- CleanBnB Management: €133/night (+ 21 %)
Annual occupancy:
- Autonomous management: 55%
- CleanBnB Management: 70%
Annual gross income:
- Autonomous management: €22.082
- CleanBnB Management: €34.017
OTA Commissions (18%):
- Autonomous management: - € 3.975
- CleanBnB Management: - € 6.123
Estimated operating costs:
- Autonomous management: - € 5.500
- CleanBnB Management: included in the management
Net estimated owner:
- Autonomous management: €12.607
- CleanBnB Management: € 17.700 *
* Net of the CleanBnB management fee.
Scenario C: Three-room apartment in a mixed location
Average annual ADR:
- Autonomous management: €145/night
- CleanBnB Management: €172/night (+19%)
Annual occupancy:
- Autonomous management: 48%
- CleanBnB Management: 62%
Annual gross income:
- Autonomous management: €25.404
- CleanBnB Management: €38.904
OTA Commissions (18%):
- Autonomous management: - € 4.573
- CleanBnB Management: - € 7.003
Estimated operating costs:
- Autonomous management: - € 7.200
- CleanBnB Management: included in the management
Net estimated owner:
- Autonomous management: €12.607
- CleanBnB Management: € 20.200 *
* Net of the CleanBnB management fee.
The gap between self-management and professional management isn't the result of magic, but rather three concrete factors: optimized dynamic pricing (which alone accounts for the 15-20% increase in ADR), higher occupancy rates thanks to multi-OTA presence and professional review management, and superior listing quality.
How Much an Apartment Costs, City by City: 2026 Data
The geographic variability is enormous. A two-room apartment in Venice is worth almost three times as much as an equivalent one in Bari. Here are the market data updated to 2026 for theand main cities where CleanBnB operates, referring to a two-room apartment in a central location with professional management:
- Average ADR €210/night
- Occupancy 71%
- Gross revenue/year €54.400
- Estimated net/year €28.300
- Average ADR €175/night
- Occupancy 70%
- Gross revenue/year €44.700
- Estimated net/year €23.700
- Average ADR €165/night
- Occupancy 73%
- Gross revenue/year €43.900
- Estimated net/year €23.300
- Average ADR €170/night
- Occupancy 65%
- Gross revenue/year €40.300
- Estimated net/year €21.000
- Average ADR €190/night
- Occupancy 60%
- Gross revenue/year €41.600
- Estimated net/year €21.600
- Average ADR €135/night
- Occupancy 72%
- Gross revenue/year €35.500
- Estimated net/year €18.500
- Average ADR €160/night
- Occupancy 62%
- Gross revenue/year €36.200
- Estimated net/year €18.800
- Average ADR €110/night
- Occupancy 68%
- Gross revenue/year €27.300
- Estimated net/year €14.200
- Average ADR €105/night
- Occupancy 66%
- Gross revenue/year €25.300
- Estimated net/year €13.200
- Average ADR €95/night
- Occupancy 64%
- Gross revenue/year €22.200
- Estimated net/year €11.500
- Average ADR €90/night
- Occupancy 61%
- Gross revenue/year €20.000
- Estimated net/year €10.400
- Average ADR €100/night
- Occupancy 65%
- Gross revenue/year €23.700
- Estimated net/year €12.300
- Average ADR €95/night
- Occupancy 62%
- Gross revenue/year €21.500
- Estimated net/year €11.200
- Average ADR €85/night
- Occupancy 68%
- Gross revenue/year €21.100
- Estimated net/year €11.100
- Average ADR €90/night
- Occupancy 63%
- Gross revenue/year €20.700
- Estimated net/year €10.800
Source: CleanBnB elaboration on 2025-2026 market data (Airbtics, AIGAB, AirDNA). Estimates are based on a 50-65 sq m two-bedroom apartment in a central location, with full professional management. Individual results depend on the specific characteristics of the property.
A significant finding: seasonal tourist destinations (Taormina, the Amalfi Coast) achieve very high ADRs, but with lower occupancy, concentrated in the summer months. Cities with year-round demand (Milan, Bologna) instead guarantee more stable and predictable incomes.
The Difference That Matters: Self-Management vs. Professional Management
Many owners associate professional management with a cost. In reality, it's often the opposite: professional management generates more revenue than it costs, because it acts on levers that a single host cannot maneuver with the same effectiveness.
Three concrete levers:
- Dynamic pricingAn algorithm that monitors demand in real time and adjusts the rate daily is worth an average 15-25% ADR increase compared to a fixed or rarely updated price.
- Multi-OTA: being on Airbnb, Booking, Expedia, VRBO simultaneously, with synchronized calendars, increases average occupancy by 10-15%.
- Review ManagementResponding professionally to all feedback, both positive and negative, improves your listing's ranking over time and lowers the cost of acquiring each booking.
Real-world case: the delta that changes everything
The owner of a two-room apartment in Bologna had been managing his apartment independently for two years.
Average ADR: €95/night. Occupancy: 54%. Annual net revenue (excluding OTAs, cleaning, and utilities): €10.400.
After entrusting the management to CleanBnB: Average ADR: €118/night (+24%). Occupancy: 71% (+17%). Net owner revenue: €14.000.
Delta: +€3.600/year, equal to +35% compared to self-management.
CleanBnB costs are already included in the final net: the successful model eliminates any fixed costs.
How much is your time really worth as a self-host?
The earnings of a DIY host should be calculated not only as gross income, but as income per hour of work invested..
Here is an estimate of the average weekly hours for those who independently manage a single apartment:
Guest message response (pre- and post-booking)
- Hours per week in low season: 3 hours
- Hours per week in high season: 6h
Check-in / check-out coordination
- Hours per week in low season: 1 hours
- Hours per week in high season: 3h
Cleaning coordination and quality control
- Hours per week in low season: 1 hours
- Hours per week in high season: 2h
Price and calendar updates
- Hours per week in low season: 1 hours
- Hours per week in high season: 2h
Police Headquarters Communications (Allogcatiweb)
- Hours per week in low season: 0,5 hrs
- Hours per week in high season: 1h
Complaints and incident management
- Hours per week in low season: 0,5 hrs
- Hours per week in high season: 2h
Routine maintenance and supplier relationships
- Hours per week in low season: 1 hours
- Hours per week in high season: 2h
Estimated TOTAL
- Hours per week in low season: 8 hours
- Hours per week in high season: 18h
In high season, an independent host invests on average 72 hours a month in the management of a single apartment. At a hypothetical hourly rate of €20-25/h (the value of a professional's free time), the implicit cost of DIY is €1.440-1.800 per month. A cost that doesn't appear in any financial statement, but which silently erodes perceived earnings.
Find out how much your property might be worth with a free appraisal.
Every apartment is different. A precise estimate of your property's potential depends on variables that only a direct analysis can assess: the exact location, the property's condition, the specific local market, and the seasonality of your area.
CleanBnB offers a free, no-obligation evaluation that includes:
- Monthly revenue estimate and estimated annual cost for your apartment
- ADR and occupancy target for your specific city and area
- Comparison between current potential and optimized management
- Complete explanation of the CleanBnB model (no fixed costs, only on success)
Find out how much your apartment earns
Free Evaluation: response within 24 hours: zero setup costs
FAQ
How much does an Airbnb host earn on average in Italy in 2026?
The national average income varies greatly: in art cities and top-tier tourist destinations (Venice, Florence, Rome), a well-managed two-room apartment can generate €25.000-35.000 gross per year. In medium-sized cities (Bergamo, Catania, Genoa), the range is €18.000-25.000. In cities with less concentrated demand, the range drops to €10.000-16.000.
How many nights do you need to rent to really make money with short-term rentals?
To break even on an apartment's basic operating costs (utilities, cleaning, OTA fees, and any rent if not owned), a minimum occupancy of 40-50% is generally required. With professional management and an optimized ADR, occupancy often exceeds 60-70%, which is the point where the net profit becomes significant compared to traditional alternatives.
Is it more convenient to rent to tourists or to students/workers?
A necessary premise: the flexibility of short term rentals for the owner who wants to regain possession of his property in a short time is unbeatable compared to long term rentals. students/workers.
That said, The answer depends on the city and the type of property. In university cities or business hubs (Milan, Bologna, Turin), demand for medium-term rentals (1-6 months) from students and professionals is strong and guarantees stability. In tourist destinations, short-term rentals for tourists yield significantly higher returns. For many properties, the optimal strategy combines both: high tourist season and low season with business guests or students.
What does CleanBnB offer for managing my apartment?
CleanBnB works exclusively on a commission basis on the revenue generated by the property: no fixed costs, no setup costs. The full-service package (listing, dynamic pricing, check-in, cleaning, paperwork, insurance) includes a commission on the gross revenue generated, with no fixed or setup costs.
Can I use CleanBnB even if my apartment isn't furnished or registered yet?
Yes. CleanBnB supports owners even in the initial phase: from consulting on home staging to managing all the bureaucratic requirements (SUAP, CIN, Alloggiatiweb, tourist tax). You can start from scratch and leave every operational aspect to us.
