Short-Term Rental Management in Naples: Higher Yields, More Rules, and Less Improvisation
Trust CleanBnB to earn more and stay compliant. Complete management of short-term rentals and vacation rentals in Naples.
Can you open a short-term rental in Naples in 2026?
In many cases, yes, but the rules are changing. The variant adopted by the Municipality for the UNESCO historic center sets a ceiling of 30% of the surface area for tourist use for each individual building; the process is underway.
Before listing, the address, intended use, condominium regulations, and the state of the building's threshold must be verified. CleanBnB performs this check free of charge and manages the proper start-up process.
(Last updated: June 2026 — sources: City of Naples, Il Sole 24 Ore)
We maximize the return on your property in Naples
We manage short-term rentals in Naples comprehensively and professionally: From listings to booking management, from guest check-in to cleaning and maintenance. We optimize prices based on demand to maximize property returns while minimizing the burden on the owner.
The short-term rental market in Naples in numbers
- Supply growth: +600% of tourist rentals in ten years (industry data, 2025)
- Average annual revenue per accommodation (all offerings): Average annual revenue per property (all offerings) is approximately €12.000 gross, but professionally managed properties far exceed this average
- More selective market: Active listings slightly down (-4,5% compared to 2025) reviews, cleanliness and operational quality increasingly impact occupancy and ADR (AirDNA, February 2026)
- Question: international and seasonally adjusted, UNESCO historic center, seafront, Pompeii/Vesuvius, food and wine
Do you already have a legal business?
The upcoming regulation will limit future supply: those who are in and compliant have an advantage.
What CleanBnB does: continuous compliance, dynamic pricing, operational quality, complete management.
Write to us for a Free Verification of your building and your neighborhood
Naples' new rules (70/30 variant), explained simply (Process still underway, Council resolution no. 193 of April 30, 2026, now in the City Council)
In every building in the UNESCO historic centre:
70% residential (minimum quota)
max 30% tourist (with change of intended use)
The threshold occurs on a building-by-building basis, not by neighborhood
(Process still underway, Council resolution no. 193 of April 30, 2026, now before the City Council)
Naples adopted a new law in spring 2026 urban planning variant for the UNESCO historic center, first of its kind in Italy: in every building at least 70% of the surface area must remain residential and a maximum of 30% can be used for tourist rental, with a change of intended use.
The City Council approved the counterarguments to the observations on April 30, 2026 (resolution no. 193); the process continues in the City Council, and the trade associations have announced they will appeal to the Regional Administrative Court.
The regulation is therefore not yet definitive and its concrete application will have to be followed in the coming months.
The key points for an owner:
- The threshold applies to the single building, not generically to the neighborhood: two buildings on the same street can be in opposite situations
- The areas with the greatest tourist pressure (Porto and San Giuseppe in the lead) are those closest to the limits. (Areas with greater tourist pressure require even more careful scrutiny)
- Conta anche il condominium regulation: some regulations prohibit or limit non-residential uses — this should be checked before any start-up
- The situation needs to be monitored: CleanBnB follows the process and updates its owners at each stage.
The requirements for operating in compliance: Depending on the form of management and the nature of the business, the following may be required: communication via BRIBE, regional code CUSR (Campania) e CIN national, possible SCIA for business or hospitality activities, communications Hosted Web and tourist tax. Furthermore, from 2026 at national level, from third property intended for short-term rentals, the activity becomes entrepreneurial (VAT number).
CleanBnB verifies the specific case before starting and manages all the paperwork
Naples' 70/30 variant (adopted in spring 2026, process ongoing) will set a 30% cap on tourist-friendly space for each building in the UNESCO historic center. In many cases, it may still be possible to open a business in compliance, subject to verification of the building, its intended use, the condominium regulations, and the evolution of the municipal process: move quickly, before the regulations become more selective.
(This summary information is for informational purposes only; it does not constitute legal advice. Sources: City of Naples, Il Sole 24 Ore.)
How much does a short-term rental apartment in Naples earn?
Indicative estimate based on 2026 market data, for professionally managed properties. The specific valuation is calculated free of charge for each individual property.
- Two-room apartment — Historic center (Decumani, Spaccanapoli): ADR €95–125 · occupancy 72%. Gross revenue €25.000–32.800.
- Two-room apartment — Spanish Quarter/Toledo: ADR €90–115 · occupancy 74%. Gross revenue €24.300–31.000.
- Two-room apartment — Chiaia/Seafront: ADR €120–160 · occupancy 70%. Gross revenue €30.700–40.900.
- Three-room apartment — Chiaia/Posillipo: ADR €150–210 · occupancy 66%. Gross revenue €36.100–50.600.
- Two-room apartment — Vomero: ADR €85–105 · occupancy 68%. Gross revenue €21.100–26.000.
The comparison that matters: The average market price in Naples is around €12.000 per year per property, because much of the supply is managed independently, with fixed prices and few channels. Professional management can significantly increase revenue compared to DIY, and the numbers above show the magnitude of the gap.
Real-life case study: Naples – Via Rosario in Portamedina
Apartment located in Naples, on Via Rosario a Portamedina, in the Montecalvario neighborhood, historic center. This spacious apartment, featuring four bedrooms, two bathrooms, and a kitchen, has been enhanced thanks to the careful, professional management of short-term rentals, which has fully realized its potential. Gross income of €55.240 per year.
CleanBnB's specialized management has allowed us to capitalize on market opportunities, improving occupancy, revenue, and the property's attractiveness over time.
Do you want to meet our Naples City Manager who can lead you right now into the world of short-term rentals of CleanBnB? Watch the video!
The areas of Naples: where it yields the most
UNESCO Historic Center (Decumani, Spaccanapoli, San Gregorio Armeno): The heart of international demand, with extremely high occupancy year-round; this is the area affected by the 70/30 variant; building-by-building verification is essential here.
Spanish Quarters and Toledo: the area symbolizing the tourist rebirth, with a very strong experiential demand.
Chiaia and Lungomare: the premium segment, ADR for top citizens, also excellent for business.
Vomero: Hilly and authentic, perfect for families and medium-sized stays, outside the variant area.
Station/Porta Nolana area: ADR content but occupancy from transit hubs (Pompeii, coast, islands). Posillipo: villas and sea view, excellent summer ADR.
Neapolitan deseasonalization
Spring and autumn are now the peak season; summer benefits from influxes to the islands and the coast (with Naples as a base); December sees the peak of San Gregorio Armeno; January–February holds up with low-cost international demand. For a well-managed property: 9–10 months of solid demand.
The complete CleanBnB service in Naples
- Complete preventive check: building (70/30 threshold), intended use, condominium regulations, neighborhood
- Regional and municipal practices: SUAP, CUSR Campania, CIN, any SCIA where required, tourist tax, Alloggiati Web
- Monitoring the 70/30 variant: We follow the process (Municipal Council, any appeals) and update the owners
- Operational quality: Verified cleaning and hospitality standards — in an increasingly selective market, reviews and quality directly impact occupancy and ADR
Short FAQs for Owners
Does the 70/30 rule apply to the neighborhood or to the individual building? For each building: in each building in the UNESCO historic center, at least 70% of the floor area must be residential. Two buildings on the same street may be in opposite situations: for this reason, the verification must be performed on your specific address, and CleanBnB does it for free.
Is a SCIA (Certificate of Conduct for the Rental of a House) required to rent a house in Naples? Not always: it depends on the type of management. For short-term rentals, SUAP, regional CUSR, and national CIN notification may be required; SCIA (Certificate of Integrity and Infrastructure for Businesses) applies to business or hospitality activities. CleanBnB verifies each specific case before starting and handles all the paperwork.
What should I check in the condominium regulations? Any prohibitions or restrictions on non-residential uses: some regulations exclude tourism and hospitality businesses. This is an essential check before starting, and is included in our free preliminary assessment.
Can you still open a short-term rental in Naples in 2026? In many cases, yes: the new regulations are in the works, and, subject to verification of the building, its intended use, and condominium regulations, and taking into account the evolution of the municipal process, new, compliant businesses can begin. Tourism demand is experiencing structural growth.
Will the 2027 America's Cup in Naples affect short-term rentals?
Yes: the arrival of the 2027 America's Cup represents an international event with a significant impact on tourism and the demand for short stays in Naples. During periods of major sporting events, the demand for vacation rentals tends to increase significantly, especially in central and scenic areas. We've explored the scenarios, opportunities, and potential benefits for owners in this dedicated article: America's Cup Naples 2027: short-term rentals and vacation homes
How much does a two-room apartment in the historic center of Naples yield? With professional management, the average annual gross price is €25.000–33.000 (€13.000–17.000 net for the owner), compared to a market average of around €11.800, dominated by DIY buyers. Market valuation: a detailed appraisal is free.
How much does CleanBnB cost? No fixed costs: just a commission on bookings actually collected.
Discover now, with no obligation, your earnings opportunities with CleanBnB in Naples: contact someone who, like us, manages apartments professionally and with guaranteed results!
CleanBnB short term rentals Naples: contact us!
Email: napoli@cleanbnb.it
Discover the value of your property in Naples
Find out how much the rent of your property in Naples can be worth with short-term rentals
Discover the value of your property in Naples
Find out how much the rental of your property in Naples can be worth, earning much more with short-term rentals
Short-Term Rental Management in Naples: Higher Yields, More Rules, and Less Improvisation
Trust CleanBnB to earn more and stay compliant. Complete management of short-term rentals and vacation rentals in Naples.
Can you open a short-term rental in Naples in 2026?
In many cases, yes, but the rules are changing. The variant adopted by the Municipality for the UNESCO historic center sets a ceiling of 30% of the surface area for tourist use for each individual building; the process is underway.
Before listing, the address, intended use, condominium regulations, and the state of the building's threshold must be verified. CleanBnB performs this check free of charge and manages the proper start-up process.
(Last updated: June 2026 — sources: City of Naples, Il Sole 24 Ore)
We maximize the return on your property in Naples
We manage short-term rentals in Naples comprehensively and professionally: From listings to booking management, from guest check-in to cleaning and maintenance. We optimize prices based on demand to maximize property returns while minimizing the burden on the owner.
The short-term rental market in Naples in numbers
- Supply growth: +600% of tourist rentals in ten years (industry data, 2025)
- Average annual revenue per accommodation (all offerings): Average annual revenue per property (all offerings) is approximately €12.000 gross, but professionally managed properties far exceed this average
- More selective market: Active listings slightly down (-4,5% compared to 2025) reviews, cleanliness and operational quality increasingly impact occupancy and ADR (AirDNA, February 2026)
- Question: international and seasonally adjusted, UNESCO historic center, seafront, Pompeii/Vesuvius, food and wine
Do you already have a legal business?
The upcoming regulation will limit future supply: those who are in and compliant have an advantage.
What CleanBnB does: continuous compliance, dynamic pricing, operational quality, complete management.
Write to us for a Free Verification of your building and your neighborhood
Naples' new rules (70/30 variant), explained simply (Process still underway, Council resolution no. 193 of April 30, 2026, now in the City Council)
In every building in the UNESCO historic centre:
70% residential (minimum quota)
max 30% tourist (with change of intended use)
The threshold occurs on a building-by-building basis, not by neighborhood
(Process still underway, Council resolution no. 193 of April 30, 2026, now before the City Council)
Naples adopted a new law in spring 2026 urban planning variant for the UNESCO historic center, first of its kind in Italy: in every building at least 70% of the surface area must remain residential and a maximum of 30% can be used for tourist rental, with a change of intended use.
The City Council approved the counterarguments to the observations on April 30, 2026 (resolution no. 193); the process continues in the City Council, and the trade associations have announced they will appeal to the Regional Administrative Court.
The regulation is therefore not yet definitive and its concrete application will have to be followed in the coming months.
The key points for an owner:
- The threshold applies to the single building, not generically to the neighborhood: two buildings on the same street can be in opposite situations
- The areas with the greatest tourist pressure (Porto and San Giuseppe in the lead) are those closest to the limits. (Areas with greater tourist pressure require even more careful scrutiny)
- Conta anche il condominium regulation: some regulations prohibit or limit non-residential uses — this should be checked before any start-up
- The situation needs to be monitored: CleanBnB follows the process and updates its owners at each stage.
The requirements for operating in compliance: Depending on the form of management and the nature of the business, the following may be required: communication via BRIBE, regional code CUSR (Campania) e CIN national, possible SCIA for business or hospitality activities, communications Hosted Web and tourist tax. Furthermore, from 2026 at national level, from third property intended for short-term rentals, the activity becomes entrepreneurial (VAT number).
CleanBnB verifies the specific case before starting and manages all the paperwork
Naples' 70/30 variant (adopted in spring 2026, process ongoing) will set a 30% cap on tourist-friendly space for each building in the UNESCO historic center. In many cases, it may still be possible to open a business in compliance, subject to verification of the building, its intended use, the condominium regulations, and the evolution of the municipal process: move quickly, before the regulations become more selective.
(This summary information is for informational purposes only; it does not constitute legal advice. Sources: City of Naples, Il Sole 24 Ore.)
How much does a short-term rental apartment in Naples earn?
Indicative estimate based on 2026 market data, for professionally managed properties. The specific valuation is calculated free of charge for each individual property.
- Two-room apartment — Historic center (Decumani, Spaccanapoli): ADR €95–125 · occupancy 72%. Gross revenue €25.000–32.800.
- Two-room apartment — Spanish Quarter/Toledo: ADR €90–115 · occupancy 74%. Gross revenue €24.300–31.000.
- Two-room apartment — Chiaia/Seafront: ADR €120–160 · occupancy 70%. Gross revenue €30.700–40.900.
- Three-room apartment — Chiaia/Posillipo: ADR €150–210 · occupancy 66%. Gross revenue €36.100–50.600.
- Two-room apartment — Vomero: ADR €85–105 · occupancy 68%. Gross revenue €21.100–26.000.
The comparison that matters: The average market price in Naples is around €12.000 per year per property, because much of the supply is managed independently, with fixed prices and few channels. Professional management can significantly increase revenue compared to DIY, and the numbers above show the magnitude of the gap.
Real-life case study: Naples – Via Rosario in Portamedina
Apartment located in Naples, on Via Rosario a Portamedina, in the Montecalvario neighborhood, historic center. This spacious apartment, featuring four bedrooms, two bathrooms, and a kitchen, has been enhanced thanks to the careful, professional management of short-term rentals, which has fully realized its potential. Gross income of €55.240 per year.
CleanBnB's specialized management has allowed us to capitalize on market opportunities, improving occupancy, revenue, and the property's attractiveness over time.
Do you want to meet our Naples City Manager who can lead you right now into the world of short-term rentals of CleanBnB? Watch the video!
The areas of Naples: where it yields the most
UNESCO Historic Center (Decumani, Spaccanapoli, San Gregorio Armeno): The heart of international demand, with extremely high occupancy year-round; this is the area affected by the 70/30 variant; building-by-building verification is essential here.
Spanish Quarters and Toledo: the area symbolizing the tourist rebirth, with a very strong experiential demand.
Chiaia and Lungomare: the premium segment, ADR for top citizens, also excellent for business.
Vomero: Hilly and authentic, perfect for families and medium-sized stays, outside the variant area.
Station/Porta Nolana area: ADR content but occupancy from transit hubs (Pompeii, coast, islands). Posillipo: villas and sea view, excellent summer ADR.
Neapolitan deseasonalization
Spring and autumn are now the peak season; summer benefits from influxes to the islands and the coast (with Naples as a base); December sees the peak of San Gregorio Armeno; January–February holds up with low-cost international demand. For a well-managed property: 9–10 months of solid demand.
The complete CleanBnB service in Naples
- Complete preventive check: building (70/30 threshold), intended use, condominium regulations, neighborhood
- Regional and municipal practices: SUAP, CUSR Campania, CIN, any SCIA where required, tourist tax, Alloggiati Web
- Monitoring the 70/30 variant: We follow the process (Municipal Council, any appeals) and update the owners
- Operational quality: Verified cleaning and hospitality standards — in an increasingly selective market, reviews and quality directly impact occupancy and ADR
Short FAQs for Owners
Does the 70/30 rule apply to the neighborhood or to the individual building? For each building: in each building in the UNESCO historic center, at least 70% of the floor area must be residential. Two buildings on the same street may be in opposite situations: for this reason, the verification must be performed on your specific address, and CleanBnB does it for free.
Is a SCIA (Certificate of Conduct for the Rental of a House) required to rent a house in Naples? Not always: it depends on the type of management. For short-term rentals, SUAP, regional CUSR, and national CIN notification may be required; SCIA (Certificate of Integrity and Infrastructure for Businesses) applies to business or hospitality activities. CleanBnB verifies each specific case before starting and handles all the paperwork.
What should I check in the condominium regulations? Any prohibitions or restrictions on non-residential uses: some regulations exclude tourism and hospitality businesses. This is an essential check before starting, and is included in our free preliminary assessment.
Can you still open a short-term rental in Naples in 2026? In many cases, yes: the new regulations are in the works, and, subject to verification of the building, its intended use, and condominium regulations, and taking into account the evolution of the municipal process, new, compliant businesses can begin. Tourism demand is experiencing structural growth.
Will the 2027 America's Cup in Naples affect short-term rentals?
Yes: the arrival of the 2027 America's Cup represents an international event with a significant impact on tourism and the demand for short stays in Naples. During periods of major sporting events, the demand for vacation rentals tends to increase significantly, especially in central and scenic areas. We've explored the scenarios, opportunities, and potential benefits for owners in this dedicated article: America's Cup Naples 2027: short-term rentals and vacation homes
How much does a two-room apartment in the historic center of Naples yield? With professional management, the average annual gross price is €25.000–33.000 (€13.000–17.000 net for the owner), compared to a market average of around €11.800, dominated by DIY buyers. Market valuation: a detailed appraisal is free.
How much does CleanBnB cost? No fixed costs: just a commission on bookings actually collected.
Discover now, with no obligation, your earnings opportunities with CleanBnB in Naples: contact someone who, like us, manages apartments professionally and with guaranteed results!
CleanBnB short term rentals Naples: contact us!
Email: napoli@cleanbnb.it
You don't have to do anything, we take care of everything!
Earn real money with your apartment: short-term rentals with CleanBnB!
Have you already rented, or are you thinking of renting your apartment for short periods? Would you like to earn more but can't take care of it yourself? Has traditional rent left a bad taste in your mouth? With CleanBnB the apartment will welcome guests from all over the world and express its full potential. And you receive your earnings monthly, in a certain way and in absolute peace of mind.
Top of search results
- Professional photos and creation of the property's online profile with accurate descriptions
- Dynamic daily rate management to maximize revenues
- Uploading on all the relevant online distribution channels in a multilingual version
Booking & Absence Management
- Timely management of guest requests and confirmation of reservations
- Synchronization of calendars on multiple online channels: Airbnb, Booking, Expedia, Homeaway and many others
- Check of payments before check-in
Welcome guests
- Reception of guests at the property, description of all functional aspects and delivery of the keys
- 24-hour assistance for the guest for the entire duration of the stay
- Check-out at the end of the stay and verification of the property
Cleaning and Linen
- Thorough cleaning of the property at each check-out and periodic deep cleaning
- Full laundry management service at each check-out
- Supply of welcome kits
Property management
- Home staging assistance for the initial set-up of the property
- Continuous monitoring of the state of the property management of maintenance interventions
- Reporting to the owner and payment of fees
bureaucratic management
- Management of business opening in the municipality or region (SUAP or CAV)
- Periodic communications of guest data to the State Police Alloggiatiweb, collection and payment of tourist tax, recurring regulatory obligations
- Withholding agent for the dry coupon
Insurance coverage
- Civil Liability Protection
- Property damage protection
- Protection against theft of the property contents
Initial setup cost and fixed management costs: Free
CleanBnB's management fee is success based only. if your property earns, we also earn. No surprise. We have an interest totally aligned with yours and we too aim for the success of your property.
Describe your property
Top of search results
- Professional photos and creation of the property's online profile with accurate descriptions
- Dynamic daily rate management to maximize revenues
- Uploading on all the relevant online distribution channels in a multilingual version
Booking & Absence Management
- Timely management of guest requests and confirmation of reservations
- Synchronization of calendars on multiple online channels: Airbnb, Booking, Expedia, Homeaway and many others
- Check of payments before check-in
Welcome guests
- Reception of guests at the property, description of all functional aspects and delivery of the keys
- 24-hour assistance for the guest for the entire duration of the stay
- Check-out at the end of the stay and verification of the property
Cleaning and Linen
- Thorough cleaning of the property at each check-out and periodic deep cleaning
- Full laundry management service at each check-out
- Supply of welcome kits
Property management
- Home staging assistance for the initial set-up of the property
- Continuous monitoring of the state of the property management of maintenance interventions
- Reporting to the owner and payment of fees
bureaucratic management
- Management of business opening in the municipality or region (SUAP or CAV)
- Periodic communications of guest data to the State Police Alloggiatiweb, collection and payment of tourist tax, recurring regulatory obligations
- Withholding agent for the dry coupon
Insurance coverage
- Civil Liability Protection
- Property damage protection
- Protection against theft of the property contents
Initial setup cost and fixed management costs: Free
CleanBnB's management fee is success based only. if your property earns, we also earn. No surprise. We have an interest totally aligned with yours and we too aim for the success of your property.
