In Italy, you can legally rent out your property on Airbnb—including a historic home—but there are specific rules you need to know. When it comes to setting up an Airbnb historic home in Italy, things can get a bit more complex. Renting to tourists typically falls into two main legal categories
Occasional tourist rental (without a VAT number)
If you rent out occasionally, maybe only during the summer or for a few weeks a year, and you don’t offer extra services (like breakfast, transport, daily cleaning), then you can do it without opening a VAT number.
This is the simplest option. Here’s how it works:
- You’ll declare the income in your tax return.
- You can benefit from what’s called the “cedolare secca” (a flat tax, usually 21% on the rental income).
You’re not allowed to offer “hotel-like” services—just the property itself.
Hospitality business (with a VAT number)
If the rental is frequent, systematic, and maybe managed by someone on your behalf, or if you offer extra services, Italian law considers it a business activity.
What does that mean?
- You need to open a VAT number (the Italian business tax ID).
- You may have to register with the local Chamber of Commerce.
- You’ll be subject to stricter controls and more bureaucracy.
Taxation changes: you pay “business-level” taxes on the income, no longer the flat tax.
Where it’s worth opening an Airbnb in 2025 (and where it’s not)
The truth is, just being in a beautiful place isn’t enough. Some cities are full of opportunities; others have become overcrowded.
Take the classic big art cities: Venice, Florence, and Rome. Sure, they attract millions of tourists every year. But they’re also where property prices are high, Airbnb competition is fierce, and city regulations are becoming increasingly strict.
These days, entering these markets means having a substantial budget, a well-thought-out strategy, and the ability to offer a boutique-hotel-level experience just to stand out among hundreds of listings.
On the other hand, there are areas where, in addition to less competition, demand is growing—real opportunities. Regions like Puglia, Le Marche, Abruzzo, or inland parts of Sicily are attracting more and more travelers looking for slower rhythms.
One clear trend that’s emerged after the pandemic is the desire for outdoor spaces, nature, and peace. People want to unplug, slow down, and feel like they’re in a “real” place. That’s why small villages are coming back into style. But be careful: there need to be at least some essential services year-round, decent internet, and a bit of local life—otherwise, the rural dream can quickly turn into a problem for your guests, especially those from abroad.
The good news is the space is there. But you have to go get it in the right places. Not the ones you always see in the brochures, but the ones that are just starting to attract the kind of traveler who’s looking for something different.
f you’re looking for your dream home in Italy, don’t miss the opportunity to join the Facebook group Life in Italy, a real reference point for those searching for properties to rent and buy across the country. With over 100,000 active users, you’ll find a wealth of listings, from rooms to rent to vacation homes, as well as long-term rentals. The admins constantly monitor the group to ensure that only authentic and verified content is posted, immediately removing any spam or fraud. It’s the right place to find the opportunity that suits you! Don’t waste any more time: click here to join the group and start looking for your new home in Italy!
Restrictions in historic centers
Have you bought (or are you about to buy) a home in the heart of a medieval village or the historic center of an Italian city? Beautiful choice—charm, atmosphere, authenticity… but also a mountain of rules.
Yes, renting out an apartment on Airbnb in a historic center is possible, but you need to really understand where you are and what the local restrictions are. In historic centers, the rules aren’t just “stricter”: they’re often more confusing, because they change from one town to another.
Watch out for the ZTL
The first thing many foreigners discover—often too late—is that you can’t drive into most Italian historic centers. ZTL means Limited Traffic Zone.
Your guests can’t easily arrive by car (and neither can you, for cleaning or check-in) and you might have to organize check-ins on foot, luggage and all.
If you want to make the house more guest-friendly—redo the bathroom, change the windows, add air conditioning—keep in mind that you can’t just do what you want, especially if the building is protected by the Cultural Heritage Authority.
In many historic centers, any modification to the exterior (colors, windows, balconies) must be authorized.
Even inside, if the building is classified as historic, you may be required to use specific materials or comply with certain limits. Plus, the time it takes to get these permits is often long—months, sometimes even a year or more.
Local rules against Airbnb
In recent years, many Italian cities—especially the more touristy ones—have been limiting or regulating short-term rentals.
Not to spite homeowners, but to try to stop the depopulation of historic centers and protect local residents.
For example, in Florence, you can no longer activate new Airbnbs in some central areas. In Venice, there are strict limits on short-term rentals and a plan to reduce them even further.
Before you buy or start renovations, be smart. People often overlook this, but you should go to the local town hall or ask your surveyor/architect what specific restrictions exist in that area, or you could be in for some unpleasant surprises after the purchase!
Registration, taxes and bureaucracy—what you actually need to do
You’ve got the house. You’ve got the guests ready (at least in your head).
But before uploading the photos to Airbnb and waiting for bookings… you have to get through the least fun part: Italian bureaucracy.
Regional Identification Code (CIR)
The first thing you need—mandatory in almost all regions—is the CIR: a code that identifies your apartment as a rental property.
Each region has its own system for assigning it. Sometimes you can request it online, other times you need to go through the tourism office or local town hall.
Without this code, you’re not even allowed to list the property on Airbnb (or you can, but you’ll be breaking the law).
Tourist tax
Many Italian municipalities require hosts to collect a tourist tax from their guests.
It’s a small amount per person, per night (usually between €1 and €3), which you collect and then pay to the municipality every month or quarter.
It’s not complicated, but you do have to register with the local system and report everything within the required deadlines.
Airbnb automates this in some cities, but not everywhere. And if it doesn’t, it’s your responsibility.
Taxes
Even if you rent out just a few weeks a year, you must declare the income in Italy.
The good news is there’s a simplified tax regime: the cedolare secca.
It’s a flat tax (usually 21%) calculated on the income you earn. No income brackets, no complicated accounting.
If the activity is considered “entrepreneurial,” things get more complex: VAT, social security contributions, an accountant, etc.
But for occasional rentals, the “cedolare secca” is by far the simplest and most convenient option.
NOTE : “This article is for informational and entertainment purposes only and should not be considered legal advice. We strongly recommend consulting a qualified attorney before making any decisions involving payments“
