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How much can your home earn with short-term rentals?

Calculate how much you keep after estimated fees, costs and taxes. Compare short and long-term rent.

Airbnb charges cleaning to the guest, Booking doesn't
If you charge a higher price on Booking
Fixed share of electricity, gas, water, internet
Consumption proportional to occupied nights
Ordinary expenses
Estimates guest stays and cleanings.
Assumption: −3% nights for each night beyond 2
Empty = full turnover cost coverage, cleaning + linen (40/50/65 € per turnover)
Calculated on gross income, no deductions
Recommended 4%: months lost between tenants
Real data for all Italian cities Free, no sign-up Real seasonality for your area Tax assumptions transparent in the calculation

Your result, in plain terms

Short-term rental · estimated net per month
—
€ 0
Annual gross—
Nights/month—
Price/night—
Cleanings/month—
Direct management—
With agency—
Long-term rent · estimated net per month
€ 0
Free-market 4+4
Standard contract · max freedom
Agreed 3+2
Capped rent −8%
Temporary / students
Agreed +18% or per-room rent

Month-by-month cash flow

Short-term · net (seasonal)Long-term 4+4 · net (fixed)Short-term averageLong-term average
Short-term follows tourist seasonality: strong summers and long weekends, weak winters. Long-term is flat but guaranteed (if the tenant pays).
JanFebMarAprMayJunJulAugSepOctNovDec

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Short-term or long-term rental? Weigh the risks too

Each option has advantages and risks. Consider management, constraints, costs and obligations before choosing.

Defaulting tenant

If the tenant doesn't pay, recovering rent and the property can take time and legal costs. Timelines depend on the case.

LONG-TERM · ARREARS

Contractual constraints

The 4+4 contract can last up to eight years. At the first expiry the landlord can refuse renewal only in the cases provided by law.

LONG-TERM · CONTRACT

Maintenance and surprises

Breakdowns, boiler and leaks can reduce the yield in both options. Set aside a fund appropriate to the property's condition.

SHORT AND LONG · COSTS

Seasonality and management

With short-term rentals, prices and occupancy vary during the year. Check-ins, cleaning and assistance take time or an external manager.

SHORT-TERM · MANAGEMENT

Bureaucratic obligations

CIN (national ID code), guest reporting, any tourist tax and local rules: check the obligations that apply to your property.

SHORT-TERM · OBLIGATIONS

Taxes and duties

For short-term rentals, the cedolare secca (flat tax) can be 21% on one chosen property and 26% on the others, where applicable. For long-term, 21% on the free-market rent and 10% on the agreed rent, if the requirements are met.

TAX ASSUMPTIONS OF THE CALCULATION

How we calculate short-term rental income

Short-term rental

  • Revenue: average nightly price and estimated occupied nights, with seasonality included.
  • Costs: portal fees, cleaning and linen, and other items configured in the calculator.
  • Taxes: rates and tax assumptions used in the simulation, according to the selected regime.

Long-term

  • Rent: market estimate based on the area and property type.
  • Contract: indicative comparison between free-market, agreed and temporary rent, where applicable.
  • Costs: utilities and condo fees are not subtracted, as they are considered the tenant's responsibility.

Limits and honesty

  • Estimates are based on average market data and may differ from actual results.
  • Micro-area, property condition, demand, costs and contract terms can change the yield.
  • Tax rules and obligations depend on the specific situation and the applicable law.

The simulation is indicative and does not replace tax or legal advice.

Frequently asked questions about short and long-term rentals

How to calculate property yield, taxes and whether a holiday rental beats a classic lease.

How much does a short-term rental (Airbnb) earn per month?

It depends on the average nightly price and booked nights in your area. The calculator multiplies the two (real market data for your street) and subtracts fees, cleaning, utilities and taxes: the result is a realistic monthly net, seasonality included.

How do I calculate the net income of a holiday rental?

Gross nightly revenue, minus portal commissions (15–22% incl. VAT), any agency fee, cleaning and laundry, utilities and condo fees. Finally the cedolare secca flat tax (21% or 26%) on the gross nights, with no deductions.

Is a short-term or a long-term rental more profitable?

Short-term yields more in tourist cities and whole homes with many beds, but has variable costs and needs active management. Long-term is stable and predictable. The comparator shows both nets month by month and the yearly difference in euros.

How much tax do I pay with the cedolare secca?

The Italian cedolare secca on short-term rentals is calculated on gross income without deducting costs: 21% on the first property, 26% from the second onward. With agreed or temporary contracts the rate drops to 10%.

How do I estimate a long-term rent?

From OMI data of the Italian Revenue Agency: euros per square meter for the municipality and property type, multiplied by the home's size. The calculator then applies the 21% flat tax (free 4+4 contract) or 10% (agreed 3+2 and temporary contracts).

What changes with agency management?

The agency manages listings, guests, check-ins and cleaning for a commission typically between 18% and 25% plus VAT on the net of portal fees. Compare direct management and agency net directly in the calculator.

Is the calculation free? Do I need to sign up?

Yes, it's free with no sign-up. Each calculation is saved anonymously to improve the estimates; receiving the report by email is optional.

How do I report an error or ask for advice?

Email us at [email protected]: we fix market data if a value looks wrong and help you interpret the estimate for your property.

Found an error? Need advice?Email us