Siena, Tuscany Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Siena, Tuscany? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $21,484 per year — at a $192 nightly rate, 40.4% occupancy, and a $77 RevPAR that reflects moderate rate-to-revenue efficiency with room to optimize.
With 1,045 active listings and moderate demand with room for well-positioned listings to outperform, Siena is an established vacation rental market. Supply grew 34.1% over the past year, yet revenue and nightly rates both trended upward — a signal that traveler demand is outpacing new inventory rather than being diluted by it. For hosts, pricing power remains intact even as competition increases.
Regulation is high and 95% of listings show active registration — compliance is the cost of entry. The data points to a market where fundamentals reward execution — the right property, priced well, in the right neighborhood still outperforms.
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What Are the Key Airbnb Metrics in Siena?
In Siena, the headline Airbnb metrics are $21,484 in average annual revenue,40.4% occupancy, $192 ADR, and $77 in RevPAR, and guests book about 69 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Siena?
Understanding the monthly revenue variations for Airbnb listings in Siena is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in Siena is typically September, while January often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Siena across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,364+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,824 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,642 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $848, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Siena
What Is the Monthly Airbnb Occupancy Rate in Siena?
Maximize your bookings by understanding the Siena STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Septembersees the highest demand (peak season occupancy), while January experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in Siena:
- Best-in-class properties (Top 10%) achieve 77%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 61% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 41%.
- Entry-level properties (Bottom 25%) average 19% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Siena
What Is the Average Airbnb Nightly Rate in Siena?
Effective short term rental pricing strategy in Siena involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Siena typically peaks in June and dips lowest during February. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $298+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $190 or more.
- Typical properties (Median) charge around $137 per night.
- Entry-level properties (Bottom 25%) earn around $101 per night.
Average Daily Rate (ADR) Trend by Month in Siena
What Is the RevPAR for Airbnb in Siena?
RevPAR in Siena is currently $77. Because RevPAR combines nightly rates with realized occupancy, it is one of the cleanest ways to compare how efficiently listings turn demand into revenue across the market.
- Entry-level properties (Bottom 25%) see $35 RevPAR.
- Typical properties (Median) generate $56 RevPAR.
- Strong performers (Top 25%) earn $86 RevPAR.
- Best-in-class (Top 10%) achieve $129 RevPAR.
Average Monthly RevPAR Trend in Siena
RevPAR Insights for Siena
- The average RevPAR in Siena is $77. This metric combines nightly rates with realized occupancy, making it one of the best single-number indicators of market efficiency.
- The gap between the top 10% ($129) and bottom 25% ($35) is $94, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Sep and bottoms out in Jan, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Siena benchmarks. If your RevPAR falls below the median of $56, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $86+ RevPAR through a combination of competitive pricing, strong reviews, and strategic amenities. Target this tier through incremental improvements.
- Use RevPAR rather than revenue alone when comparing properties of different sizes — it normalizes for available nights and gives a more accurate picture of performance.
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When Is the Peak Season for Airbnb in Siena?
Siena's peak Airbnb season falls in September, August, June, while the softest stretch is January, February, March. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (September, August, June)
- Revenue averages $3,147 per month
- Occupancy rates average 52.7%
- Daily rates average $193
Shoulder Season
- Revenue averages $2,397 per month
- Occupancy maintains around 43.7%
- Daily rates hold near $184
Low Season (January, February, March)
- Revenue drops to average $1,202 per month
- Occupancy decreases to average 25.9%
- Daily rates adjust to average $176
Seasonality Insights for Siena
- Airbnb seasonality in Siena is pronounced. Revenue swings sharply between peak and low months, which means pricing strategy, minimum-stay settings, and cash reserves all need to account for extended slower periods.
- During the high season, the absolute peak month showcases Siena's highest earning potential, with monthly revenues climbing to $3,312, occupancy reaching 59.1%, and ADRs peaking at $196.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $1,106, occupancy could drop to 23.2%, and ADRs may adjust to $172.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Siena.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing. In a high-regulation market like Siena, ensure your permit covers the number of nights you plan to book — some jurisdictions cap annual rental days.
- Low Season: Offer competitive pricing, extended-stay discounts, and flexible cancellation policies. Target off-season travelers like remote workers, budget-conscious guests, and travelers with flexible schedules.
- Shoulder Seasons: Implement dynamic pricing that bridges peak and low rates. Target weekend travelers, local events, and business visitors. Slightly more flexible terms than peak season can help maintain occupancy without deep discounting.
- In a highly seasonal market like Siena, building a cash reserve during the top months is essential for covering fixed costs during the slow period. Automated pricing tools can help capture demand shifts in real time.
Do You Need a License for Airbnb in Siena?
Yes, Siena, Tuscany, Italy enforces high STR regulations and 95% of active listings show registration evidence — indicating that enforcement is active and compliance is a prerequisite for operating legally. Hosts entering this market should budget for permit fees, inspections, and potential occupancy tax obligations as part of their startup costs. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Siena to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 95% licensed listings)
What Are the Best Neighborhoods for Airbnb in Siena?
In a large, heavily regulated market like Siena, neighborhood selection is one of the strongest levers for Airbnb investment performance. Zoning rules, permitting availability, and guest demand patterns can vary block by block. The 8 neighborhoods below represent areas where short-term rental activity concentrates — understanding why each one attracts guests and hosts helps investors evaluate where their property type and budget fit best.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Centro Storico | The historic center of Siena is a UNESCO World Heritage site renowned for its medieval architecture and stunning piazzas. It attracts tourists who want to experience the essence of Siena's culture and history. | Piazza del Campo, Siena Cathedral, Torre del Mangia, Palazzo Pubblico, Basilica di San Domenico, Museo Civico |
| San Domenico | This area is known for its picturesque views and historic significance. It's near the Basilica of San Domenico and offers a peaceful atmosphere while still being close to the city center. | Basilica of San Domenico, Orto Botanico, Santa Maria dei Servi, Piazza del Campo, Piazza d'Armi |
| Contrada della Torre | Famous for its Palio, this area is vibrant and deeply connected to Siena's traditions. Guests can enjoy the local festivities and cultural experiences specific to this contrada. | Contrada Torre, Palio di Siena, Museo della Tortura, Piazza del Campo |
| Piazza del Campo | As one of the most famous squares in Italy, it is a focal point for visitors. Staying here provides clients with easy access to various attractions and dining options. | Piazza del Campo, Palazzo Pubblico, Torre del Mangia, fountain of Gaia |
| Via Banchi di Sopra | This lively street is found in the heart of Siena and is lined with shops, cafes, and restaurants. It's a favorite for those wanting to experience local life. | Shopping at local boutiques, Cafes and gelaterias, Teatro dei Rinnovati, Civic Museum |
| Viale Vittorio Emanuele | A more residential area with a variety of services and facilities. It provides a quieter atmosphere while being a short walk from the central attractions. | Parco della Rimembranza, Palazzo Piccolomini, Cimitero Monumentale |
| Sant'Agostino | Known for its beautiful churches and less touristic atmosphere, this area is perfect for guests looking for a more authentic Siena experience. | Chiesa di Sant'Agostino, Local wine shops, Parks and gardens |
| San Francesco | A charming neighborhood with a mix of locals and visitors, offering a look at daily life in Siena and proximity to major sites. | Chiesa di San Francesco, Museo dell'Opera Metropolitana, Botanical Garden |
Because Siena has a high regulation profile, confirming that short-term rental permits are available in your target neighborhood is a critical first step before committing to a property purchase. Regulation can vary at the neighborhood or district level even within the same city.
What Types of Properties Are on Airbnb in Siena?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Siena
- The Siena Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 81.5% of the 1,045 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Siena, Apartment/Condo properties are the most common (74.4%), reflecting the local real estate landscape.
- Houses represent a significant 15.2% portion, catering likely to families or larger groups.
- The presence of 6.6% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like outdoor/unique, others, unique stays (combined 3.7%) offer potential for unique stay experiences.
Siena Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Siena
- The dominant room capacity in Siena is 1 bedroom listings, making up 43.2% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 74.5% of the active Airbnb listings in Siena, indicating a high concentration in these sizes.
Siena Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Siena
- The most common guest capacity trend in Siena vacation rentals is listings accommodating 4 guests (30.1%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Siena STR market, accounting for 52.5% of listings.
- 16.9% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Siena.
- On average, properties in Siena are equipped to host 3.5 guests.
How Do Listings in Siena Compare on Quality?
Listing quality in Siena can be approximated through presentation depth, bedroom count, and how often hosts disclose exact locations. These signals show how professionally the local supply base is merchandised.
Listing Quality Insights for Siena
- At 30.2 photos per listing on average, Siena hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 44.0% of listings show their exact location. Lower disclosure rates can increase booking hesitation — guests want to know exactly where they are staying.
Recommendations for Hosts
- Enable exact location if possible — it removes a common source of guest uncertainty and can improve your listing's position in map-based searches.
- Use these quality indicators as a self-audit checklist. Listings that exceed the Siena averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Siena?
Amenity Prevalence
Amenity Insights for Siena
- Essential amenities in Siena that guests expect include: Wifi, Heating. Lacking these (any) could significantly impact bookings.
- Popular amenities like Hair dryer, TV, Hot water are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Siena: Wifi, Heating.
- Prioritize adding missing essentials: Wifi, Heating.
- Consider adding popular differentiators like Hair dryer or TV to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in Siena to stay competitive.
Which Airbnb Amenities Boost Revenue in Siena?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Siena, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Outdoor showerHigh opportunity | 3.2% | $52,453 | $20,474 | 156.2% |
Children's playroomHigh opportunity | 0.5% | $53,680 | $21,329 | 151.7% |
Ping pong tableHigh opportunity | 2.2% | $51,886 | $20,800 | 149.5% |
SaunaHigh opportunity | 1.2% | $52,108 | $21,098 | 147.0% |
Baby safety gatesHigh opportunity | 1.3% | $49,408 | $21,105 | 134.1% |
Resort accessHigh opportunity | 1.3% | $47,495 | $21,131 | 124.8% |
PoolHigh opportunity | 8.6% | $42,883 | $19,468 | 120.3% |
Indoor fireplaceHigh opportunity | 8.4% | $41,413 | $19,652 | 110.7% |
PianoHigh opportunity | 1.4% | $43,962 | $21,157 | 107.8% |
Kitchen | 86.9% | $23,050 | $11,107 | 107.5% |
Revenue Impact Insights for Siena
- Outdoor shower tops the revenue impact list with a 156.2% uplift — listings with this amenity earn $52,453 vs. $20,474 without it.
- High-opportunity amenities — Outdoor shower, Children's playroom, Ping pong table — combine revenue uplift above 100% with prevalence under 10%, meaning most competitors haven't adopted them yet.
- Kitchen — while widespread — still correlate with meaningful revenue gains, making it table stakes rather than true differentiators.
Recommendations for Hosts
- Prioritize adding Outdoor shower — it has the best combination of high revenue impact and low market saturation in Siena.
- Focus your upgrade budget on amenities in the top half of this table. Below-median amenities may improve guest experience but contribute less to revenue growth.
- Highlight revenue-impacting amenities prominently in your listing title, photos, and description — guests can't value what they don't notice.
Dive Deeper: Advanced Siena STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Siena. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsSiena Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Siena
- The typical guest profile for Airbnb in Siena consists of predominantly international visitors (91%), with top international origins including United Kingdom, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or French.
- Domestic travelers account for 9.5% of guests.
- Key international markets include United States (28.6%) and United Kingdom (11%).
- Top languages spoken are English (43.9%) followed by French (12.1%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Focus marketing internationally, particularly towards travelers from United Kingdom.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
What Are Airbnb Guest Ratings in Siena?
Listings in Siena average 4.78 out of 5 overall, with about 77.9 reviews per active listing and 40.2% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Siena
- An average rating of 4.78 places Siena in solid territory. Most guests leave satisfied, though there is room for hosts to push toward the top tier.
- The strongest subcategory is Location (4.87), while Value (4.74) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 40.2% of listings carry the Guest Favorite badge, a strong trust signal that can meaningfully lift click-through and booking rates.
Recommendations for Hosts
- Focus improvement efforts on Value — even small gains in the weakest subcategory can lift overall ratings and search ranking.
- Encourage guests to leave reviews after checkout. Listings with more reviews rank higher in search results and convert browsers into bookers more effectively.
Siena Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Siena
- The most common availability pattern in Siena falls within the 271-366 days range, representing 42.3% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 78.2% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 91-180 days range is most frequent in Siena (36.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 23.5% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
How Far in Advance Do Guests Book Airbnb in Siena?
Average Booking Lead Time by Month
Booking Lead Time Insights for Siena
- The overall average booking lead time for vacation rentals in Siena is 69 days.
- Guests book furthest in advance for stays during March (average 90 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 36 days), indicating more last-minute travel plans during this time.
- Seasonally, Spring (76 days avg.) sees the longest lead times, while Winter (43 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (69 days) as a baseline for your pricing and availability strategy in Siena.
- For March stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 90 days out to capitalize on advance planning.
- Target marketing efforts for the Spring season well in advance (at least 76 days) to capture early planners.
- Monitor your own booking lead times against these Siena averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Siena?
Guests in Siena stay about 4.5 nights on average, generating roughly 27,689 reservations and 26.5 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 10:00 AM.
Monthly Length of Stay in Siena
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Siena
- A mid-range stay length points to leisure-driven demand — weekend getaways and short vacations. Hosts should optimize for quick turnover efficiency while keeping the guest experience smooth.
- At 26.5 bookings per listing, the turnover rate is high. Hosts with streamlined operations (self-check-in, automated messaging, reliable cleaners) have a structural advantage.
- Stay lengths peak in May (4.4 nights) and shorten in Dec (3.3 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- With shorter average stays, focus on streamlining turnover. Self-check-in, reliable cleaning crews, and pre-staged amenities can reduce per-booking operational costs.
- Set your check-in time to match or beat the market standard of 3:00 PM. Offering early check-in flexibility can be a low-cost differentiator.
- Monitor length-of-stay seasonality to adjust minimum-night requirements — longer minimums during peak periods maximize revenue while shorter minimums fill gaps in shoulder seasons.
Siena Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
234 listings
22.4% of total
2 Nights
253 listings
24.2% of total
3 Nights
51 listings
4.9% of total
4-6 Nights
50 listings
4.8% of total
7-29 Nights
30 listings
2.9% of total
30+ Nights
427 listings
40.9% of total
Key Insights
- The most prevalent minimum stay requirement in Siena is 30+ Nights, adopted by 40.9% of listings. This highlights the market's preference for longer commitments.
- A significant segment (40.9%) caters to monthly stays (30+ nights) in Siena, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 40.9% of Siena hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 22.4% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 40.9% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Siena.
Siena Airbnb Cancellation Policy Trends Analysis (2026)
Limited
46 listings
4.4% of total
Super Strict 30 Days
9 listings
0.9% of total
Super Strict 60 Days
13 listings
1.2% of total
Flexible
295 listings
28.3% of total
Moderate
572 listings
54.8% of total
Firm
106 listings
10.2% of total
Strict
2 listings
0.2% of total
Cancellation Policy Insights for Siena
- The prevailing Airbnb cancellation policy trend in Siena is Moderate, used by 54.8% of listings.
- The market strongly favors guest-friendly terms, with 83.1% of listings offering Flexible or Moderate policies. This suggests guests in Siena may expect booking flexibility.
- Strict cancellation policies are quite rare (0.2%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Moderate policy to align with the 54.8% market standard in Siena.
- Using a Strict policy might deter some guests, as only 0.2% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Siena.
How Much Are Airbnb Cleaning Fees in Siena?
Cleaning fees in Siena are meaningful operating levers, not just pass-through charges. What matters most is how often hosts charge them, how high they run relative to market norms, and how large a share of gross revenue they consume.
Cleaning Fee Insights for Siena
- About 61.9% of Siena listings charge a cleaning fee — a mixed market where some hosts absorb the cost into nightly rates while others break it out.
- The gap between the average ($113) and median ($50) cleaning fee indicates some high-end properties are pulling the average up considerably.
- Cleaning fees represent 7.9% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Siena median of $50. Fees significantly above market norms can deter bookings, especially for shorter stays.
- Monitor competitor cleaning fees regularly. Airbnb's search algorithm factors in total price, so a well-calibrated cleaning fee can improve your listing's ranking.
What Do the Top Airbnb Listings in Siena Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Sienabased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Exclusive Villa Mami
Entire Place • 6 bedrooms
![[Luxury Apartment]WiFi-Private Garden-Free Parking](https://a0.muscache.com/im/pictures/hosting/Hosting-U3RheVN1cHBseUxpc3Rpbmc6MTI4NDI0NDAxMzk1NTc5NzQ0Nw==/original/c35f1b5a-44e8-42e8-a726-dd3d5e503813.jpeg?im_w=480&im_format=avif)
[Luxury Apartment]WiFi-Private Garden-Free Parking
Entire Place • 2 bedrooms
Panoramic Villa Larniano Private Pool 14 max
Entire Place • 5 bedrooms
Villa Capanna, Private Pool, Breathtaking Views
Entire Place • 6 bedrooms
XIII Century Tower with Private Panoramic Pool
Entire Place • 5 bedrooms
Elf Hut
Entire Place • 4 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Who Are the Top Airbnb Hosts in Siena?
Learn from the best! This table showcases top-performing Airbnb hosts in Siena based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Luigi | 52 | $1,080,498 | 1435 | 4.62/5.0 |
| GuestHost - Welcome To Italy | 25 | $663,945 | 464 | 4.71/5.0 |
| Erika | 20 | $581,580 | 660 | 4.60/5.0 |
| Anna | 6 | $564,392 | 148 | 4.98/5.0 |
| Affitti Brevi Siena | 13 | $515,827 | 968 | 4.85/5.0 |
| Gio | 1 | $490,444 | 12 | 5.00/5.0 |
| Giovanni | 30 | $426,829 | 1282 | 4.45/5.0 |
| Niccolò - Siena Concierge | 20 | $417,690 | 425 | 4.76/5.0 |
| Alessandro | 4 | $366,720 | 765 | 4.80/5.0 |
| Fabio | 13 | $343,459 | 417 | 4.88/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in Siena.
Who Are the Airbnb Hosts in Siena?
Siena is a quality-focused market, with a high Superhost share and fairly mature operating standards.
Host Profile Insights for Siena
- With 54.2% Superhosts, Siena has an experienced host base that sets high guest expectations. New entrants should plan for competitive quality standards.
- 3.4% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 6.0% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 70.3% of listings use Airbnb's simplified pricing (host-only fee), where the host pays the entire platform service fee and the guest sees one all-in price with no separate Airbnb service charge. High adoption signals a professional, PMS-connected host base — Airbnb mandates simplified pricing for software-connected listings.
Recommendations for Hosts
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 28.3% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Siena averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Siena
These are the highest-grossing professional property management operations in Siena, ranked by total revenue across their portfolio. Their performance metrics offer a benchmark for what institutional-level hosting looks like in this market.
| Company | Listings | Revenue | ADR | Occ. | Rating |
|---|---|---|---|---|---|
| Giovanni | 30 | $426,829 | $101 | 49.2% | 4.45/5 |
| Gianluca | 5 | $270,487 | $279 | 53.0% | 4.95/5 |
| Rita | 4 | $170,306 | $255 | 46.7% | 4.95/5 |
| Best Of | 2 | $137,296 | $476 | 38.1% | 4.95/5 |
| Thiago | 1 | $99,876 | $579 | 54.1% | 4.95/5 |
| To Tuscany | 1 | $78,018 | $546 | 65.1% | 5.00/5 |
| Novasol | 1 | $66,105 | $423 | 47.1% | 5.00/5 |
| Equity Residences | 1 | $58,023 | $467 | 45.3% | 4.83/5 |
| Novasol | 3 | $50,090 | $341 | 21.5% | 4.71/5 |
| Francesco | 1 | $48,004 | $179 | 67.0% | 4.96/5 |
Management Company Insights for Siena
- The leading management company, Giovanni, operates 30 listings with $426,829 in gross revenue — a useful benchmark for what scale looks like in Siena.
- Top managers average 5 properties each, suggesting professional management in Siena still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.88/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 3.4% of listings professionally managed, there may be an opportunity to differentiate through more structured operations and consistent guest experiences.
- Study how top management companies price, position, and maintain their portfolios — their ADR and occupancy rates reflect strategies refined across dozens of listings.
- If you're considering hiring a property manager, compare their portfolio performance against these benchmarks before committing.
How Does Siena's Airbnb Market Compare to Nearby Cities?
How does the Siena Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.
Compared with Tignano, Siena has 8 percentage points lower occupancy and about $201 lower ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Celleno | 13 | $4,327 | $601.51 | 28% |
| Tignano | 12 | $4,196 | $393.06 | 48% |
| Castelfranco di Sotto | 46 | $3,756 | $391.06 | 38% |
| Marciano della Chiana | 17 | $3,565 | $533.92 | 34% |
| Buonconvento | 60 | $3,338 | $457.29 | 44% |
| Palombara Sabina | 14 | $3,018 | $314.20 | 37% |
| Guardea | 12 | $2,977 | $456.01 | 32% |
| Collevecchio | 13 | $2,884 | $354.55 | 41% |
| Monte San Savino | 86 | $2,839 | $390.03 | 39% |
| Radda in Chianti | 92 | $2,776 | $365.48 | 38% |
Frequently Asked Questions About Airbnb in Siena
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Siena.
How much do Airbnb hosts make in Siena?
Siena hosts earn about $21,484 per year on average, with an average nightly rate of $192 and RevPAR of $77. Those figures describe the typical revenue environment for active listings in Siena, Tuscany, not the ceiling for the best operators. Source: AirROI 2026 data, Siena market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Siena?
The average Airbnb occupancy rate in Siena is 40.4%. September is the strongest month and January is the softest, so hosts should expect demand to move meaningfully throughout the year rather than stay flat.
What is the average Airbnb daily rate in Siena?
Listings in Siena average $192 per night. The broader pricing spread also matters: lower-performing listings cluster closer to the lower quartiles, while premium homes can price materially above the city average when demand spikes or listing quality stands out.
How many Airbnb listings are active in Siena?
Siena currently has about 1,045 active Airbnb listings in AirROI's market dataset. That supply count helps explain how competitive the market is, how much depth there is for benchmarking, and whether the market behaves like a niche destination or a scaled urban market.
How strict are short-term rental regulations in Siena?
AirROI currently classifies the short-term rental regulation level in Siena as High. The dataset also shows about 94.8% of listings with registration evidence. That is a market signal, not legal advice, so hosts should still confirm current licensing and compliance rules locally before listing.
What is the RevPAR for Airbnb in Siena?
RevPAR in Siena is about $77. That metric combines pricing and occupancy into one efficiency number, so it is often a better quick benchmark than ADR alone when investors want to compare how well listings convert nightly rates into realized revenue.
Is Airbnb profitable in Siena?
At 40.4% occupancy, Siena can be profitable — but margins depend heavily on operating costs, property acquisition price, and how well hosts optimize pricing across seasons. Average annual revenue is $21,484, but individual returns depend on property type, location within the city, and the host's operating efficiency.
How far in advance do guests book Airbnb in Siena?
The average booking lead time in Siena is about 69 days — a longer planning horizon typical of destination or vacation markets where travelers book well in advance. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Siena?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Siena include Centro Storico, San Domenico, Contrada della Torre. Each area attracts different guest profiles — from business travelers to leisure visitors — so the best location depends on the property type and target audience a host is aiming for. See the full neighborhood breakdown above.
What type of property performs best on Airbnb in Siena?
entire_home listings make up 81.5% of the active supply in Siena. The most common configuration does not always mean the most profitable — operators who identify underserved property types or bedroom counts can sometimes outperform the market average by filling a gap in local supply.
How does Siena compare to nearby Airbnb markets?
Among neighboring markets, Celleno posts $51,929 in average annual revenue with 28.4% occupancy, compared to Siena's $21,484 and 40.4%. Comparing nearby markets helps investors understand whether a destination's performance reflects local demand or broader regional trends.
What is the average length of stay in Siena?
The average Airbnb stay length in Siena is about 4.5 nights. That matters for turnover, cleaning operations, and pricing strategy because shorter stays increase changeovers while longer stays can smooth occupancy and reduce operational friction.
What is the average Airbnb guest rating in Siena?
Airbnb listings in Siena average 4.78 out of 5 overall. About 40.2% of listings carry the guest favorite badge, which suggests a meaningful share of inventory is competing on review quality rather than price alone.
Which amenities boost Airbnb revenue in Siena?
Outdoor shower and Children's playroom are among the strongest revenue-linked amenities in Siena. In AirROI's latest dataset, listings with these amenities outperform those without on average revenue, which makes amenities analysis useful for prioritizing investment and listing upgrades.
Do Airbnb hosts charge cleaning fees in Siena?
Yes. About 61.9% of active Airbnb listings in Siena charge a cleaning fee, and the average fee is $113. The more important operating benchmark is how much of gross revenue that fee consumes, not just the absolute dollar amount.
What percentage of Airbnb hosts are Superhosts in Siena?
A 54.2% Superhost rate signals a highly competitive market where review quality and responsiveness are table stakes, not differentiators.
About AirROI Market Data
AirROI tracks over 20 million properties across 190+ countries and maintains 15+ years of historical performance data, making it one of the deepest Airbnb and STR intelligence platforms available. The analytics pipeline aggregates listing-level data monthly — revenue, occupancy, nightly rates, RevPAR, guest demographics, booking patterns, and competitive supply — so investors and operators can benchmark any market against its own history and against neighboring destinations.
Real estate investors, property managers, financial institutions, hedge funds, tourism boards, hospitality consultants, tech platforms, and academic researchers rely on AirROI data to underwrite acquisitions, optimize pricing, model macro trends, and conduct peer-reviewed research. Data is available through in-depth market reports like this one and the Airbnb API with 22 endpoints and an Airbnb MCP Server for AI agents.
AirROI proprietary analytics as of 2026-03-31. Metrics reflect trailing twelve-month aggregates from active listings. Revenue figures are market averages, not projections. Neighborhood descriptions are AI-generated and reviewed for accuracy. For full methodology, see the data methodology page.