Pisa Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Tuscany, Italy
Is Airbnb profitable in Pisa in 2025? Explore comprehensive Airbnb analytics for Pisa, Tuscany, Italy to uncover income potential. This 2025 STR market report for Pisa, based on AirROI data from June 2024 to May 2025, reveals key trends in the bustling market of 1,205 active listings.
Whether you're considering an Airbnb investment in Pisa, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Pisa Airbnb data is crucial. Navigating the high regulation landscape is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Pisa Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Pisa (2025)
Understanding the monthly revenue variations for Airbnb listings in Pisa 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 Pisa is typically August, while January often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Pisa across different performance tiers:
- Best-in-class properties (Top 10%) achieve $3,291+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,304 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,429 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $729, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Pisa
Pisa Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Pisa STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees 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 Pisa:
- Best-in-class properties (Top 10%) achieve 82%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 68% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 46%.
- Entry-level properties (Bottom 25%) average 21% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Pisa
Average Daily Rate (ADR) Airbnb Trends in Pisa (2025)
Effective short term rental pricing strategy in Pisa involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Pisa typically peaks in May and dips lowest during December. 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 $206+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $143 or more.
- Typical properties (Median) charge around $101 per night.
- Entry-level properties (Bottom 25%) earn around $74 per night.
Average Daily Rate (ADR) Trend by Month in Pisa
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Airbnb Seasonality Analysis & Trends in Pisa (2025)
Peak Season (August, July, April)
- Revenue averages $2,239 per month
- Occupancy rates average 56.5%
- Daily rates average $127
Shoulder Season
- Revenue averages $1,711 per month
- Occupancy maintains around 47.7%
- Daily rates hold near $126
Low Season (January, November, December)
- Revenue drops to average $1,112 per month
- Occupancy decreases to average 31.9%
- Daily rates adjust to average $118
Seasonality Insights for Pisa
- The Airbnb seasonality in Pisa shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Pisa's highest earning potential, with monthly revenues capable of climbing to $2,417, occupancy reaching a high of 58.7%, and ADRs peaking at $142.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $1,090, occupancy could drop to 31.5%, and ADRs may adjust down to $116.
- 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 Pisa.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability.
- Low Season: Offer competitive pricing, special promotions (e.g., extended stay discounts), and flexible cancellation policies. Target off-season travelers like remote workers or budget-conscious guests.
- Shoulder Seasons: Implement dynamic pricing that balances peak and low rates. Target weekend travelers or specific events. Offer slightly more flexible terms than peak season.
- Regularly analyze your own performance against these Pisa seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Pisa (2025)
Exploring the top neighborhoods for short-term rentals in Pisa? This section highlights key areas, outlining why they are attractive for hosts and guests, along with notable local attractions. Consider these locations based on your target guest profile and investment strategy.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Piazza dei Miracoli | Home to the iconic Leaning Tower of Pisa, this area draws millions of tourists each year. It offers stunning historical architecture and is a must-visit site in Tuscany, ensuring high occupancy rates for Airbnb hosts. | Leaning Tower of Pisa, Pisa Cathedral, Baptistery of St. John, Camposanto Monumentale, Museo delle Sinopie |
| Centro Storico | The historic center of Pisa is vibrant with shops, cafes, and restaurants. It's a lively area that attracts both tourists and locals, making it a prime location for Airbnb rentals. | Piazza dei Cavalieri, Borgo Stretto, Santa Maria della Spina, Palazzo Blu, Piazza Garibaldi |
| Arno Riverfront | This picturesque area along the Arno River features stunning views and is close to many attractions. It's perfect for those who want a scenic and relaxing stay in Pisa. | Lungarno Mediceo, Ponte di Mezzo, Botanical Gardens of Pisa, Palazzo della Carovana, Museo Nazionale di San Matteo |
| San Francesco | A charming neighborhood known for its artistic vibe and historical significance. It's a quieter area but still close enough to the main attractions, catering to those who prefer a more relaxed atmosphere. | Church of San Francesco, Pisa's ancient walls, Via Santa Maria, Villa di Bellaria, Giardino Scotto |
| Pisa Airport vicinity | Close to the airport, this area is perfect for travelers looking for convenience. It's ideal for short stays and attracts those arriving or departing from Pisa. | Pisa International Airport, Shopping centers, Local eateries, Public transport links |
| Cisanello | A residential area that offers a more local experience but is still relatively close to the city center. It's ideal for families and those looking for longer stays. | Hospital of Cisanello, Pisa Ospedale Cisanello, Local parks, Neighborhood cafes |
| Porta a Lucca | A historic area with great charm and proximity to the city walls. It attracts tourists looking for a blend of local life and accessibility to the main sites. | Porta a Lucca, Pisa Botanical Garden, Local artisan shops, Dining establishments |
| Riglione-Oratoio | This area offers a mix of residential comfort and easy access to the main attractions of Pisa. It’s less touristy, appealing to those seeking tranquility while still being connected. | Nature parks, Local markets, Riglione village atmosphere, Historic churches |
Understanding Airbnb License Requirements & STR Laws in Pisa (2025)
Yes, Pisa, Tuscany, Italy enforces high STR regulations. Obtaining a license and ensuring compliance is almost certainly required according to current 2025 STR laws. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Pisa to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 58% licensed listings)
Top Performing Airbnb Properties in Pisa (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Pisabased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
HomingPisa - Gemini OneTwo - NEW (900 Reviews)
Entire Place • 3 bedrooms
Spacy apartmentVery near the Pisa Tower
Entire Place • 3 bedrooms
Historical Villa with private poll
Entire Place • 7 bedrooms
Hostly-Keith Haring Vista House
Entire Place • 3 bedrooms
Iris, a jewel in the historic center
Entire Place • 3 bedrooms
In the Torre del Poschi Penthouse with Roof Terrace
Entire Place • 2 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Pisa (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Pisa 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 |
|---|---|---|---|---|
| GuestHost - Welcome To Italy | 41 | $685,786 | 837 | 4.12/5.0 |
| Hostly | 18 | $437,818 | 528 | 4.75/5.0 |
| AwesHome | 15 | $414,555 | 345 | 4.50/5.0 |
| Carmen | 18 | $292,450 | 471 | 4.42/5.0 |
| Alice, Chiara & Francesco | 3 | $179,707 | 325 | 4.91/5.0 |
| Sandro | 6 | $172,723 | 248 | 4.64/5.0 |
| Gianluca | 10 | $171,729 | 45 | 4.55/5.0 |
| Luciano | 6 | $163,767 | 1139 | 4.72/5.0 |
| Irene By TuscanyWeGo | 8 | $157,021 | 231 | 4.61/5.0 |
| Nicoletta | 12 | $156,138 | 435 | 4.49/5.0 |
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 Pisa.
Dive Deeper: Advanced Pisa STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Pisa. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsPisa Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Pisa
- The Pisa Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 71% of the 1,205 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Pisa, Apartment/Condo properties are the most common (73.9%), reflecting the local real estate landscape.
- Houses represent a significant 15.2% portion, catering likely to families or larger groups.
- The presence of 9.7% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, outdoor/unique (combined 1.1%) offer potential for unique stay experiences.
Pisa Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Pisa
- The dominant room capacity in Pisa is 1 bedroom listings, making up 47.1% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 71.2% of the active Airbnb listings in Pisa, indicating a high concentration in these sizes.
Pisa Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Pisa
- The most common guest capacity trend in Pisa vacation rentals is listings accommodating 4 guests (27.9%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Pisa STR market, accounting for 46.8% of listings.
- 15.5% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Pisa.
- On average, properties in Pisa are equipped to host 3.2 guests.
Pisa Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Pisa
- The most common availability pattern in Pisa falls within the 271-366 days range, representing 40.7% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 76.5% 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 Pisa (36.3%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 24.8% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Pisa Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
503 listings
44% of total
2 Nights
247 listings
21.6% of total
3 Nights
78 listings
6.8% of total
4-6 Nights
41 listings
3.6% of total
7-29 Nights
73 listings
6.4% of total
30+ Nights
202 listings
17.7% of total
Key Insights
- The most prevalent minimum stay requirement in Pisa is 1 Night, adopted by 44% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (65.6%) of the Pisa Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
- A significant segment (17.7%) caters to monthly stays (30+ nights) in Pisa, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 44% of Pisa hosts use this setting.
- Explore offering discounts for stays of 30+ nights to attract the 17.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Pisa.
Pisa Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 60 Days
1 listings
0.1% of total
Super Strict 30 Days
12 listings
1.1% of total
Flexible
427 listings
39.8% of total
Moderate
492 listings
45.8% of total
Strict
142 listings
13.2% of total
Cancellation Policy Insights for Pisa
- The prevailing Airbnb cancellation policy trend in Pisa is Moderate, used by 45.8% of listings.
- The market strongly favors guest-friendly terms, with 85.6% of listings offering Flexible or Moderate policies. This suggests guests in Pisa may expect booking flexibility.
Recommendations for Hosts
- Consider adopting a Moderate policy to align with the 45.8% market standard in Pisa.
- Using a Strict policy might deter some guests, as only 13.2% 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 Pisa.
Pisa STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Pisa
- The overall average booking lead time for vacation rentals in Pisa is 44 days.
- Guests book furthest in advance for stays during June (average 65 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 32 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (54 days avg.) sees the longest lead times, while Winter (34 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (44 days) as a baseline for your pricing and availability strategy in Pisa.
- For June stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 65 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 54 days) to capture early planners.
- Monitor your own booking lead times against these Pisa averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Pisa (2025)
Amenity Prevalence
Amenity Insights for Pisa
- Essential amenities in Pisa that guests expect include: Wifi. Lacking these (this) could significantly impact bookings.
- Popular amenities like Heating, Hot water, Hair dryer are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Pisa: Wifi.
- Prioritize adding missing essentials: Wifi.
- Consider adding popular differentiators like Heating or Hot water 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 Pisa to stay competitive.
Pisa Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Pisa
- The typical guest profile for Airbnb in Pisa consists of predominantly international visitors (89%), with top international origins including Italy, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Spanish.
- Domestic travelers account for 10.6% of guests.
- Key international markets include United Kingdom (23.4%) and Italy (10.6%).
- Top languages spoken are English (43%) followed by Spanish (10.3%).
- 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 Italy.
- 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.
Nearby Short-Term Rental Market Comparison
How does the Pisa 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.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Portofino | 72 | $3,339 | $483.34 | 41% |
| Tignano | 11 | $3,281 | $560.32 | 34% |
| Marciano della Chiana | 16 | $3,107 | $395.84 | 37% |
| Castelfranco di Sotto | 48 | $3,001 | $328.90 | 37% |
| Monterosso al Mare | 349 | $2,817 | $250.94 | 55% |
| Radda in Chianti | 97 | $2,664 | $386.48 | 38% |
| Buonconvento | 57 | $2,661 | $386.37 | 43% |
| Gaiole in Chianti | 209 | $2,659 | $366.96 | 38% |
| Impruneta | 135 | $2,610 | $258.01 | 42% |
| Riomaggiore | 664 | $2,545 | $196.38 | 53% |