When an owner asks "how much can I earn?", the honest answer is: it depends. But that is not vague — it depends on specific, measurable variables that are largely within your control.
The numbers that matter
Short-term rental income comes down to three figures:
- ADR (Average Daily Rate): average nightly rate collected, net of platform commissions
- Occupancy: how many nights are actually booked each month
- RevPAN (Revenue per Available Night): ADR × occupancy rate — the figure that measures real performance
A one-bedroom in Trastevere with an ADR of €120 and 80% occupancy generates around €2,880 gross per month. The same apartment with an ADR of €95 and 60% occupancy stops at €1,710. The difference is not the property — it is the management.
Costs to account for
Gross income is not what ends up in your pocket. The main costs to factor in:
- platform commissions (typically 15–20% for Airbnb, 12–18% for Booking)
- cleaning costs (charged to the guest or the owner depending on the strategy)
- management fee if you work with a property manager
- utilities and consumables
- ordinary maintenance
- taxes (flat tax at 21% or 26% depending on the case, tourist tax)
On gross revenue of €2,880, realistic net income after all costs typically falls between €1,600 and €2,100 — still significantly higher than a long-term rental on the same property.
Comparison with long-term rental
For a well-kept one-bedroom in central Rome:
- long-term rental: €900–1,200/month net
- well-managed short-term rental: €1,500–2,500/month net
The gap grows with property quality, location and management quality. It narrows when management is improvised.
What actually moves the numbers
The highest-earning properties are not always the most beautiful. They are the ones best positioned in terms of:
- pricing: rates updated daily based on real demand
- listing: optimised copy, photography and channel presence
- reputation: high ratings drive algorithmic visibility and better conversion
- operations: smooth check-ins, impeccable cleaning, fast guest response
A mediocre property managed well often outperforms a premium apartment managed poorly.
How to estimate your property's potential
For a realistic picture before starting, consider:
- area and tourism demand: central Rome areas (Historic Centre, Trastevere, Prati, Testaccio, Monti) have sustained demand year-round
- size and type: one-bedrooms are the most requested format — enough for couples and small groups, manageable operating costs
- property condition: professional photos, functional furnishings and visual order make the difference in conversion
The free simulator on our site gives an indicative estimate in minutes. For a precise analysis — accounting for seasonality, competition and your specific unit's potential — the free consultation is the next step.