Pisa

As of June 2026, Pisa, Lucca, Livorno have 7,237 active Airbnb and VRBO listings. This represents a 15% decrease from the previous year.

The average Airbnb or VRBO in Pisa generates €18K per year. High-performing properties earn €51K/year, while low-performing properties earn €9K/year. Supply has contracted significantly YoY while overall revenue declined steeply, indicating demand is shrinking faster than hosts are exiting—a compression that leaves the market highly competitive at 32% occupancy. The nearly threefold gap between high and average performers suggests differentiation remains viable despite challenging conditions.

Airbnb and VRBO can be profitable in Pisa. Average annual revenue is €18K with 32% occupancy. High-performing properties earn up to €51K/year. The significant revenue decline despite flat supply suggests softening demand, while the substantial gap between average and top performers indicates market bifurcation where differentiation drives outsized returns.

The average occupancy rate for Airbnbs and VRBOs in Pisa is 32%. This occupancy level, combined with an average nightly rate of €178, results in a RevPAR (revenue per available room) of €30 per day.

4+ bedroom properties demonstrate the strongest performance in Pisa, with annual revenue of €39K. These properties balance operating costs and rental demand most effectively in the Pisa market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Pisa area. Pisa: Moderate. Regional registration (SUAP) required, tourist tax collection mandatory. Moderate enforcement in historic center, lighter elsewhere. Lucca: Moderate. Regional registration, tourist tax collection, safety standards required. Enforcement focused on tax compliance and unlicensed operators. Livorno: Moderate. Tuscany regional registration (SUAP), tourist tax mandatory, fire safety compliance. Enforcement moderate, primarily tax-focused. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Pisa Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 15% year-over-year, while RevPAR has decreased 27%. This indicates balanced supply-demand dynamics. The significant gap between average revenue ($18,119) and high-performing properties ($51,056) suggests market bifurcation, where premium properties command substantially higher returns despite modest 32% occupancy rates across the market.

Launch around April, 2-3 months before peak summer season (July peaks). This pre-peak timing lets you build reviews when competition is -53% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (November-January) when gaining traction is harder.

The most common amenities in Pisa listings include: Kitchen (90%), Washing Machine (81%), Tv (80%), Air Conditioning (75%), Heating (70%). Amenities that boost revenue the most include Pool, Hot Tub, Bbq, with Pool properties earning approximately 108% more (€60K/year vs €29K/year).

Monthly estimated revenue per listing in Pisa over the last 12 months: May: €980, June: €1K, July: €1K, August: €1K, September: €1K, October: €952, November: €578, December: €750, January: €412, February: €377, March: €619, April: €1K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Pisa is €178, up 14% year-over-year. By property size: 1-bedroom properties average €114/night, 2-bedroom properties average €149/night, 3-bedroom properties average €212/night, 4+ bedroom properties average €569/night. Rates peak in July and are lowest in February.

Guests in Pisa book an average of 34 days in advance, down 28% from last year. By property size: 1-bedroom: 30 days, 2-bedroom: 35 days, 3-bedroom: 40 days, 4+ bedroom: 47 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Pisa Airbnb and VRBO market has seen the following changes: supply declined 15%, revenue per listing decreased 27%, occupancy fell 13%, average nightly rates increased 14%, and lead time decreased 28%. The sharp revenue decline despite rate increases signals demand has contracted faster than supply, creating a buyer's market. The wide gap between average ($18,119) and top-performing listings ($51,056) suggests success concentrates among differentiated properties while competition intensifies for standard offerings.

In Pisa, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Sunday. Weekends show 11% higher occupancy than weekdays.