Siena

As of June 2026, Siena, Florence, San Gimignano have 5,399 active Airbnb and VRBO listings. This represents a 13% decrease from the previous year.

The average Airbnb or VRBO in Siena generates €24K per year. High-performing properties earn €69K/year, while low-performing properties earn €10K/year. This wide revenue gap highlights a polarized market where top-tier units capture significantly more value, suggesting that current demand is concentrated in specific segments despite a contraction in overall market revenue.

Airbnb and VRBO can be profitable in Siena. Average annual revenue is €24K with 34% occupancy. High-performing properties earn up to €69K/year. The variance between average and high-end earnings demonstrates that revenue potential is heavily dependent on asset positioning, even as the market navigates a period of declining year-over-year revenue.

The average occupancy rate for Airbnbs and VRBOs in Siena is 34%. This occupancy level, combined with an average nightly rate of €223, results in a RevPAR (revenue per available room) of €41 per day.

4+ bedroom properties demonstrate the strongest performance in Siena, with annual revenue of €59K. These properties balance operating costs and rental demand most effectively in the Siena market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Siena area. Siena: Strict. Regional registration (CIR) required, municipal authorization needed, density limits in historic center. Active enforcement with fines and platform monitoring. Florence: Strict. Regional CIR plus municipal SCIA required, 90-day annual cap for non-primary residences in historic center. Heavy enforcement with inspections and significant penalties. San Gimignano: Strict. Regional CIR mandatory, municipal limits on STR density in historic zones, additional local permits required. Active enforcement in tourist areas with regular checks. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Siena Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 13% year-over-year, while RevPAR has decreased 30%. This indicates balanced supply-demand dynamics. The simultaneous drop in supply and revenue suggests that while competition is thinning, the broader market remains under pressure, limiting the ability of hosts to sustain previous price levels.

Launch around January, 2-3 months before peak summer season (April peaks). This pre-peak timing lets you build reviews when competition is 22% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (November-February) when gaining traction is harder.

The most common amenities in Siena listings include: Kitchen (87%), Washing Machine (73%), Tv (68%), Heating (66%), Air Conditioning (61%). Amenities that boost revenue the most include Pool, Hot Tub, Washing Machine, with Pool properties earning approximately 93% more (€59K/year vs €31K/year).

Monthly estimated revenue per listing in Siena over the last 12 months: May: €2K, June: €2K, July: €2K, August: €2K, September: €1K, October: €1K, November: €783, December: €1K, January: €611, February: €389, March: €1K, April: €2K. 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 Siena is €223, up 8% year-over-year. By property size: 1-bedroom properties average €124/night, 2-bedroom properties average €173/night, 3-bedroom properties average €283/night, 4+ bedroom properties average €767/night. Rates peak in December and are lowest in February.

Guests in Siena book an average of 39 days in advance, down 28% from last year. By property size: 1-bedroom: 36 days, 2-bedroom: 39 days, 3-bedroom: 42 days, 4+ bedroom: 48 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Siena Airbnb and VRBO market has seen the following changes: supply declined 13%, revenue per listing decreased 30%, occupancy fell 13%, average nightly rates increased 8%, and lead time decreased 28%. These trends reflect a shift toward shorter booking windows and lower utilization, signaling that despite higher nightly rates, the market is facing significant absorption challenges.

In Siena, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Sunday. Weekends show 13% higher occupancy than weekdays.