Subiaco

As of June 2026, Rome, Tivoli, Frascati have 1,006 active Airbnb and VRBO listings. This represents a 16% decrease from the previous year.

The average Airbnb or VRBO in Tivoli generates €9K per year. High-performing properties earn €23K/year, while low-performing properties earn €3K/year. The substantial revenue spread suggests that market rewards are heavily concentrated, with top listings capturing a disproportionate share of demand despite the overall 16% contraction in available inventory.

Airbnb and VRBO can be profitable in Tivoli. Average annual revenue is €9K with 24% occupancy. High-performing properties earn up to €23K/year. This performance gap highlights that while baseline occupancy remains modest, a segment of the market successfully navigates the current supply-demand contraction to capture significant premium returns.

The average occupancy rate for Airbnbs and VRBOs in Tivoli is 24%. This occupancy level, combined with an average nightly rate of €115, results in a RevPAR (revenue per available room) of €18 per day.

4+ bedroom properties demonstrate the strongest performance in Tivoli, with annual revenue of €22K. These properties balance operating costs and rental demand most effectively in the Tivoli market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Tivoli area. Rome: Moderate. CIN registration mandatory, tourist tax collection required. Moderate enforcement with periodic checks and fines for unregistered properties. Tivoli: Moderate. Regional Lazio CIN registration required, tourist tax collection. Light-to-moderate enforcement, fewer checks than Rome. Frascati: Moderate. Lazio CIN registration mandatory, tourist tax payment required. Light enforcement, limited municipal resources for monitoring compliance. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Tivoli Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 16% year-over-year, while RevPAR has decreased 6%. This indicates balanced supply-demand dynamics. The synchronized decline in both supply and revenue suggests the market is naturally stabilizing as operators exit, potentially preventing a steeper valuation correction.

Launch around January, 2-3 months before peak summer season (April peaks). This pre-peak timing lets you build reviews when competition is -1% 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 Tivoli listings include: Kitchen (94%), Tv (88%), Heating (80%), Air Conditioning (71%), Washing Machine (65%). Amenities that boost revenue the most include Pool, Washing Machine, Hot Tub, with Pool properties earning approximately 137% more (€44K/year vs €19K/year).

Monthly estimated revenue per listing in Tivoli over the last 12 months: May: €517, June: €528, July: €533, August: €663, September: €612, October: €658, November: €467, December: €659, January: €423, February: €374, March: €521, April: €724. 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 Tivoli is €115, up 25% year-over-year. By property size: 1-bedroom properties average €90/night, 2-bedroom properties average €113/night, 3-bedroom properties average €174/night, 4+ bedroom properties average €355/night. Rates peak in August and are lowest in May.

Guests in Tivoli book an average of 26 days in advance, down 28% from last year. By property size: 1-bedroom: 23 days, 2-bedroom: 27 days, 3-bedroom: 31 days, 4+ bedroom: 37 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Tivoli Airbnb and VRBO market has seen the following changes: supply declined 16%, revenue per listing decreased 6%, occupancy fell 10%, average nightly rates increased 25%, and lead time decreased 28%. These shifts imply a transition toward impulsive, higher-priced bookings where the reduced inventory is forcing guests into shorter planning cycles.

In Tivoli, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Saturday and are lowest on Tuesday. Weekends show 18% higher occupancy than weekdays.