Naples vs Rome: which is better for Airbnb investment? (2026)

Bottom line

Rome edges ahead of Naples on higher occupancy (30% vs 24%), stronger RevPAR (£25 vs £12).

Head-to-head metrics

	Naples	Rome
Median occupancy	24%	30%
Median daily rate	£69	£110
Median RevPAR	£12	£25
Active listings	6,595	27,668
YoY occupancy	+9.2 pts	+5.3 pts
YoY daily rate	-3.6%	-7.9%
Regulation risk	—	medium
Annual night cap	None	None
License required	No	No

Full analysis: Naples vs Rome

On the money side of this comparison — what a listing actually earns against the nights it has available — Rome finishes decisively ahead of Naples. Revenue per available night — rate and occupancy combined, the figure that actually reaches an owner — is 110.6% higher in Rome: £25 against £12. Rome commands 59.3% more per night, £110 against £69. That is not a rounding difference, and it compounds over a hold period.

Rome takes both halves of the yield equation, which is less common than it sounds. It charges more per night — £110 against £69 — and still fills more of the year, 30% against 24%. A market that leads on price and utilisation at once is normally one where demand has outrun supply, rather than one where hosts are discounting to keep the calendar busy. RevPAR reflects the double advantage at £25 against £12.

That verdict needs a caveat, because Naples is not simply the weaker market of the two. The twelve-month direction favours Naples too: occupancy there moved +9.2 points while Rome moved +5.3 points. Naples is the less crowded of the two — 6,595 active listings to 27,668 — so a well-run property has fewer near-identical rivals to out-rank. If your model leans on that dimension, the ordering above can reasonably flip.

We hold a verified regulation record for only one side of this pairing. Rome applies no annual night cap and requires registration but no licence, on a medium risk rating. Naples should be read as unverified rather than unregulated: check the local authority's own register before you underwrite anything there.

The two calendars also behave differently. Naples peaks in September at 53.4% and bottoms in November at 22.8%; Rome runs from 62.9% in September down to 28.2% in December. Naples is the steadier of the two at 30.6 points peak-to-trough against 34.7 — easier to underwrite against a mortgage — while Rome concentrates its return into a shorter window and rewards operators who price the peak aggressively instead of holding a flat rate all year.

Who each suits, then. Naples suits buyers who want a conventional, lightly regulated entry. It is also the momentum side of this pair. Rome answers to the same regulatory profile, so the split between them is operational rather than legal. Every figure above comes from the same Inside Airbnb snapshot pipeline on both sides, dated 2025-09, filtered to listings with at least one booking in the last twelve months. Occupancy medians are drawn from 4,139 active Naples listings and 15,125 in Rome.

Frequently asked questions

Is Naples or Rome better for Airbnb investment?

Rome, on the data we track. It leads on stronger RevPAR (£25 vs £12), a higher nightly rate (£110 vs £69), and higher occupancy (30% vs 24%). Naples is not the weak side of this pair, though — it wins on the better occupancy trend (+9.2 points vs +5.3 points year over year).

Which has higher occupancy, Naples or Rome?

Rome, at 30% median occupancy against 24% in Naples — a gap of 6 points. That is a real but modest edge; a well-run listing in Naples can close most of it. Over the last twelve months Naples gained 9.2 points and Rome gained 5.3 points, so the gap is closing.

Which has higher nightly rates, Naples or Rome?

Rome, at £110 a night against £69 in Naples — roughly 59.3% more. Revenue per available night agrees rather than contradicts: £25 in Rome against £12, so the rate premium survives contact with the occupancy figures.

Is Naples or Rome riskier for Airbnb regulation?

We hold a verified regulation record for Rome only, so we will not rank the two. Rome applies no annual night cap and requires registration but no licence, and it is rated medium risk. Treat Naples as unverified rather than unregulated, and check the local authority directly before committing.

Which has stronger year-over-year growth, Naples or Rome?

Naples, on occupancy: +9.2 points over the last twelve months against +5.3 points in Rome. Nightly rates fell 3.6% in Naples and fell 7.9% in Rome over the same window. One year of movement is a direction, not a trend — weigh it against the regulation picture before treating it as momentum.

Which is the bigger Airbnb market, Naples or Rome?

Rome, with 27,668 active listings against 6,595 in Naples. Size cuts both ways: a deep market gives you comparables, contractors and an exit, while a thinner one means fewer near-identical rivals competing for the same search results.

Go deeper on each city

Market guide

Airbnb in Naples →

Occupancy, ADR, neighborhoods, regulation

Market guide

Airbnb in Rome →

Occupancy, ADR, neighborhoods, regulation

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