3-Star Hotel Valuation in Genoa
Valuing a 3-star hotel in Genoa calls for a specialist methodology that combines sector EBITDA, local RevPAR analysis, the underlying property value and positioning modifiers. KW Hospitality applies a structured framework tested across dozens of transactions in the Italian market. For the Genoa market: a leading Mediterranean cruise port, the Boat Show, UNESCO heritage, gateway to the Cinque Terre and Portofino, a small-cap 4★ market.
The 3-star hotel market in Genoa in 2026
The Genoa hotel market in the 3-star category comprises 36 3-star hotels recorded by ISTAT in 2024. Typical seasonality: high from spring to autumn, solid results around the Boat Show in October plus year-round European cruise flows.
| Tourism demand in the municipality | 2023 | 2024 | Change |
|---|---|---|---|
| Arrivals | 1.022.969 | 1.011.527 | -1.1% |
| of which international | 536.235 | 527.933 | -1.5% |
| Overnight stays | 2.249.509 | 2.297.499 | +2.1% |
| of which international | 1.129.753 | 1.113.468 | -1.4% |
| Accommodation supply 2024 | Value |
|---|---|
| Total bed spaces | 11.919 |
| Hotel establishments | 103 |
| 3-star hotels | 36 |
| Average length of stay | 2.27 |
| Foreign share of overnight stays | 48.5% |
Source: ISTAT, tourist movement and accommodation capacity, municipal figures. Full 2014-2024 series in the KW Hospitality observatory.
Factors specific to the Genoa market
- ›Leading Mediterranean cruise port (Costa, MSC HQ)
- ›International Boat Show (October): a global trade fair
- ›UNESCO heritage: via Garibaldi and the Strade Nuove
- ›Gateway to the Cinque Terre, Portofino and the Riviera di Levante
- ›Small-cap 4★ market, boutique segment growing
Typical features of a 3-star hotel
3-star hotels represent the largest segment of the Italian hotel market: a balanced business-leisure offering, a broad target base (tourism, mid-market business, tour operators) and lean operations, with.
Typical facilities
- • breakfast restaurant
- • bar
- • wifi
- • 24h reception
- • some meeting rooms
Typical buyer profile
- • independent operators
- • small investors
- • local operators
- • mid-market funds
Frequently asked questions
How is a hotel valued using the EBITDA method?
You start from revenue (rooms × RevPAR × 365), estimate EBITDA by applying the operating margin, and multiply by the market multiple. The result is a value range, refined through real estate and positioning analysis.
What is RevPAR and why does it matter in a valuation?
RevPAR (revenue per available room) is ADR × occupancy. It is one of the main value drivers: a higher RevPAR in Genoa means greater earning capacity and therefore a higher market value.
Which factors increase the value of a 3-star hotel in Genoa?
Location and tourist flows in Genoa, brand affiliation, quality of F&B and wellness, condition of the building, cost efficiency and management contracts. Optimising these elements before a sale increases the applicable multiple.
Does KW Hospitality provide a preliminary estimate of my hotel's value?
Yes. We provide a preliminary estimate of the value of your 3-star hotel in Genoa, with the market range and the levers to raise it. It is the ideal starting point before considering a sale.
Request a preliminary valuation
KW Hospitality brokers 3-star hotels in Genoa through a confidential methodology, the global Keller Williams buyer network and a structured process running 6-12 months.
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