4-Star Hotel Valuation in Rome
Valuing a 4-star hotel in Rome 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 Rome market: structurally steady tourist demand (10.16M arrivals in 2024, +13.8% YoY), the Vatican, the 2025-2026, Jubilee, an international air hub, an extensive UNESCO historic centre.
The 4-star hotel market in Rome in 2026
The Rome hotel market in the 4-star category comprises 462 4-star hotels recorded by ISTAT in 2024. Seasonality typically runs all year round, peaking in spring (Easter, March to May) and from September to October.
| Tourism demand in the municipality | 2023 | 2024 | Change |
|---|---|---|---|
| Arrivals | 8.931.069 | 10.160.897 | +13.8% |
| of which international | 6.252.163 | 7.368.783 | +17.9% |
| Overnight stays | 37.254.980 | 42.705.319 | +14.6% |
| of which international | 26.181.696 | 31.300.016 | +19.5% |
| Accommodation supply 2024 | Value |
|---|---|
| Total bed spaces | 299.983 |
| Hotel establishments | 1.662 |
| 4-star hotels | 462 |
| Average length of stay | 4.20 |
| Foreign share of overnight stays | 73.3% |
Source: ISTAT, tourist movement and accommodation capacity, municipal figures. Full 2014-2024 series in the KW Hospitality observatory.
Factors specific to the Rome market
- ›The Vatican and the former Papal State (constant religious inflows)
- ›Extensive UNESCO-listed historic centre
- ›Capital city with G7/G20 venues, international congresses
- ›Main air hub (Fiumicino + Ciampino)
- ›Jubilee year 2025 (+15-25% structural tourism demand)
Typical features of a 4-star hotel
4-star hotels make up the upper-midscale segment: a structured offering with F&B, wellness and MICE facilities, targeting business and premium leisure guests, with.
Typical facilities
- • restaurant
- • bar
- • fitness
- • meeting rooms
- • concierge
- • valet
Typical buyer profile
- • family offices
- • institutional investors
- • international operators
- • hotel 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 Rome means greater earning capacity and therefore a higher market value.
Which factors increase the value of a 4-star hotel in Rome?
Location and tourist flows in Rome, 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 4-star hotel in Rome, 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 4-star hotels in Rome through a confidential methodology, the global Keller Williams buyer network and a structured process running 6-12 months.
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