Buying a 3-Star Hotel in Rome
Buying a 3-star hotel in Rome requires access to a structured, qualified deal flow. KW Hospitality, the Keller Williams Italia division, gives qualified investors and family offices access to its confidential portfolio of hotel opportunities. The Rome market is characterised by: structurally steady tourist demand (12.8M arrivals in 2024,, +12.5% YoY), the Vatican, the 2025-2026, Jubilee, an international air hub, an extensive UNESCO historic centre.
The 3-star hotel market in Rome in 2026
The Rome hotel market in the 3-star category comprises roughly 450 recorded properties. Seasonality typically runs all year round, peaking in spring (Easter, March to May) and from September to October.
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 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 EBITDA margins averaging 22-32%.
Typical facilities
- • breakfast restaurant
- • bar
- • wifi
- • 24h reception
- • some meeting rooms
Typical buyer profile
- • independent operators
- • small investors
- • local operators
- • mid-market funds
What is a 3-star hotel in Rome worth?
EBITDA multiples for 3-star hotels in Rome in 2026 range between 7× and 10×, with a premium for prime historic-centre locations (+14% modifier). For a typical property of 50 rooms with a RevPAR of € 95 and 71% occupancy, the valuation range is € 3.8M - € 5.4M.
| Metric | Benchmark value |
|---|---|
| EBITDA multiples (3-star category) | 7× – 10× |
| Typical EBITDA margin | 22% – 32% |
| Prime location Rome | +14% |
| Average RevPAR Rome (3-star) | € 95 |
| Average occupancy | 71% |
| Typical room count | 25 – 80 rooms |
ⓘ The ranges shown are indicative and based on public market parameters. A professional valuation also considers: the condition of the property, staff contracts, the exact location, brand affiliation, licences, any litigation, and accessibility.
Data sources: ISTAT (tourist arrivals and overnight-stay statistics), Banca d'Italia (international tourism), industry benchmarks (CBRE, Cushman & Wakefield, JLL Hotels & Hospitality, STR Italia). Updated: Q1 2026.
Recent deals closed by KW Hospitality in Rome
Data anonymised to protect buyer/seller confidentiality.
3★ hotel in the Termini area, 42 rooms, family-run — sold to an expanding Italian operator in 2024 (multiple of 8.2× EBITDA)
Frequently asked questions
How do you find 3-star hotels for sale in Rome?
Many 3-star hotel opportunities in Rome are off-market and never advertised. With KW Hospitality you gain access to the confidential Keller Williams portfolio: vetted properties, including those under direct negotiation with the owner, before they reach the open market.
What checks should you run before buying a 3-star hotel in Rome?
Before purchase you review the last 3 years of accounts, the operating KPIs (occupancy, ADR, RevPAR), the management and staff contracts, planning and building-services compliance, and the growth potential of the 3-star hotel in Rome. This is the foundation of buy-side due diligence.
What is due diligence in a hotel acquisition?
It is the in-depth review — technical, legal and tax — of the asset before completion: condition of the property, licences, litigation, debts and the impact of new tax measures (the 2026 Budget Law). It reduces risk and protects the purchase price.
How long does it take to buy a 3-star hotel in Rome?
From identification to closing it typically takes 4-8 months: sourcing and screening opportunities in Rome, analysis and business plan, due diligence, negotiation and deed of sale. Sound documentary preparation shortens the timeline.
Is it worth investing in a 3-star hotel in Rome?
It depends on the entry price, current profitability and upside potential. In Rome, tourist flows, seasonality and positioning all matter. We assess every opportunity against a realistic acquisition business plan, not just the asking price.
Access the confidential investor portfolio
KW Hospitality brokers 3-star hotels in Rome through a confidential methodology, the global Keller Williams buyer network and a structured process running 6-12 months.
Access the confidential investor portfolio → Explore opportunities in Rome