Selling a 3-Star Hotel in Genoa
KW Hospitality, the Keller Williams Italia division specialising in hotel brokerage, handles the sale of 3-star hotels in Genoa through a network of qualified Italian and international buyers. The Genoa 3-star hotel market has specific characteristics that make a specialist broker indispensable: 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 counts approximately 75 recorded properties. Typical seasonality: high from spring to autumn, solid results around the Boat Show in October plus year-round European cruise flows.
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 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 Genoa worth?
EBITDA multiples for 3-star hotels in Genoa in 2026 range between 7× and 10×, with prime historic-centre locations attracting a +2% modifier. For a typical 50-room property with a RevPAR of € 82 and 67% occupancy, the valuation range is € 2.9M - € 4.1M.
| Metric | Benchmark value |
|---|---|
| EBITDA multiples (3-star category) | 7× – 10× |
| Typical EBITDA margin | 22% – 32% |
| Prime location Genoa | +2% |
| Average RevPAR Genoa (3-star) | € 82 |
| Average occupancy | 67% |
| 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.
Frequently asked questions
What is the average value of a 3-star hotel in Genoa?
The value of a 3-star hotel in Genoa depends mainly on: RevPAR (typically €60-110 per night in the area), room count, historic EBITDA and location premium. A typical 40-room hotel with a RevPAR of €85 and 70% occupancy can be valued between €1.8M and €2.8M, on EBITDA multiples of 7-10×.
What is the typical EBITDA margin of a 3-star hotel?
Well-run 3-star hotels in Italy achieve EBITDA margins of between 22% and 32% of turnover. The key differences: the presence of F&B (which reduces the margin), staff efficiency (rooms-to-employee ratio) and the seasonality of the location.
Who buys 3-star hotels in Genoa?
The typical buyer profile for 3-star hotels in Genoa: independent operators looking to expand their portfolio, small private investors, local operators with specific knowledge of the area, and mid-market funds seeking cash-flow-positive assets.
How long does it take to sell a 3-star hotel?
The average time from mandate to closing for a well-positioned 3-star hotel is 6-9 months: 2-3 months for marketing and buyer qualification, 1-2 months for due diligence, and 1-2 months for negotiation and closing. Assets with issues (licences, litigation) may take longer.
Is it worth refurbishing a 3-star hotel before selling it?
Targeted refurbishments (rooms, bathrooms, lobby) can increase value by 7-15%, but only if the ROI is clearly positive (>1.5× the investment), the timing allows completion before going to market, and operations are not disrupted. KW Hospitality provides a confidential pre-sale analysis to assess the trade-off.
Request a confidential sale mandate
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.
Request a confidential sale mandate → Estimate the value of your hotel