Selling a 3-Star Hotel in Venice
KW Hospitality, the Keller Williams Italia division specialising in hotel brokerage, handles the sale of 3-star hotels in Venice through a network of qualified Italian and international buyers. The Venice 3-star hotel market has specific characteristics that make a specialist broker indispensable: UNESCO heritage, asset scarcity (no new build), ADRs among the highest in Europe, and the Biennale, Carnival and Film Festival generating a rich seasonality.
The 3-star hotel market in Venice in 2026
The Venice hotel market in the 3-star category comprises roughly 220 recorded properties. Seasonality is typically high all year round, peaking at Carnival (February), the Architecture and Art Biennale (May to November) and the Film Festival (September).
Factors specific to the Venice market
- ›UNESCO heritage unmatched worldwide, scarcity of new-build supply
- ›Premium global ADR (among the highest in Europe for 5★)
- ›The Art/Architecture Biennale generates extended demand (6+ months)
- ›Film Festival in September, Carnival in February (peak periods)
- ›Restrictions on permits for new properties → scarcity of existing assets
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 Venice worth?
EBITDA multiples for 3-star hotels in Venice in 2026 range between 7× and 10×, with a premium for prime historic-centre locations (+21% modifier). For a typical property of 50 rooms with a RevPAR of € 135 and 75% occupancy, the valuation range is € 5.7M - € 8.1M.
| Metric | Benchmark value |
|---|---|
| EBITDA multiples (3-star category) | 7× – 10× |
| Typical EBITDA margin | 22% – 32% |
| Prime location Venice | +21% |
| Average RevPAR Venice (3-star) | € 135 |
| Average occupancy | 75% |
| 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 Venice?
The value of a 3-star hotel in Venice 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 Venice?
The typical buyer profile for 3-star hotels in Venice: 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 Venice 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