Selling a 4-Star Hotel in Portofino
KW Hospitality, the Keller Williams Italia division specialising in hotel brokerage, handles the sale of 4-star hotels in Portofino through a network of qualified Italian and international buyers. The Portofino 4-star hotel market has specific characteristics that make a specialist broker indispensable: an iconic global luxury destination (Belmond Splendido), a vertical market of ~20 properties in total, 5★ ADR of €1200-4000+, absolute scarcity of licences.
The 4-star hotel market in Portofino in 2026
The Portofino hotel market counts roughly 8 recorded properties in the 4-star category. Seasonality is typically strong and concentrated from May to September, with many properties closing from November to March.
Factors specific to the Portofino market
- ›Iconic global luxury destination (Belmond, Splendido)
- ›Ultra-niche vertical market (~20 properties in total across the area)
- ›5★ ADR among the highest in Europe (€1200-4000+)
- ›Demand exclusively from global HNWIs/UHNWIs
- ›Absolute scarcity of licences: no new asset can be authorised
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 EBITDA margins of 28-38% and multiples of 9-12× that make them a preferred asset class for institutional investors.
Typical facilities
- • restaurant
- • bar
- • fitness
- • meeting rooms
- • concierge
- • valet
Typical buyer profile
- • family offices
- • institutional investors
- • international operators
- • hotel funds
What is a 4-star hotel in Portofino worth?
EBITDA multiples for 4-star hotels in Portofino in 2026 range between 9× and 12×, with a premium for prime historic-centre locations (+30% modifier). For a typical property of 75 rooms with a RevPAR of € 380 and 82% occupancy, the valuation range is € 40.2M - € 53.6M.
| Metric | Benchmark value |
|---|---|
| EBITDA multiples (4-star category) | 9× – 12× |
| Typical EBITDA margin | 28% – 38% |
| Prime location Portofino | +30% |
| Average RevPAR Portofino (4-star) | € 380 |
| Average occupancy | 82% |
| Typical room count | 40 – 150 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 a 4-star hotel in Portofino worth?
For a 4-star hotel in Portofino with 60 rooms, a RevPAR of €140 and EBITDA of €700K, the typical valuation ranges between €5.5M and €8M (multiples of 9-12×). The main value drivers: prime location (historic centre versus outskirts), brand affiliation, F&B quality, wellness offering and building condition.
What are the EBITDA multiples for 4-star hotels in the Italian market?
EBITDA multiples for 4-star hotels in Italy (2025-2026): a general range of 9-12×, with a premium for assets in art cities (Rome, Florence, Venice: +10-15%), international brand affiliation (+8-12%) and historic or heritage properties (+5-10%). Secondary assets, or those with operational issues, can fall to 7-8×.
Who are the typical buyers of 4-star hotels?
The main buyers of Italian 4-star hotels: Italian and foreign family offices (35%), institutional hotel funds (30%), international operators in expansion (20%) and HNWI with hospitality experience (15%). Through the Keller Williams network across 50+ countries, KW Hospitality actively reaches cross-border buyers.
How long does it take to sell a 4-star hotel?
Average time from mandate to closing for 4-star hotels: 6-12 months. The variables: quality of documentary preparation (data room), realistic pricing, complexity of the structure (property versus operating business, leasehold versus freehold) and any litigation. Well-prepared trophy assets can close in 4-6 months with multiple bids.
What does the data room need for the sale of a 4-star hotel?
Standard data room for the sale of a 4-star hotel: the last 3 years of accounts plus 6 months of current figures, monthly P&L, operating KPIs (occupancy, ADR, RevPAR, GOP), STR competitive set report, staff and management contracts, licences and permits, property surveys, F&B contracts, key suppliers, litigation (if any), cadastral valuations and planning documentation.
Request a confidential sale mandate
KW Hospitality brokers 4-star hotels in Portofino 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