Selling a 4-Star Hotel in Venice
KW Hospitality, the Keller Williams Italia division specialising in hotel brokerage, handles the sale of 4-star hotels in Venice through a network of qualified Italian and international buyers. The Venice 4-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 4-star hotel market in Venice in 2026
The Venice hotel market in the 4-star category comprises roughly 180 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 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 Venice worth?
EBITDA multiples for 4-star hotels in Venice in 2026 range between 9× and 12×, with a premium for prime historic-centre locations (+21% modifier). For a typical property of 75 rooms with a RevPAR of € 225 and 82% occupancy, the valuation range is € 22.3M - € 29.8M.
| Metric | Benchmark value |
|---|---|
| EBITDA multiples (4-star category) | 9× – 12× |
| Typical EBITDA margin | 28% – 38% |
| Prime location Venice | +21% |
| Average RevPAR Venice (4-star) | € 225 |
| 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 Venice worth?
For a 4-star hotel in Venice 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 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