Selling a 5-Star Hotel in Rome
KW Hospitality, the Keller Williams Italia division specialising in hotel brokerage, handles the sale of 5-star hotels in Rome through a network of qualified Italian and international buyers. The Rome 5-star hotel market has specific characteristics that make a specialist broker indispensable: 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 5-star hotel market in Rome in 2026
The Rome hotel market in the 5-star category comprises roughly 35 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 5-star hotel
5-star and luxury hotels represent the top of the market: trophy assets, often historic, international brands, EBITDA margins of 32-42%, multiples of 10-14× (up to 16-18× for iconic trophy assets). Buyers are global institutions, sovereign wealth funds and luxury brands in expansion.
Typical facilities
- • fine dining restaurants
- • luxury spa
- • premium concierge
- • private pool
- • limousine service
- • personal butler
Typical buyer profile
- • sovereign wealth funds
- • global real estate funds
- • luxury brand hotel groups
- • UHNWI
What is a 5-star hotel in Rome worth?
EBITDA multiples for 5-star hotels in Rome in 2026 range between 10× and 14×, with a premium for prime historic-centre locations (+14% modifier). For a typical property of 60 rooms with a RevPAR of € 285 and 82% occupancy, the valuation range is € 26.6M - € 37.2M.
| Metric | Benchmark value |
|---|---|
| EBITDA multiples (5-star category) | 10× – 14× |
| Typical EBITDA margin | 32% – 42% |
| Prime location Rome | +14% |
| Average RevPAR Rome (5-star) | € 285 |
| Average occupancy | 82% |
| Typical room count | 30 – 200 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.
5★ hotel near Piazza di Spagna, 80 rooms, recently refurbished — sold to an Asian luxury brand for €78M in 2025 (multiple of 14× EBITDA plus premium repositioning)
Frequently asked questions
What is a 5-star hotel in Rome worth?
5-star hotels in Rome show highly variable valuations depending on the trophy factor: a typical range of €15-50M for assets of 50-100 rooms, though iconic assets (historic palazzi, luxury brands, prime locations) can exceed €100M. EBITDA multiples of 10-14× are standard, 16-18× for trophy assets.
Which luxury brands are active in the Italian acquisition market?
Luxury brands active in the Italian acquisition market (2025-2026): Rosewood, Four Seasons, Mandarin Oriental, Aman, Ritz-Carlton, St. Regis, Bulgari Hotels, Six Senses, Belmond. They typically enter through affiliation (management or franchise) or direct asset acquisition. KW Hospitality maintains relationships with the buy-side advisers of these groups.
How is a 5-star trophy hotel valued?
For 5-star trophy assets, standard EBITDA multiples are supplemented by a trophy premium that reflects scarcity (architectural or historic uniqueness), potential brand power, repositioning opportunities and alternative use cases (luxury residential, mixed-use). A 10-year DCF with a repositioning scenario is common practice. A multi-source valuation is recommended.
How long does it take to sell a 5-star hotel?
5-star hotels: 9-18 months on average. Trophy assets may require 12-24 months to qualify institutional buyers, prepare complete documentation, run in-depth due diligence and structure the negotiation. Often a single-buyer process rather than a competitive auction.
What return do investors expect from a 5-star hotel?
Expected yield from Italian 5-star hotels for institutional investors: 4-7% cash-on-cash at steady state, with upside from yield enhancement (premium rebranding), repositioning (undermanaged assets) and exit via brand upgrade. Target IRR over a 5-7 year hold: 12-18% for value-add investors, 8-12% for core.
Request a confidential sale mandate
KW Hospitality brokers 5-star hotels in Rome 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