ADR and occupancy: the two numbers that matter
Short-term rental revenue is the product of two variables: average daily rate (ADR) and occupancy rate (occupied nights / available nights). Annual gross is estimated by multiplying ADR × occupied nights.
On Lake Como a well-positioned, well-managed mid-range apartment typically ranges between EUR 120-180 in average annual ADR (higher in peak months, lower in shoulder months) and an occupancy between 55% and 75%. A premium lakefront property in Bellagio or Varenna can easily push ADR above EUR 250, but usable nights concentrate from mid-April to late September.
Gross vs net: what really comes off the top
From a realistic gross of EUR 25,000-35,000 per year for a mid-range apartment in central Como, you need to subtract: platform commissions (15-20% blended across Airbnb + Booking + Expedia), property manager commission (typically 15-25% of OTA net), cleaning fees (EUR 50-80 per turnover), ordinary maintenance, utilities and linen, tourist tax (collected from the guest and remitted to the Municipality — cash-flow neutral but to be tracked), flat-tax or IRPEF.
Net to the owner, after everything, typically falls between 50% and 65% of OTA gross. On a EUR 30,000 gross that's EUR 15,000-19,500 net per year.
What really moves the result
Location: lake view drives 25-40% higher ADR vs the same property in an equivalent area with no view. Distance from ferries and the lakefront has a similar pull.
Setup quality: professional photos, hotel-grade linen, smart TV, air conditioning and fast Wi-Fi are not optional — they are prerequisites to compete on ADR.
Active pricing management: leaving ADR static all year loses 15-25% of revenue compared to dynamic pricing that follows seasonality, local events and booking-window patterns.
Multi-channel strategy: listing only on Airbnb means leaving on the table 20-30% of bookings that Booking and Expedia could intercept. Adding long-stay channels like subito.it reduces the gaps in traditionally low months.
The mistakes we see most often
Overestimating your property: every owner is convinced their home is worth more than the area benchmark. Historical data says otherwise. Start from a realistic estimate and improve it with operational levers.
Underestimating reviews: a property with 50 reviews at 4.8 stars beats the same property with 5 reviews at 5 stars. Building a fast review base in the first 6-12 months is a top priority.
No low-season plan: November-March on Lake Como is hard for tourist-only rentals. Without active long-stay channels, occupancy collapses and annual revenue compresses.
How to realistically estimate your property
Our public Revenue Simulator returns a preliminary estimate based on the area, the property type and its features. It is freely available and gives a first read in a few minutes.
For an accurate analysis you need our internal historical database: the preliminary consultation is free and includes area benchmarks, an ADR/occupancy estimate and a net projection after costs and commissions.