FriuliVillas

Short-let calculator: what a second home in Friuli can earn

Pick the town, the nights and the prices: the calculator spreads the nights across the months the way tourists actually come to that town, then takes off platform fees, tax, cleaning, running costs and ILIA. In Grado, 70 nights leave about €1,900 a year.

Published 22 October 2026

Flat-rate tax (cedolare secca)
21% on one home chosen in the tax return, 26% on the others

Nights month by month, following tourist stays in Grado

Jan: 0Jan0Feb: 0Feb0Mar: 1Mar1Apr: 3Apr3May: 7May7Jun: 11Jun11Jul: 17Jul17Aug: 19Aug19Sep: 9Sep9Oct: 2Oct2Nov: 0Nov0Dec: 1Dec1

2023–2025 stays from Friuli Venezia Giulia open data; the pale bar is the days in the month, the ceiling.

Gross takings€8,430
− Commissions€1,260
− Flat-rate tax (21%)€1,770
− Cleaning (20 stays)€1,200
− Fixed costs€1,800
− ILIA€500
What you keep€1,900

Gross yield on value

3.4%

Net yield on value

0.8%

Tourist tax: €0.80 per person per night (up to 14 nights). The guest pays it; whoever collects the rent passes it to the town. With these nights that is about €170 a year — not income.

A guide for orientation, not a promise of income: you set nights and prices, and in Friuli many let homes work only a few weeks a year. Not included: income tax on other earnings, extraordinary expenses, the manager's time. The rules (CIN, guest identification, two-apartment limit) are in the guide.

How to use it

Choose the town and enter the nights you expect to let in a year, guests per night, the nightly rate from June to September and for the rest of the year, and the length of a typical stay. Then the costs: platform commission, cleaning and linen per stay, yearly running costs (utilities, internet, insurance, upkeep), ILIA property tax, the value of the home, and the Italian flat-rate tax: 21% if this is the home you chose in your tax return, 26% if it is another one.

The nights are not spread at random: they follow the town's own month-by-month tourist stays over 2023–2025, from the Region's open data, without exceeding the days in each month. Where there are too few tourists for a reliable pattern, the nights are spread evenly over the year.

Averages, so you don't start from the best case

No open source says how many nights a particular home lets in a particular town. There are some benchmarks:

  • nights per bed, our estimate from PromoTurismoFVG 2025 figures for registered flats: about 15 a year in the Lignano area, 34 in Grado, 54 in Trieste. For a four-bed home that means roughly 21, 48 and 83 nights let;
  • spending per night reported by foreign groups renting a whole home, median: Grado €117, Lignano €107, Trieste €60, the whole region €86 (Bank of Italy, 2023–2025);
  • on the platforms, regionally: 2.9 guests per night let and 3.5 nights per stay (Eurostat, 2025);
  • Airbnb keeps 15.5% when the host takes on all the service fees.

A worked example in Grado

With 70 nights, €130 a night from June to September, €85 in the other months and the costs the calculator starts with (replace them with your own), a home in Grado takes about €8,430 gross and leaves about €1,900: 0.8% on a value of €250,000. At 50 nights, close to the estimated average for a four-bed home in Grado, about €700 is left. In Friuli many let homes work only a few weeks a year; that is the place to start, not the August calendar.

What the sums leave out

  • It is a guide, not a promise of income: you set the nights and the prices.
  • Tax is worked out on gross takings without deducting fees, which is the cautious reading.
  • Not included: income tax on your other earnings, one-off repairs, and the time spent on check-ins and cleaning.
  • Tourist tax is not part of your takings: it belongs to the guest, and the person collecting the rent hands it on to the town. The estimate multiplies rate, guests and nights, ignoring the cap on taxable nights per stay.
  • For the rules (CIN code, guest registration, the 2-flat limit), see the guide short-term letting in 2026; each town's season, month by month, is in tourism town by town.

Questions

How much can I earn from a holiday let in Friuli?

It depends on the nights more than the price. In Grado, 70 nights at €85 to €130 leave about €1,900 a year after fees, tax, cleaning, running costs and ILIA.

How many nights a year does a holiday flat in Lignano get booked?

Fewer than most people think: for the Lignano area we estimate about 15 nights a year for each bed in a registered holiday flat, roughly 21 nights let for a four-bed home. The average includes flats that are rarely let.

How much flat-rate tax (cedolare secca) do I pay on a holiday let in Italy?

21% on the home you name in your tax return, 26% on any others. The calculator takes it off gross takings; the guide short-term letting in 2026 has the full rules.

Sources and method

Written by Claude, TriesteVillas' AI assistant, from the data below; checked twice against the sources before publication.

The figures on this page come from:

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