Two markets owners weigh against each other constantly, and nobody publishes the numbers side by side. Here they are. Every figure below is built on nights actually sold, never on an occupancy percentage, and every figure is shown in euros on both sides so the comparison means something.
| What we measure | Tuscany | Amalfi Coast |
|---|---|---|
| Nightly rate, high season | €950 | €1,150 |
| Nightly rate, low season | €400 | €450 |
| Nights sold, high season | 70 | 70 |
| Nights sold, low season | 45 | 40 |
| Total nights sold per year | 115 | 110 |
| Gross annual income | €84,500 | €98,500 |
| What an agency takes | 30% | 35% |
| Net, self-managed on a platform | €71,400 | €83,200 |
| Net, through an agency | €59,100 | €64,000 |
All figures on this page are shown in euros, on both sides, so the two columns can be compared. The individual market pages show local currency.
Tuscany sells 70 nights at €950 and 45 outside the peak. Amalfi Coast sells 70 at €1,150 and 40 outside it. Amalfi Coast concentrates its year into fewer, more expensive nights. Tuscany spreads it across more of them. The annual totals can land close together while the risk does not: the concentrated market punishes a lost peak week far harder than the longer season does. Which of the two you want depends on whether the villa has to pay for itself, or merely help.
Because it is the most misleading number in this business, and it is the one every other site quotes. An occupancy rate of 50% sounds moderate. Multiply it by 365 and you have implied 182 nights sold. A seasonal villa does not sell 182 nights. It sells the weeks people want and stands empty the rest of the year, and nobody is even trying to rent it in November. The occupancy model overstates seasonal markets by roughly a factor of two. We count nights actually sold, and nothing else.
This is where the comparison turns. An agency takes about 30% in Tuscany and about 35% in Amalfi Coast. Manage the villa yourself on a platform and you lose about 15.5% in either. The commission gap can be worth more than the difference in gross, which is why comparing headline revenue alone is how owners get this decision wrong.
Both benchmarks on this page are our estimates, built from comparable markets and public rate data. They are not yet confirmed by an operator who set the prices and paid the staff in Tuscany or Amalfi Coast. We label them that way rather than pretend to a certainty we do not have. If you own in either market and tell us what you actually earned, this page gets better and you get to see where you truly sit.
Four questions and we will tell you what yours specifically can earn, not what the market average earns. Free, and free permanently.
Estimate my villa →Amalfi Coast, by about 17%. Roughly €84,500 a year in Tuscany against €98,500 in Amalfi Coast, for the same well-maintained 4-bedroom villa, professionally marketed. That is gross. What reaches your account depends on whether you self-manage or hand it to an agency, and the gap between those two outcomes is larger than the gap between these two markets.
About 115 in Tuscany and 110 in Amalfi Coast, on our benchmark. Nights sold, not occupancy. We never quote an occupancy percentage because multiplying one by 365 flatters a seasonal market by roughly a factor of two: the villa is not on the market for most of the year, and nobody is trying to sell it in November.
This page cannot tell you, and anyone who claims it can is selling you something. Rental income is one half of a yield. The purchase price is the other half, and it varies more between two streets than it does between two countries. A high gross on a very expensive property is frequently a worse investment than a modest gross on a cheap one. Get both numbers before you decide.
About 30% in Tuscany and about 35% in Amalfi Coast, of everything the guest pays, before a single bill is settled. Self-managing on a platform costs about 15.5%. Nobody publishes these figures because every party in the chain benefits from the owner not knowing them. Our team has worked both sides of that trade, which is how we know.
Estimates are based on destination benchmarks and property attributes, not on a formal appraisal. Amounts are shown in local currency using approximate conversion rates. Actual results depend on marketing, pricing strategy and seasonality. Last updated 14/07/2026.