{"id":6014,"date":"2024-12-19T17:52:44","date_gmt":"2024-12-19T16:52:44","guid":{"rendered":"https:\/\/www.rivistaeco.com\/?p=6014"},"modified":"2024-12-19T17:52:44","modified_gmt":"2024-12-19T16:52:44","slug":"this-house-is-not-a-hotel-airbnb-in-italy","status":"publish","type":"post","link":"https:\/\/www.rivistaeco.com\/en\/2024\/12\/19\/this-house-is-not-a-hotel-airbnb-in-italy\/","title":{"rendered":"This House Is Not a Hotel: Airbnb in Italy"},"content":{"rendered":"

Airbnb’s expansion in Italy has sparked doubts and protests. The main concern is its impact on the housing market in tourist-heavy areas. Data shows a significant increase in short-term rentals, often managed as business ventures, although the market remains competitive. Rising housing prices demand clear regulations, following the example of many European and American cities.<\/span><\/i><\/p>\n

The summer of 2024 may be remembered for protests against overtourism. Thousands of residents in Barcelona took to the streets to protest tourists. Similarly, the fight of Venetians against large cruise ships a few years ago might also be recalled.<\/span><\/p>\n

What do residents criticize about mass tourism? They blame it for a series of negative consequences affecting cities and their inhabitants, including rising living costs and housing rents. The latter is particularly critical: the growth of short-term rentals for tourism reduces the availability of homes for year-round residents. This is why Barcelona’s mayor has already announced a ban on short-term stays by 2029. The measure would particularly impact Airbnb, the platform that connects landlords with tourists and has become a major player in this sector over the past decade.<\/span><\/p>\n

Attempts to Regulate the Phenomenon<\/b><\/h3>\n

The Barcelona mayor\u2019s announcement is just the latest in a series of attempts by local governments across the Western world to regulate the phenomenon. Already today in Barcelona, short-term tourist rentals are only allowed if the owner offers a portion of their residence for no more than four months per year. In Paris, short-term leases are capped at 120 days annually. Similar rules exist in Berlin, London, Dublin, Geneva, Brussels, Amsterdam, Athens, New York, and San Francisco. The goal is to limit Airbnb\u2019s use. In some cases, efforts focus on curbing profits from short-term rentals to encourage long-term leases. Venice has proposed such a measure, while Florence\u2019s total ban on new licenses in the historic center was later overturned.<\/span><\/p>\n

At the national level, Italy has introduced some fiscal measures, mainly to combat tax evasion or increase taxation. The Gentiloni government introduced a withholding tax mechanism, while the Meloni government implemented a unique identification code. The 2024 budget law stipulates that anyone renting more than one apartment cannot benefit from the 21% flat tax rate (cedolare secca) and must apply a 26% rate.<\/span><\/p>\n

Airbnb’s Spread in Italy<\/b><\/h3>\n

What is the scale of Airbnb in Italy, and what are its consequences for the housing market?<\/span><\/p>\n

In a 2019 report, we used web-scraping techniques on Airbnb\u2019s website to analyze all listings on the platform, creating a “snapshot” of Airbnb’s presence in Italy during the summer of 2018.<\/span><\/p>\n

The spread pattern is clear: most listings are concentrated in a small number of areas. By comparing the number of Airbnb listings to the total number of homes in each municipality, we developed an index to identify where Airbnb rentals are located. For instance, Vernazza in Liguria holds the record, with four out of every ten apartments listed on Airbnb, while the national average was nine out of every thousand. Notably, for 10% of Italian municipalities, no listings were found. In Venice and Florence, five out of every hundred homes were on Airbnb, while in Rome, Milan, and Bologna, the figure was about 1.5 out of every hundred.<\/span><\/p>\n

For a temporal analysis, we relied on InsideAirbnb, a network providing global Airbnb data using techniques similar to ours. Airbnb’s presence in parts of Italy has grown rapidly (<\/span>see figure below<\/b>). The city with the highest number of Airbnb listings is Rome, comparable to the entire region of Sicily. Next are Milan (with numbers similar to all of Puglia) and Florence. Naples, Bologna, and Venice have significantly fewer listings. In all the regions analyzed, Airbnb’s presence continues to grow (data for Sicily and Puglia in 2024 excludes summer figures).<\/span><\/p>\n

Airbnb Listings in Italian Municipalities and Regions (2014-2024)<\/b><\/h4>\n
\"\"
Source: InsideAirbnb (access date: October 10-11, 2024).<\/figcaption><\/figure>\n

Airbnb as an Entrepreneurial Opportunity<\/b><\/h3>\n

The surge in Airbnb listings would not pose a problem if hosts were individuals occasionally renting part of their homes to tourists, as this would not reduce housing availability for residents. However, a recent study by Milena Almagro and Tom\u00e1s Dom\u00ednguez-Iino on Amsterdam helps us understand whether Airbnb rentals represent genuine business ventures for property owners or merely a way to repurpose empty apartments or rooms. Using their classification, we consider listings in Italy as commercial if they are entire apartments available for more than 90 days annually and booked for over 60 nights per year. The results show that these commercial listings far outnumber sporadic rentals, confirming that Airbnb is primarily a professional activity (see figure below). Given the high profitability of Italy\u2019s tourism sector, it is no surprise that many entrepreneurs are interested in entering this market.<\/span><\/p>\n

Number of Commercial and Non-Commercial Listings in Italian Municipalities and Regions (2024)<\/b><\/h4>\n
\"\"
Source: InsideAirbnb (access date: October 10-11, 2024). Our data also allows us to assess whether Airbnb is a competitive market or dominated by a few entrepreneurs. To do so, we use the Herfindahl-Hirschman Index (HHI), commonly used in competition studies. The findings indicate that Italy\u2019s short-term rental market remains highly competitive (see figure below), even in Bologna, which has the highest index. On average, the top 1% of hosts with the most available properties in each city hold 17% of total listings. In summary, while data shows a widespread commercial use of Airbnb\u2014contradicting its original sharing economy nature\u2014the market remains highly competitive, with no dominant actors monopolizing the supply.<\/figcaption><\/figure>\n

Market Concentration of Airbnb Rentals in Italian Municipalities and Regions (2024)<\/b><\/h4>\n
\"\"
Note: The Herfindahl-Hirschman Index (HHI) measures market concentration to evaluate a sector\u2019s competitiveness. It is calculated by summing the squares of the market shares of all firms in a given market. In this case, market shares are calculated in each area as the percentage of commercial Airbnb listings held by a host divided by the total available listings. HHI values range from 0 to 10,000, where low values indicate a competitive market, and a value of 10,000 represents a monopoly. Source: InsideAirbnb (access date: October 10-11, 2024).<\/figcaption><\/figure>\n

Airbnb and Housing Prices<\/b><\/h3>\n

Balancing the advantages and disadvantages for property owners and residents, calculating the overall effects of Airbnb\u2019s spread is a complex task requiring sophisticated mathematical models. Therefore, we focus on Airbnb\u2019s most direct and controversial effect: its impact on housing prices. The data and analyses build on our 2019 report.<\/span><\/p>\n

The first analysis, conducted at the municipal level, compares average property prices in Italian cities to Airbnb\u2019s spread. All else equal, cities with a 1% higher Airbnb presence have, on average, 6.7% higher property prices and 5.7% higher rents. Naturally, one might ask whether the price increases are more pronounced in cities with more commercial Airbnb listings. This is indeed the case for Sicilian and Apulian cities: a 1% increase in commercial Airbnb presence is associated with a 2.2% rise in prices, while a similar increase in non-commercial Airbnb listings corresponds to only a 0.7% increase.<\/span><\/p>\n

This type of analysis is informative and descriptive. Airbnb\u2019s distribution in Italy\u2014and its growth\u2014is not random, and our data cannot establish that price increases are entirely due to short-term rental growth. It is expected that Airbnb listings would grow more in tourist areas, complicating the identification of a causal relationship between Airbnb\u2019s growth and rising property prices.<\/span><\/p>\n

To overcome this challenge, we use the methodology developed in a 2018 study by economists Kyle Barron, Edward Kung, and Davide Proserpio. This allows us to isolate the causal effect Airbnb\u2019s spread has had on property prices. For Rome, results suggest that a 10% increase in Airbnb listings leads to an average 0.3% increase in property prices. However, no significant effect on rental prices was found.<\/span><\/p>\n

The global rise in short-term rentals has similar consequences on local economies. Like our analysis for Italy, studies have shown that Airbnb\u2019s spread is associated with rising property prices in Amsterdam, Barcelona, Los Angeles, and New York. All these cities\u2019 administrations have imposed limits on short-term tourist rentals.<\/span><\/p>\n

With Airbnb\u2019s continued expansion, similar measures should be adopted in Italy, particularly to impose limits on entrepreneurial and commercial use.<\/span><\/p>\n

Tortuga is a think tank composed of students, researchers, and professionals in economics and social sciences. It serves institutions and policymakers to create a better Italy. Tortuga includes over 50 members under 30, based in Italy and worldwide. Contributors to this article: Amalia Fumagalli, Sergio Inferrera, Chiara Soriolo, Anna Vicinanza.<\/span><\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

Airbnb’s expansion in Italy has sparked doubts and protests. The main concern is its impact on the housing market in tourist-heavy areas. 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