Villa a Castel San Gimignano - Zona Collinare, San Gimignano
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Italy ownership, tax and letting rules
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No CIN stated
The listing prints no CIN and says nothing about short-term letting, which is the norm for an Italian for-sale advertisement: an open question for the agency, not a red flag. The regional code and the national CIN are filed per unit under the buyer’s own codice fiscale once the sale completes.
Italy requires a national CIN (Codice Identificativo Nazionale) for every short-term let, on top of the regional code. Since May 2026 Airbnb and Booking delist listings without a valid CIN; operating without one carries fines of EUR 800-8,000. Regional registration for this property sits with Toscana (Ross1000) (CIR/CIN). From the third short-let property the activity is classed as a business (Partita IVA, social contributions, no cedolare secca). Brixfox models a single-property, non-professional owner.
A CIN is issued for a unit to the person who operates it, and it does not pass with the sale: the buyer files the regional code and the national CIN again under their own codice fiscale. Have an Italian commercialista confirm the comune still accepts new short-term lets (Florence and Venice cap them in their historic centres) before underwriting rental income.
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact property on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is the cedolare secca at 21% of gross rent, the rate for a non-professional owner letting one property: a second let property pays 26%, and from the third the letting is a business (Partita IVA, no cedolare secca). IMU (at the comune's published rate, or the median rate where it is not on file) and the registration tax rest on a cadastral value modelled from the price, as the listing states no rendita catastale; the visura catastale gives the real figure. Financing is not modelled.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Italy ownership, tax and letting rules
Where it sits, and who confirms it
Location
Approximate areaSan Gimignano · Tuscany
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Score, and what could go wrong
Brixfox Score
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Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -19 pts occupancy | 30% | •••• | ••% |
| -9 pts occupancy | 40% | •••• | ••% |
| Expected | 49% | •••• | ••% |
| +10 pts occupancy | 59% | •••• | ••% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost · upgrade to Pro to stress-test this yield
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Property Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Italy ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Market factors in Italy may impact actual yields.