Venice
The floating city; UNESCO canal network; unparalleled architecture; luxury lifestyle investment
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
⚠ Local STR Restrictions — Venice
Venice (Sestieri): STR licenses frozen in historic core. 120-night annual cap.
Market Analysis — Venice
Key demand drivers and main investment risks
✅Demand Drivers
- •UNESCO World Heritage
- •unique architecture
- •zero-car city
- •luxury tourism
- •25M+ visitors annually
⚠️Key Risks
- •120-day cap limits STR income
- •very high purchase prices
- •flooding/acqua alta risk
- •tourism overcrowding
🇮🇱 Notes for Israeli investors
Niche lifestyle buyers; second-home appeal; growing Israeli diaspora interest
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Italian · Source
The International School of Venice
Curricula: British Curriculum integrated with Italian ministerial programmes; British National Curriculum; English Foundation Stage; English National Curriculum; EYFS; Italian ministerial curriculum; Italian National Curriculum
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Venice
812 for sale·695 for rent
Properties for Sale in Venice
Latest Listings
Showing 1–12 of 50 listings
3-Bed Apartment · 127 m² in Lido di Venezia
1-Bed Apartment · 77 m² in Lido di Venezia
5-Bed Apartment · 150 m² in Lido di Venezia
3-Bed Apartment · 150 m² in Mestre (Mainland)
2-Bed Apartment · 66 m² in Castello
5-Bed Villa · 330 m² in Lido di Venezia
3-Bed Apartment · 124 m² in Lido di Venezia
3-Bed Apartment · 144 m² in Lido di Venezia
4-Bed Villa · 252 m² in Cannaregio / Dorsoduro
3-Bed Apartment · 100 m² in Mestre (Mainland)
2-Bed Apartment · 90 m² in Castello
2-Bed Apartment · 156 m² in Castello
Yield by Neighborhood — Venice
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Mestre (Mainland) mainlandvaluehigher yield | €2,500–€3,200 (₪8,706–₪11,143) | 5%–7% | License Required CIN mandatory; no 120-day island cap; mainland Venice | |
| Santa Croce | €4,600–€5,000 (₪16,018–₪17,411) | 5%–8% | N/A | |
| Lido di Venezia | €4,600–€5,000 (₪16,018–₪17,411) | 5%–8% | N/A | The barrier-island beach resort hosting the Venice Film Festival. Golden-visa/lifestyle fit: cars permitted, larger villas and apartments, seasonal beach demand plus festival peaks — a distinct lifestyle complement to the historic-island picks. |
| Castello | €4,600–€5,000 (₪16,018–₪17,411) | 5%–8% | N/A | The largest sestiere and home of the Biennale Giardini and Arsenale. Authentic, residential Venice with strong event-driven (Biennale, Film Festival) STR peaks and slightly more attainable entry than San Marco. |
| Cannaregio / Dorsoduro authenticresidentialltr | €4,500–€5,500 (₪15,670–₪19,152) | 5.5%–7.5% | License Required CIN + CIR mandatory; 120-day annual cap; key-box ban; tourist tax | Authentic residential; locals still living; best LTR fundamentals; university area |
| San Marco / Rialto iconictrophytourist | €5,000–€7,000 (₪17,411–₪24,375) | 6%–8% | License Required CIN + CIR mandatory; 120-day annual STR cap per property; day-tripper fee; key-box ban | Prime tourist core; Piazza San Marco; highest nightly rates; 120-day cap limits income |
| San Polo | €4,600–€5,000 (₪16,018–₪17,411) | 5%–8% | N/A | The compact commercial heart around the Rialto market. Maximum central footfall in the smallest sestiere; premium STR economics within the strict Venetian licensing regime. |
| Giudecca | €4,600–€5,000 (₪16,018–₪17,411) | 5%–8% | N/A | The quieter island across the canal, now a luxury-hotel and design destination (Hilton Molino Stucky, Cipriani). An emerging, view-rich market with a luxury-regeneration thesis and lagoon panoramas. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Venice
Mestre (Mainland)
Price from €2,500/m² (₪8,706/m²)
Santa Croce
Price from €4,600/m² (₪16,018/m²)
Lido di Venezia
The barrier-island beach resort hosting the Venice Film Festival. Golden-visa/lifestyle fit: cars permitted, larger villas and apartments, seasonal beach demand plus festival peaks — a distinct lifestyle complement to the historic-island picks.
Price from €4,600/m² (₪16,018/m²)
Castello
The largest sestiere and home of the Biennale Giardini and Arsenale. Authentic, residential Venice with strong event-driven (Biennale, Film Festival) STR peaks and slightly more attainable entry than San Marco.
Price from €4,600/m² (₪16,018/m²)
Cannaregio / Dorsoduro
Authentic residential; locals still living; best LTR fundamentals; university area
Price from €4,500/m² (₪15,670/m²)
San Marco / Rialto
Prime tourist core; Piazza San Marco; highest nightly rates; 120-day cap limits income
Price from €5,000/m² (₪17,411/m²)
San Polo
The compact commercial heart around the Rialto market. Maximum central footfall in the smallest sestiere; premium STR economics within the strict Venetian licensing regime.
Price from €4,600/m² (₪16,018/m²)
Giudecca
The quieter island across the canal, now a luxury-hotel and design destination (Hilton Molino Stucky, Cipriani). An emerging, view-rich market with a luxury-regeneration thesis and lagoon panoramas.
Price from €4,600/m² (₪16,018/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
The Yield Illusion: Why Municipal STR Regulations are Destroying Cross-Border Valuations
A massive "Yield Illusion" has formed. Investors are pricing properties based on historical cash flows, fatally ignoring that hyper-local municipal regulations have decoupled historical performance from future returns.
Market Review — Venice
Venice is one of the world's most unique property markets. Strict regulations on new construction and the city's unmatched tourism draw create exceptional scarcity value. Dorsoduro, Cannaregio, and San Polo offer investment opportunities, while the Mestre mainland provides more affordable options with Venice connectivity. Venetian property is a true store of value.
Last updated: April 26, 2026
Discussions — Venice
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