Florence Short-Term Rental Rules for American Property Buyers
Florence has implemented the most restrictive short-term rental regulations of any major Italian city. New affitti brevi (short-term rental) registrations in the Centro Storico are effectively suspended for newly purchased properties as of 2023. Properties with active existing registrations can continue. For buyers with rental intentions, this is the single most important thing to verify before purchase.
The Florence Centro Storico Restriction
In 2023, the City of Florence designated the Centro Storico as a Zona di Attenzione for short-term rental saturation and suspended new CIR (codice identificativo regionale) registrations in that zone. This means that if you buy a Centro Storico apartment today that does not already have an active CIR, you cannot register it for affitti brevi (Airbnb-style short-term rentals under 30 days) under current rules.
The restriction is intended to be permanent under current municipal policy, not temporary. This is a structural change to the Florence rental market, not a phase that will resolve itself in a few years. Buyers who purchased before the restriction date and have active CIR registrations are operating legally. Buyers who acquire properties without existing registrations cannot create new ones in the restricted zone.
What the Restriction Covers and Does Not Cover
Covered by the restriction (cannot be newly registered in Centro Storico): affitti brevi (bookings under 30 days) on any platform including Airbnb, Vrbo, and Booking.com.
Not covered by the restriction: medium-term furnished rentals over 30 days (canone libero); long-term lease contracts (canone concordato or canone libero); personal use with no rental income.
For buyers who want to rent the property periodically, a medium-term furnished rental framework over 30 days is still available in the Centro Storico. The rates are lower than peak affitti brevi rates, but the framework is legal and functional.
The Value of Existing CIR Registrations
A Centro Storico property sold with an active, transferable CIR registration has genuine incremental value over an identical property without one. The transferability must be independently verified before any offer. The process for transferring a CIR to a new owner involves notifying the Comune di Firenze and meeting any conditions attached to the existing registration.
Do not rely on the seller or the seller's agent to confirm transferability. Have your Italian attorney verify it directly with the municipality before signing a compromesso.
Oltrarno and Outer Neighbourhoods
The short-term rental restriction applies specifically to the Centro Storico zone as designated by the Comune di Firenze. Oltrarno, San Frediano, San Niccolo, and neighbourhoods outside the designated zone are less restricted as of early 2026, but the regulatory direction is toward expansion, not relaxation. Verify the current zoning status for any specific address with a local specialist before purchase.
National CIN Requirements
Italy's 2024 national legislation requires all short-term rental operators across the country to obtain a codice identificativo nazionale (CIN) and display it on all listings. This applies in Florence alongside (and in addition to) the local CIR. For properties in non-restricted Florence zones, both the national CIN and the local CIR are required to operate legally.
Frequently Asked Questions
Can I buy a Centro Storico apartment in Florence and put it on Airbnb?
Not if the property does not already have an active, transferable CIR registration. New affitti brevi registrations in the Centro Storico are suspended. You can purchase a property with an existing active CIR, but you must verify transferability with your attorney before signing a compromesso.
Does the Centro Storico rental restriction apply to rentals over 30 days?
No. The restriction applies to affitti brevi (short-term rentals under 30 days). Medium-term furnished rentals over 30 days are still permitted in the Centro Storico under the canone libero framework.
How do I know if a Florence apartment has a transferable CIR registration?
Ask your Italian attorney to verify directly with the Comune di Firenze that the CIR is active, attached to the property (not solely to the individual seller), and transferable to a new owner. Do not rely on the seller's representations or the listing description. Verify independently before any commitment.
Are the rental restrictions in Florence likely to expand to other neighbourhoods?
The regulatory direction in Florence is toward restriction, not liberalisation. Oltrarno and outer zones may face similar restrictions in future years. Buyers making long-term financial cases dependent on short-term rental income from Florence properties should factor in this regulatory risk.