Affitti Brevi Italia

What Affitti Brevi Italia does

Affitti Brevi Italia Srl is a privately held Italian real estate services company founded on June 3, 2017 by Massimo Magni and headquartered in Lecco, with its legal registered office in Milan. The company operates a national franchise/affiliate network of 50+ Property Managers and agencies managing approximately 1,000 short-term rental accommodations across 100+ Italian locations in at least 15 regions. The network generates approximately €10 million in annual business volume. The company serves three customer segments: Property Managers and agencies that join the network as franchise/affiliate licensees, individual property owners who delegate short-term rental management to network partners, and end travellers who book via the proprietary affittibreviitalia.com portal or OTAs.

The core technology stack is the MarcoPolo gestionale — a customized property management system built on Guesty (formerly Avantio) infrastructure — which provides a channel manager, unified inbox, dynamic pricing, owner reporting, accounting, and the Alloggiati Web integration for mandatory Italian guest registration. The stack is complemented by a proprietary Booking Engine (affittibreviitalia.com), a smart home/Domotica app integrated with Vikey smart locks, the Harmony communication automation system, an Intranet del Turista guest portal, and a custom Power BI business intelligence dashboard with break-even visualization and occupancy forecasting. Exclusive insurance products (Host Proprietario del fabbricato liability coverage and Tariffa Assicurata guest insurance) are integrated with the booking engine. The company complements technology with professional services including dedicated tutor support, legal and tax advisory through HospitalityLawLab.net (led by Avv. Donatella Marino), digital marketing, property valorization (home staging), and a structured 78-day Neo-imprenditori launch program for new affiliate partners.

The business model is a franchise/affiliate network combined with marketplace commissions. The parent company earns revenue from commissions on managed bookings routed through the network, subscription and licensing fees from affiliated Property Managers for access to the brand, MarcoPolo, training, and marketing tools, marketplace fees from its direct Booking Engine, and ancillary revenue streams from digital marketing, insurance commissions, and property valorization services. Go-to-market is channel-partner-led for recruiting affiliates and sales-led for acquiring property owners; marketing combines SEO, paid social, email, and annual conventions. The company is bootstrapped with no disclosed external funding and remains in founder-led control under Massimo Magni as President.

Name

Affitti Brevi Italia

Legal name

Affitti Brevi Italia Srl

Website

https://affittibreviitalia.it

Company type

Private

Founded year

2017

Operating status

Operating

Headcount range

101–250 employees

Short description

Affitti Brevi Italia is an Italian franchise network of 50+ Property Managers operating a customized Guesty-based property management platform (MarcoPolo) across 100+ locations, managing ~1,000 short-term rental properties for property owners and serving travellers via its direct booking portal.

Ownership category

akta.pro rank

Product category

Short-term rental property management

NAICS

Residential Property Managers (531311)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Full-Service Vacation Rental Property Management (BPAJAIAA)

akta.pro secondary industries

Full-Service Vacation Rental Property Management (THAMAKAA), Lodging & Vacation Rental Booking Platforms (BPAMAIAC)

Keywords

• Short-term rental management
• Property management services
• Vacation rental network
• Property manager franchise
• Booking engine platform

Headquarters

HQ city

Lecco

HQ country

Italy

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Marketing or Sales, Operations, Technology or R&D, Others

Revenue model

1. Property Management and Commission Fees: Affitti Brevi Italia operates a franchise/affiliate network of Property Managers who pay for access to the brand, the MarcoPolo gestionale, training, legal support, and marketing tools. Revenue is generated through commissions on managed bookings, service fees from affiliated agencies, and licensing of the brand to network partners.
2. Booking Engine Direct Bookings: The company's own booking portal (affittibreviitalia.com) drives direct reservations for properties managed by network partners, generating booking engine revenue and reducing OTA commission dependency for property owners.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels9 records

Core offering

Affitti Brevi Italia operates a national franchise/affiliate network that delivers end-to-end short-term rental management services for property owners across Italy, executed by a network of 50+ affiliated Property Managers and agencies using a proprietary technology stack (MarcoPolo PMS, Channel Manager, Booking Engine, domotics app, Power BI dashboards, Harmony automation, exclusive insurance products). The company also recruits and trains new Property Managers through subscription-based network membership, with a separate "Neo-imprenditori" pathway for aspiring entrepreneurs. End travellers can book network properties directly via the company's own portal (affittibreviitalia.com) or through OTA channels (Airbnb, Booking.com, HomeAway).

Product overview

Affitti Brevi Italia operates as a national network of over 50 Property Managers and agencies managing approximately 1,000 properties across 100+ Italian locations. The platform consists of a core technology stack centered on the proprietary MarcoPolo Gestionale (built on Guesty infrastructure) paired with a direct Booking Engine (affittibreviitalia.com). This is complemented by premium service modules including: Guest Experience for automated check-in and guest communications via the App and Harmony system; Business Intelligence e Revenue Management powered by Power BI for dynamic pricing; Digital Marketing and Property Acquisition tools; Domotica for smart home integration; Valorizzazione Immobiliare for property staging; and support services including Legal/Tax Advisory, Continuous Assistance, and Dedicated Tutor. The network also provides proprietary insurance products (Coperture Assicurative) covering host liability and guest cancellation protection. New Property Managers can join via two pathways: Linea Network for established professionals, and Linea Neo-imprenditori for those starting from scratch with a structured 78-day startup program.

Differentiator

Problem solved

Functional benefit

Products and services

• MarcoPolo Gestionale Cloud-based property management and channel manager system, customised on Guesty/Avantio infrastructure, that centralises listings, pricing, bookings, guest communications, owner relationships, and accounting for network Property Managers. It is the only Guesty configuration in Italy open to operators managing fewer than 20 properties.
• Direct Booking Engine Proprietary online booking portal (affittibreviitalia.com) enabling travellers to reserve network-managed properties directly, increasing direct bookings and reducing OTA commission dependency.
• Domotica (Smart Home) Service Smart home integration service for automated guest reception, including keyless entry, remote thermostat control, and multi-property remote management via a mobile app linked to MarcoPolo and integrated with Vikey smart locks.
• Guest Experience Platform Integrated guest communication and journey management service including online check-in, Tourist Intranet, unified messaging inbox, Harmony automation, and local experience partnerships designed to drive loyalty and repeat bookings.
• Business Intelligence and Revenue Management Service Analytics and revenue management service built on Power BI dashboards that provides break-even analysis, dynamic pricing optimisation, occupancy forecasting, and financial planning tools for property managers and owners.
• Coperture Assicurative (Insurance Coverage) Exclusive insurance offering for the network covering two products: the Host Proprietario del fabbricato liability policy for owners, and the Tariffa Assicurata guest policy covering medical emergencies and cancellation, integrated with the Booking Engine so guests file claims directly with the insurer.
• ABI Suite (AffittiBreviItalia Suite) Partner dashboard area for network affiliates providing access to MarcoPolo property management, updated templates, personalised consultations, and operational resources.
• Digital Marketing and Property Acquisition Service Digital marketing service for network partners including social media management, SEO, newsletter campaigns, paid advertising on Facebook and Google, and a lead generation funnel for acquiring new property owner clients.
• Property Valorization Service Property preparation and marketing service including professional photography, home staging guidance, and a marketing kit tailored for short-term rentals to maximise perceived value and booking rates.
• Legal, Tax and Regulatory Service (with HospitalityLawLab.net) Legal, fiscal, and regulatory advisory service providing customised management contracts, guest rental agreements, GDPR compliance, and ongoing updates for regional and national short-term rental requirements, delivered with HospitalityLawLab.net.
• Training, Operational Protocols and Tutorials Training and enablement programme for network partners including video guides, operational protocols, regular webinars with OTA portal managers, and marketing assets (templates and brand guidelines).
• Dedicated Tutor Service Dedicated tutor service guiding network Property Managers from start-up through ongoing development, with detailed business planning covering short, medium, and long-term objectives.
• Continuous Technical Assistance Continuous technical support service with a dedicated ticketing system covering MarcoPolo, channel manager, synchronisation, technical configuration, and premium service requests for network partners.
• Network Partner Membership (Linea Network / Linea Neo-imprenditori) Subscription-based network membership for Property Managers and agencies, providing access to the Affitti Brevi Italia brand, MarcoPolo, training, legal support, marketing tools, and the booking engine. Includes a separate Linea Neo-imprenditori pathway operational in approximately 78 days for aspiring Property Manager entrepreneurs.

Quantifiable outcome

• A few days of short-term rental can match the net profit of one month of a traditional long-term lease, after taxes and management fees, with zero morosità risk due to advance payment.
• +3 more outcomes

Named customers1 record

Segments3 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration11 records

AI capability7 records

Feature8 records

Partnerships

Four partnerships are on record, tiered core and minor.

• Guesty (Avantio)coreTechnology or IntegrationGuesty (via Avantio) is the technology provider behind the MarcoPolo gestionale and channel manager, custom-configured for Affitti Brevi Italia's specific workflows. This is a flagship partnership enabling the entire network's operational technology stack. Affitti Brevi Italia is the only Italian network to have Guesty open access to operators managing fewer than 20 properties.
• CivitatisminorGTM or Marketing PartnerCivitatis provides tours and activities for travellers, integrated into the Affitti Brevi Italia Guest Experience platform to enrich guest stays and drive local partnerships.
• Radical StorageminorGTM or Marketing PartnerRadical Storage offers luggage storage solutions for travellers, offered as a guest convenience service within the network's Guest Experience ecosystem.
• HospitalityLawLab.net (Avv. Donatella Marino)coreImplementation/ SI/ Consulting PartnerThe network's dedicated legal office, led by Avv. Donatella Marino, produces custom management contracts (mandati), provides ongoing legal and fiscal guidance, and supports Property Managers with pre-litigation matters and GDPR compliance.

Scale indicators7 records

Recent moves7 records

Expansion highlights6 records

Direct peers

• CleanBnB: CleanBnB is an Italian short-term rental management company listed on Euronext Growth Milan. It provides full-service property management, cleaning, and owner support across multiple Italian cities, making it a direct comparable in terms of service model, geography, and target customer (property owners and travellers).
• Guesty: Guesty is a global property management platform for short-term rental managers, and the underlying technology provider for Affitti Brevi Italia's MarcoPolo Gestionale. It is a directly comparable PMS offering aimed at the same vacation rental manager customer segment worldwide.
• Wonderful Italy: Wonderful Italy is an Italian vacation rental and property management company operating in multiple Italian regions, providing full-service STR management to property owners. It is directly comparable in core service, geography, and target customer base.
• Smoobu: Smoobu is a Berlin-based PMS designed for individual vacation rental hosts and small managers in Europe. It addresses the same small-to-mid-sized PM segment as Affitti Brevi Italia's network, and competes for the same owner/PM customers with a self-serve SaaS model.
• Beds24: Beds24 is a European-focused PMS and channel manager for vacation rentals, B&Bs, and small hotels. It is a directly comparable product peer for the small-to-mid-market STR manager segment that Affitti Brevi Italia's network serves, with overlapping channel manager and booking engine capabilities.
• Avantio: Avantio is a Spain-based PMS and channel manager for vacation rentals, now part of Guesty. It is both Affitti Brevi Italia's technology partner (via Guesty) and a competing platform for European STR managers, making it a directly comparable product peer in the vacation rental software category.
• Hostaway: Hostaway is a global vacation rental PMS and channel manager serving professional STR managers, with strong presence in Europe and North America. It is a directly comparable product peer in the SMB-to-mid-market PMS category, addressing the same operational challenges as MarcoPolo.
• Italianway: Italianway is an Italian short-term rental and vacation property management company that operates its own network of managed apartments in Italian tourist destinations. It is a direct peer in geography, service model (full-service management), and end customers (owners and travellers).

Broad incumbents

• Airbnb: Airbnb is the global short-term rental marketplace that Affitti Brevi Italia's network distributes through. Its co-host network program competes directly for property owners and professional PMs, while its scale and brand make it a broad incumbent that influences pricing, demand, and operator economics across the category.
• Holidu: Holidu is a Munich-based European vacation rental search and management platform operating in multiple European countries. It is a broader incumbent offering both STR software/services and a consumer-facing booking platform, partially overlapping with Affitti Brevi Italia's booking engine and PM-network model.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/affittibreviitalia.rete
• LinkedInlinkedin.com/company/affittibreviitalia
• Instagraminstagram.com/affittibreviitalia.travels

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Affitti Brevi Italia