FAQ

XENIAhome takes its name from the Greek concept of xenia, the ancient art of hospitality — a relationship built on trust, respect, and care between host and guest.

This vision shapes our approach: we take care of your property as if it were our own.

From finding and acquiring the ideal property, to transforming it through tailored renovations, and managing short-term rentals with care and precision, we offer an integrated, discreet, and highly personalized service — designed for those who wish to invest with peace of mind, style, and confidence.

“Vacation/Short-term rental” refers to rental agreements for residential properties with a duration of no more than 30 days, including those that provide linen supply and cleaning services, entered into by private individuals outside the scope of a business, trade, or professional activity (Decree Law No. 50/2017).”

The ‘cedolare secca’ is a favorable tax regime that can also be applied to short-term rentals. 

Since June 2017, the regulation of short-term rentals in Italy has been governed by Decree Law No. 50/2017. The main changes introduced by this provision are twofold:

• Platforms and intermediaries act as tax withholding agents:
  In the case of bookings made through online platforms (e.g. Airbnb, Booking.com, etc.), the platform operators are responsible for withholding and remitting the applicable tax on behalf of the property owner. This means the owner is not required to manage the tax payment directly, as the platform takes care of it.
• Application of the “cedolare secca” (flat tax) for private individuals:
  Short-term rentals carried out by private individuals can benefit from a flat tax rate of 21%, which replaces income tax and applies regardless of total taxable income.
  However, starting from the second property, a higher rate of 26% may apply, according to recent regulatory updates, in an effort to discourage business-like activity being carried out under the guise of private rental management.

To start renting your property you need to request the CITRA code via the Liguria region website.

From 2025, the CIN code is also mandatory and can be requested on the Ministry of Tourism website. Both are needed to rent and legally register the property. Furthermore, with the entry into force of the CIN, each rented apartment will have to be equipped with a fire extinguisher every 200m2 and/or one per floor in the case of properties on multiple levels; furthermore, for houses that require it, a gas and carbon monoxide detector must be installed.

Once the property is rented there are various bureaucratic requirements to manage:

• Communication of guests' personal data to the authorities
• ISTAT communications on tourist flows
• Registration and payment of the tourist tax to the municipality where the property is located

Xeniahome will manage all these procedures on behalf of the owner.

In short: an agent sells what they have. A property finder finds what you need. 

The traditional real estate agent works on behalf of the seller. Their main goal is to sell the properties in their portfolio, by finding interested buyers.

• Has a fixed list of properties to promote.
• Usually earns a commission from the seller.
• May show properties that don’t fully match the buyer’s needs, as their priority is to close a sale.

The property finder instead works under a mandate from the buyer. Their job is to search the entire market to find the ideal property, without being tied to a fixed portfolio.

• Conducts a tailored search based on the client’s specific needs.
• Evaluates each property critically in terms of potential, price, location, and condition.
• Focuses on finding the best possible opportunity for the buyer.
• Often supports clients throughout the negotiation, due diligence, and renovation phases.

Yes and no. Unlike traditional real estate agencies, we don’t manage a fixed portfolio of properties for sale. Our approach is entirely tailored to the needs of our buyer clients: we work on a case-by-case basis, searching the market for the most suitable solutions without limiting ourselves to a predefined selection.

That said, we do occasionally present carefully selected properties, which you can find in our Investment Opportunities section. These are properties we consider particularly interesting for their potential—especially when viewed through the lens of a renovation project. For each one, we develop a feasibility study to give the client a clear idea of the possible outcome.

For a high-end renovation, having a dedicated project manager is not just helpful — it’s essential.

Clients who live abroad, value excellence, and don’t have time to oversee every detail need a single, trusted expert on-site, capable of managing all operational, technical, and strategic aspects of the project on their behalf.

A dedicated project manager ensures:

•  continuous on-site supervision
• selection and coordination of reliable professionals
• regular, transparent progress updates
• multilingual and cultural mediation
• strict control over budget and timelineexclusive attention, with no distractions

While many architects handle multiple projects at once, our structure allows you to rely on a single point of contact who follows only a limited number of clients, ensuring a level of control and care that truly makes the difference.

It’s what transforms a complex process into a well-orchestrated project — guided with expertise, protected from costly mistakes, and shaped to meet the standards you expect, but that few can deliver.

We provide full, highly personalized management of the renovation process — from initial planning tailored to your needs, to the selection and coordination of professionals, and daily site supervision. We handle quality control, timelines, and budget management. You’ll have a single dedicated point of contact, keeping you informed at every stage, wherever you are.

No. Our service is intentionally exclusive and reserved for a limited number of clients. To ensure the utmost care and precision, we take on no more than two selected projects at a time.

We work only with highly qualified and trusted professionals, carefully selected over time. Depending on the client’s style and needs, we collaborate with outstanding local specialists and experienced international studios.

No. We handle all aspects of the project on your behalf. You’ll receive weekly progress reports with photos, videos, and regular calls. Your presence may be suggested for specific phases — such as material selection or occasional site visits — but it is never required.

Yes, we offer a comprehensive service that supports both buyers and sellers.

For buyers, we provide a tailored property finding service, selecting high-potential properties and guiding them through every stage of the purchase, including legal and technical aspects.

When it comes to sales, our approach is highly selective: we don’t manage a large fixed portfolio, but rather choose only a few properties that we believe have genuine potential, particularly in terms of transformation through renovation.

Our focus is on presenting properties that truly align with the interests of our clients. This way, we avoid wasting anyone’s time—neither sellers nor buyers—and can dedicate our energy to high-value opportunities. The properties we do select are featured in our Investment Opportunities section, each accompanied by a feasibility study that highlights its potential and supports a more informed and effective sale.

Through constant supervision, carefully sourced materials, and a network of vetted professionals bound by strict contractual standards. Every phase is executed and verified according to best practices and aligned with international benchmarks in the luxury sector.

And if something doesn’t fully meet expectations? We don’t settle. We intervene promptly with the necessary adjustments — because our goal is perfection, with no compromises.

Timelines vary based on the project’s complexity, but a high-end renovation typically requires a minimum of 12 months. During the planning phase, we share a detailed and realistic timeline.

We don’t manage interior design in-house, but we work closely with top-tier professionals specialized in high-end residential design. This allows us to offer a cohesive and comprehensive service that includes interior layouts and furnishings.

Our goal is a true turnkey result — refined, harmonious, and entirely aligned with your lifestyle, aesthetic preferences, and the architectural identity of the property.

We begin with a careful analysis of your objectives and available resources. A precise budget estimate becomes possible once at least a preliminary project is defined. Our role is to maximize every investment, optimizing costs without compromising quality — with complete transparency and control.

As for holiday rental management, yes — we operate exclusively in the Eastern Ligurian Riviera, in locations such as Portofino, Santa Margherita Ligure, Zoagli, and Rapallo.

For property sales, renovation, and enhancement projects, we evaluate opportunities on a case-by-case basis, including areas adjacent to Liguria. Project acceptance depends on our ability to maintain our high standards of quality and ensure direct oversight throughout every phase of the process.