Home/Costs/Forte dei Marmi villa prices

Cost Guide · Forte dei Marmi

What a Forte dei Marmi Villa Rental Costs Per Week

Q: How much is a Forte dei Marmi villa rental per week?

A six-bedroom Forte dei Marmi villa runs EUR 40,000 to EUR 85,000 a week at the standard band and EUR 85,000 to EUR 180,000 at the Roma Imperiale trophy band in August. Outside the June-to-September peak the same villas drop 35 to 55 percent. After the 10 percent IVA where it applies plus the beach-club and chef lines, the all-in week typically runs 35 to 55 percent above the headline.

Q: What is the IVA on a Forte dei Marmi villa rental?

Italy applies a 10 percent reduced IVA (value-added tax) to short-let tourist accommodation supplied by a registered operator. The Thinking Traveller and the larger managed operators invoice it as a separate line. Private owner-direct lettings under a locazione breve are frequently outside the IVA system. On a EUR 60,000 headline that is EUR 6,000 from a registered operator and EUR 0 from a private owner, so confirm the invoice format before you compare two listings.

Q: What is the imposta di soggiorno in Forte dei Marmi?

The Comune di Forte dei Marmi charges a tourist tax of EUR 3 per person per night, applied from 1 June to 15 September for a maximum of five consecutive nights per person, web-verified through the comune. Children up to the age of 15 are exempt. For a family of eight adults on seven nights the line is capped at EUR 120 across the five chargeable nights. The operator collects and remits it to the comune.

Q: Why do you need a beach club in Forte dei Marmi?

The Forte dei Marmi seafront is organized almost entirely into private bathing establishments, the bagni, each with assigned cabanas, loungers, and a restaurant. A villa does not come with beach access; you book a bagno for the season or the week. A cabana and lounger set at an established bagno runs EUR 350 to EUR 1,200 per day in August, and the better bagni sell their August slots months ahead, often to returning families on a standing reservation.

Q: How do you get to Forte dei Marmi from the airport?

Pisa (PSA) is the closest airport at about 35 km, a 35-to-50-minute private car at EUR 140 to EUR 240 each way. Florence (FLR) runs about 100 km and 75 to 110 minutes. Many August groups fly private into Pisa. The town itself is famously bicycle-first, and most villas include bicycles, so a single car plus the villa bikes covers most of a stay.

Q: What does a Forte dei Marmi villa rate usually include?

Standard inclusions at this tier are the property, daily housekeeping (six days), pool and garden maintenance, Wi-Fi, bicycles, and arrival cleaning. The beach-club booking, a chef, transfers, and concierge sit on top. The Roma Imperiale trophy villas often include a house manager and a concierge in the headline; the bagno reservation is almost never included, so confirm beach access in writing before you sign.

A six-bedroom villa in Forte dei Marmi in August lists at EUR 40,000 to EUR 180,000 per week, and the headline does not buy the beach. The Versilia seafront is organized into private bathing clubs, the bagni, and the villa comes with bicycles, not a cabana. Italy adds 10 percent IVA where the operator is registered, the comune adds a tourist tax of EUR 3 per person per night, and the bagno does the rest. This guide prices the rental the way an estate manager would: by bedroom, by season, and by the all-in week, with three worked examples and the levers that actually cut the total.

By Morten Andersen · Reviewed by Fredrik Filipsson · Updated 2026-05-18

This site is editorially independent. We earn no affiliate commission and accept no payment to influence our rankings. More on our how-we-make-money page.

Peak week (August)EUR 40,000 to EUR 180,000 / 6BR / wk

IVA (when applicable)10% of headline

Imposta di soggiornoEUR 3 / person / night (max 5)

All-in premium over headline35 to 55%

Cheapest peak-quality weekSecond week of June

Last verified2026-05

Two facts govern Forte dei Marmi pricing before you read a single rate band. The first is the bagno. The seafront is almost entirely private bathing establishments, each with assigned cabanas and a restaurant, and a villa does not come with beach access. You book a bagno, the August slots sell months ahead, and many go to returning families on a standing reservation, so the beach is a separate negotiation from the house. The second is the IVA treatment, which is operator-dependent. A registered operator charges 10 percent IVA on short-let accommodation; a private owner-direct letting under a locazione breve is frequently outside the system, so the same villa can read 10 percent apart on two listings for reasons that have nothing to do with the house.

The rates below were verified against May 2026 cards from The Thinking Traveller and the managed Versilia operators, plus direct managers working Roma Imperiale, Vittoria Apuana, and the Centro and Vista Mare pockets. The 10 percent reduced IVA on short-let tourist accommodation and the EUR 3 imposta di soggiorno are web-verified through Italian government rates and the Comune di Forte dei Marmi. For the broader region, see our companion guide to Maremma villa prices.

No. I · Headline Rates

The starting number, by bedroom and season.

Headline weekly rate before IVA, imposta di soggiorno, the beach-club line, chef, and transfers. Peak is August. Shoulder is late June, July, and the first half of September. Off season is May, early June, and the back half of September.

Bedrooms	Peak (August)	Shoulder (Jul / early Sep)	Off season
4 BR	EUR 22,000 to EUR 46,000	EUR 15,000 to EUR 32,000	EUR 10,000 to EUR 22,000
5 BR	EUR 30,000 to EUR 62,000	EUR 20,000 to EUR 42,000	EUR 14,000 to EUR 30,000
6 BR (standard)	EUR 40,000 to EUR 85,000	EUR 27,000 to EUR 58,000	EUR 18,000 to EUR 40,000
6 BR (Roma Imperiale trophy)	EUR 85,000 to EUR 180,000	EUR 56,000 to EUR 120,000	EUR 38,000 to EUR 82,000
8 BR	EUR 65,000 to EUR 140,000	EUR 43,000 to EUR 92,000	EUR 28,000 to EUR 62,000
10 BR+ estate	EUR 115,000 to EUR 260,000	EUR 75,000 to EUR 170,000	EUR 50,000 to EUR 115,000

Roma Imperiale, the pine-shaded villa quarter between the centre and Vittoria Apuana, is the trophy register of the town and the steepest euro-per-bedroom on the Versilia coast. The Vista Mare and inland Querceta pockets deliver the best value, at the cost of a longer cycle to the established bagni and the Piazza Marconi.

No. II · The Line Items

What sits on top of the headline.

IVA: 10% when the operator is registered

Italy applies a 10 percent reduced IVA to short-let tourist accommodation supplied by a registered operator, web-verified through the Italian reduced-rate schedule for tourist lettings. The Thinking Traveller and the larger managed portfolios itemise it. Private owner-direct lettings under a locazione breve are commonly outside the system. On a EUR 60,000 weekly headline the line is EUR 6,000 from a registered operator and EUR 0 from a private owner, so confirm the invoice format before you compare two listings.

Imposta di soggiorno: EUR 3 per person per night, capped at five nights

The Comune di Forte dei Marmi charges EUR 3 per person per night, applied from 1 June to 15 September for a maximum of five consecutive nights per person, web-verified through the comune. Children up to the age of 15 are exempt. For a family of eight adults on seven nights the line is capped at EUR 120 across the five chargeable nights. The operator collects and remits to the comune.

The bagno: EUR 350 to EUR 1,200 per day in August

The beach club is not optional on this coast, it is the operating cost. A cabana and lounger set at an established bagno runs EUR 350 to EUR 1,200 a day in August depending on the establishment and the row, with the front cabanas at the most sought-after bagni the steepest. A family booking a cabana for the week lands at EUR 2,800 to EUR 7,500. The August slots sell months ahead; secure the bagno before you finalise the villa, not after.

Evening chef: EUR 450 to EUR 750 per service plus food

An independent evening chef on the Versilia runs EUR 450 to EUR 750 per service plus food at cost for ten, with food landing at EUR 50 to EUR 120 per person. A week of four chef dinners and two lunches runs EUR 4,500 to EUR 9,000 all in. The August lead time runs six to ten weeks, and the town's Tuscan-coast seafood is the reason most groups eat in at least half the week.

Pisa (PSA) transfers: EUR 140 to EUR 240 ground

A private car from Pisa runs EUR 140 to EUR 240 each way, 35 to 50 minutes outside the August weekend compression. Florence (FLR) runs EUR 280 to EUR 420 and 75 to 110 minutes. Many August groups fly private into Pisa. The town is famously bicycle-first, and most villas include bicycles, so a single car plus the villa bikes covers most of a stay and the August parking problem disappears.

No. III · Worked Examples

Three weeks. Three real totals.

Three trip configurations priced for clients in 2024 and 2025, verified against the source contracts. The pattern holds across all three: the line items add 35 to 55 percent on top of the headline, with the bagno doing more of the work than the tax.

Example I

Two couples, second week of June, four-bedroom Vista Mare villa.

Headline: EUR 18,000 / wk (off season, pool, garden).

IVA (10%) EUR 1,800. Imposta di soggiorno (4 adults, 5 nights at EUR 3) EUR 60. Bagno cabana for the week EUR 2,400. Two chef dinners (EUR 560 each) EUR 1,120 plus food EUR 780. Pre-stock EUR 480. Self-drive SUV seven days EUR 1,260. PSA transfers round trip EUR 320. Piazza Marconi and Vittoria Apuana dinners EUR 1,200. Gratuities EUR 280.

All-in: EUR 27,700 for the week.
Premium over headline: 54%.

Example II

Family of 10, second week of August, six-bedroom Vittoria Apuana villa.

Headline: EUR 70,000 / wk (peak, pool, near the bagni).

IVA (10%) EUR 7,000. Imposta di soggiorno (6 adults, 4 children over 15 count, 5 nights at EUR 3) EUR 120. Bagno cabana for the week EUR 6,200. Four chef dinners (EUR 680 each) EUR 2,720 plus food EUR 3,200. Pre-stock EUR 860. V-Class three days EUR 1,560. PSA transfers round trip EUR 440. Apuan Alps and Lucca day with driver EUR 980. Restaurant dinners EUR 4,200. Gratuities EUR 620.

All-in: EUR 110,620 for the week.
Premium over headline: 58%.

Example III

Group of 14, third week of August, eight-bedroom Roma Imperiale villa.

Headline: EUR 135,000 / wk (trophy, house manager and concierge included).

IVA (10%) EUR 13,500. Imposta di soggiorno (10 adults, 5 nights at EUR 3) EUR 150. Two bagno cabanas for the week EUR 11,800. Five chef dinners (EUR 750 each) EUR 3,750 plus food EUR 4,800. Pre-stock EUR 1,200. V-Class six days EUR 3,120. PSA transfers (three legs) EUR 660. Boat day off Viareggio EUR 4,200. Restaurant programme EUR 5,600. Gratuities EUR 920.

All-in: EUR 189,420 for the week.
Premium over headline: 40%.

The bagno line in Examples II and III is the most consequential cost decision in town in August, and the one most likely to be unavailable if left late. Example I’s 54 percent premium on a small off-season headline is the trap that catches first-time Versilia buyers who price the villa and forget the beach is a separate booking.

No. IV · Reducing the Bill

How to cut the total, without cutting the trip.

Five levers move the all-in figure on a Forte dei Marmi week.

Move to the second week of June or the first of September. The headline drops 35 to 55 percent off August, the sea is warm, and the bagni still have availability rather than a year-long waitlist.

Trade Roma Imperiale for Vista Mare or Querceta. A longer cycle to the bagni and the centre, and 40 to 55 percent off the trophy rate at matched bedroom count.

Book the bagno before the villa. The beach is the constraint, not the house. Secure the August cabana first, then match the villa to it.

Skip the second car, use the villa bikes. The town is built for bicycles, and the August parking problem makes a second car a liability rather than a convenience.

Confirm whether the IVA is genuinely out of scope owner-direct. On a EUR 60,000 headline that is a real EUR 6,000, but check the contract and insurance terms before you chase it.

FAQ

The questions readers ask.

How much is a Forte dei Marmi villa rental per week?

A six-bedroom villa runs EUR 40,000 to EUR 85,000 a week at the standard band and EUR 85,000 to EUR 180,000 at the Roma Imperiale trophy band in August. Outside the June-to-September peak the same villas drop 35 to 55 percent. After IVA and the beach-club and chef lines, the all-in week runs 35 to 55 percent above the headline.

What is the IVA on a Forte dei Marmi villa rental?

Italy applies 10 percent reduced IVA to short-let accommodation from a registered operator. The Thinking Traveller and the larger managed operators invoice it separately; private owner-direct lettings under a locazione breve are often outside the system. On a EUR 60,000 headline that is EUR 6,000, or EUR 0 from a private owner.

What is the imposta di soggiorno in Forte dei Marmi?

The comune charges EUR 3 per person per night, applied 1 June to 15 September for a maximum of five consecutive nights per person, web-verified through the Comune di Forte dei Marmi. Children up to 15 are exempt. For eight adults on seven nights the line is capped at EUR 120, collected and remitted by the operator.

Why do you need a beach club in Forte dei Marmi?

The seafront is organized almost entirely into private bathing clubs, the bagni, each with assigned cabanas and a restaurant. A villa does not come with beach access; you book a bagno. A cabana set runs EUR 350 to EUR 1,200 a day in August, and the better bagni sell their August slots months ahead, often to returning families.

How do you get to Forte dei Marmi from the airport?

Pisa (PSA) is the closest at about 35 km, a 35-to-50-minute private car at EUR 140 to EUR 240 each way. Florence (FLR) runs about 100 km and 75 to 110 minutes. Many August groups fly private into Pisa. The town is bicycle-first and most villas include bicycles, so one car plus the villa bikes covers most of a stay.

What does a Forte dei Marmi villa rate usually include?

Standard inclusions are the property, daily housekeeping (six days), pool and garden maintenance, Wi-Fi, bicycles, and arrival cleaning. The beach-club booking, a chef, transfers, and concierge sit on top. Roma Imperiale trophy villas often include a house manager and concierge; the bagno reservation is almost never included, so confirm beach access in writing.

The Buyer’s Guide PDF

The full Forte dei Marmi cost report.

The 20-page PDF with line-item math for Roma Imperiale, Vittoria Apuana, and the Vista Mare pocket, the bagni worth the standing reservation and the ones to skip, the chefs we use by name, and the Pisa drivers we trust on an August weekend. Free. We trade it for an email.

Get the Forte dei Marmi cost report

The For Kings Network

The rest of the Forte dei Marmi trip.

When a hotel beats a villa on the math, the restaurants worth booking before the trip, and the bars that take a Versilia evening seriously.

Hotels For Kings · Forte dei Marmi Restaurants For Kings · Forte dei Marmi Bars For Kings · Forte dei Marmi