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How much is my house in Venice worth?

Venice is a unique city and her property patrimony is the same. The elements that make up the evaluation of a property are so numerous that they can significantly change the value of a square meter in the same area or in the same building.

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Replying to this question is not simple and when one is referring to the properties in the historic center of Venice it becomes almost impossible! The variables to consider are multiple when considering how to quantify the right price and the value of the market.

It is normal that all of us on the verge of selling our property wish to achieve the best possible price. Frequently, however, we are led to believe that it is has a greater value than it really does, something exacerbated by the emotional factor of selling a property.

By consequence, often the property is put onto the market with an excessive price and it remains there for too long, with greater costs of upkeep, deterioration (if the property is not habitable) and subsequently a fall in the price. A sale completed in a reasonable time scale is surely more convenient even if sometimes we achieve a price lower than expected, both for the reasons mentioned above, but also because completing the sale allows one to quickly realise other projects such as buying another smaller or larger habitation depending upon our needs, rather than persisting in the hope of achieving an amount that could possibly be reached only after significant amounts of time (sometimes years), or never at all!

How is a property evaluated?

The factors to consider in order to correctly evaluate a property are multiple. For this reason it is important to entrust the property to an objective expert and try to give every detail the necessary attention.

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The evaluation is a combination of assessments made in order to establish the commercial value of a property at a precise moment. Hence the estimation of a property has a temporal value and even after a year, maybe even less, it will have thus lost its accuracy.

We attempt to give suggestions and logistical information to everyone and we urge our clients to take into account important factors necessary for the formation of the final price. We also encourage our clients to consider the negative factors of their property, these are often undervalued by sellers, but will instead be taken into crucial consideration by potential buyers.

Departing from the presumption that the city of Venice is one of a kind and considering also its property patrimony as such, we insist on the fact that the variables of a property in Venice are so numerous that they can alter the value of a square meter considerably, even in the same area and in the same building.  Only experience and knowledge of the local market can allow for the correct evaluation of a property. Often the estimated value is inaccurate, due to the desires of the owners and the inexpert advice of some estate agents, particularly in this period of a slow market. Choosing a local agent with many years experience is surely a good start. Ve.N.I.Ce Immobiliare Cera will guide you through any difficulties and allow for a correct evaluation of the property. We are at your disposition for free and reliable evaluations that are carried out professionally and with seriousness.

Tradition and Innovation

Our agency promotes their selected choice of properties using all the most effective traditional methods, as well as the most innovative and advanced instruments of web marketing.

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Why Choose Us?

With more than thirty five years of experience, we offer our clients a privileged relationship based on trust and competence, fundamental values that have always distinguished our agency.

Read more

Exclusivity and Transparency

It is not the quantity of people involved that increases the likelihood of a sale, but targeting the right kind of interest, reaching those with the correct budget and enthusiasm for the type of property on offer.

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Factors that influence the evaluation of a property


In a city like Venice it is important to evaluate the prestige of the area, its centrality and its distance from public transport.


The beauty of the view from the property can considerably affect the price. The type of view is also fundamental.

State of the Property

Other than the state of restoration of the property, it is also important to consider the quality of the finishing touches.

Internal Layout

A good internal distribution of a property should be rationally organized and easy to modify based on the desires of the next owner.

Internal height

The height of the interior walls can help improve the prestige of a property.

Communal areas

One also needs to consider the state of the communal areas of the building.

Terrace, garden or altana

A terrace, altana or garden in Venice are rarities and as such are of particular value.

Your House in Safe Hands

The factors to consider in order to correctly evaluate a property are multiple. For this reason it is important to entrust the property to an objective expert and try to give every detail the necessary attention.

la tua casa in buone mani

The exclusive mandate of the estate agent is one of great responsibility, which should correspond with maximum efforts made to conclude the sale in the agreed time scale. We thus guarantee every effort will be made to reach this common aim.

Giving an exclusive assignment to an estate agent means fully entrusting the agency with the task of selling the property, for a limited and prearranged period of time. This guarantees numerous and self-evident benefits in respect to giving the assignment to more than one agency,

or attempting to sell the property independently. Thus it is in our client’s interests to guarantee our competence in achieving this mutual goal, even if our commission will be applied only in the event of sale.

At our own expense we will invest considerable funds to give your property the best possible visibility, with focused and strategic publicity. Visits to the property will be carried out exclusively by the personnel of the agency, with the certainty that the keys will never be given to strangers.

For these reasons Ve.N.I.Ce Immobiliare Cera negotiates only selected and exclusive proposals and does not deal with hundreds of offers, but a limited number that ensures that we can give the appropriate attention to every single property. Having an exclusive relationship with all our properties has been the winning formula that has allowed us, with the passage of time (and now more than ever), to distinguish ourselves in a market that is becoming ever more chaotic, unprofessional and above all un-clear.

Exclusivity and Transparency

It is not the quantity of people involved that increases the likelihood of a sale, but targeting the right kind of interest, reaching those with the correct budget and enthusiasm for the type of property on offer.

At a first and superficial analysis the aspiring seller might question the efficiency of a sole estate agent in contrast to entrusting their property to a number of different agencies. This is born from the false belief that limiting oneself to a non-binding agreement with numerous agents could allow one to reach a greater number of potential buyers. On the contrary, one should consider the fact that it is not the quantity of individuals involved that increases the possibility of a sale, despite their capabilities,

but that it is better to reach a selected target with the right budget, who will be truly interested in acquiring the kind of property on sale, instead of a large number of people who might be interested merely out of curiosity.

In addition, when  a property has not been entrusted exclusively to one agency, there is the risk that no one makes adequate efforts to promote the property, since they have no clear economic obligations or time constraints to the seller.

Also if a potential buyer is found, why put him or her in the embarrassing situation of not knowing who to consult to make their offer? Every estate agency establishes their own conditions and this can give rise to unpleasant misunderstandings, above all if the property has been proposed to more than one agency by the same person but with different prices. This lack of transparency can also put off potential buyers. In the act of stipulating an exclusive contract with our agency, you instead have the certainty of being involved with our staff who will assist you step by step and who will share the same aim as you: the sale of the property within the time frame and by the means agreed.

The numerous guaranteed advantages of entrusting your property in exclusivity

An exclusive relationship generates a continuous building of trust and collaboration between the owner and our agency, also regarding the development of the right strategies to adopt to arrive at the conclusion of the deal. A relationship of respect is one of the essential conditions for our operations. Experience has taught us that first the seller and then the buyer must feel secure that their interests are being represented by serious and competent professionals in order to conclude the transaction.

Entrusting your property to a number of estate agents vs. an exclusive relationship

Our Agency

A 360° Agency

Whether you wish to sell, lease, or use your property for tourist rentals, our expert team will guide you through the process with care and attention.

Ve.N.I.Ce  Immobiliare Cera is the result of more than thirty five years in the sector of estate brokering and today has been recognized by the Real Estate Observation Agency ‘Nonisma’ for providing information on the tendencies and fashions of the Venetian real estate market.

Upon entering our offices, situated in the heart of Venice in the splendid Campo Santo Stefano (civic number 2956, 2959), you will be greeted by a serious and expert team who will help you with whatever your property desire might be with attention and diligence. Whether you wish to sell, lease, or use your property for tourist rentals, our Agency will help you with all the necessary assistance. From a free evaluation without any obligation, to the completion of the actual bureaucratic process, we go beyond the traditional role of the real estate broker, guaranteeing our clients complete assistance in all technical, legal, economic and financial aspects, in order to make the experience of selling or renting as simple and reliable as possible.

VE.N.I.CE. IMMOBILIARE CERA – tourist apartments, selling and renting, estate feasibility, property management, land registry checks, estate promotions, contract drafts, free evaluations, fiscal and legislative advice.

Our Offices

Our offices are found in the heart of the San Marco district, situated in the splendid Campo Santo Stefano, where our team works to assist you to the highest standard.

The Exclusive Show Room

A few steps from our offices, at number 2956, our show room presents all the properties that we represent in real time.

agenzia immobiliare venezia showroom

Why Choose Us?

With more than thirty five years of experience, we offer our clients a privileged relationship based on trust and competence, fundamental values that have always distinguished our agency.

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Selling or buying a property is an important investment both from the economic and the emotional point of view. Therefore, entrusting this role to someone reliable is indispensable for having all the necessary support. Ve.N.I.Ce Immobiliare Cera offers her clients a privileged relationship based on trust and competence, fundamental values that have always distinguished our Agency. In the course of the years this has allowed us to construct a broad and solid portfolio of clients, both local and foreign, who have chosen to entrust us with their property requests. To guarantee the best possible service to our clients we operate exclusively with them, working with a selected number of properties to which we can dedicate all the necessary attention, from the first visit to the negotiations, from the procurement of the documentation to the drafting of the contract.
In order to ensure that the properties we represent have the correct level of visibility our team continually work to update the changes in the market and follow the correct strategies. We dedicate significant investment in publicity, both multimedia and published, in Italy and abroad. In addition to constant research in the field of marketing and attention given to a variety of publicity methods, what marks us out is the level of trust we enjoy with our clientele. Their satisfaction has led to our reputation being bolstered by word of mouth, the most affective form of promotion.

Between Innovation and Tradition

Our agency promotes their selected choice of properties using all the most effective traditional methods, as well as the most innovative and advanced instruments of web marketing.

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Advertising is the soul of business. When one chooses to sell their property it is necessary to find a method that makes it known to all possible buyers, wherever they might be, in Venice, Italy or abroad. Ve.N.I.Ce Immobiliare Cera promotes her selected choice of properties using all the most efficient traditional methods (adverts in the most important newspapers, brochures and local distributions) and the most innovative and advanced instruments of web marketing.
After having arranged for the estimation of the properties that are entrusted to us, it is the moment to proceed with the preparation of the unità abitativa form: with clearness and precision our team of experts will collect the plans, draw up an accurate description, and photograph the property so that all the most positive aspects of the site are highlighted, in order to render it more attractive in the eyes of the future buyer. At this point it is now possible to release the property onto the market using focused advertisements in the most important property publications, an advert on our website, a position in all the principal property portals and utilization of our ample portfolio of clients.

The Assistance of the Internet

In order to ensure that the properties we represent enjoy the right visibility, our internet website (already in its fifth edition) is carefully taken care of so that it appears amongst the first results of online searches of properties in Venice.

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In the last twenty years the internet has become an indispensable instrument for promoting properties and for reaching a vast public all over the world. In order to ensure that all our estate proposals enjoy the right visibility, our website is constantly updated and taken care of in every detail, so that it appears amongst the first online search results of properties in Venice. In fact, in order to obtain concrete results in the chaotic world of the web, it is not sufficient to limit oneself to only publishing advertisements online, but to follow precise and well adapted rules for the specific devices in order to achieve the best surveys, analysis and reading of the website by the research engines (in technical language, search engine optimization). All this is guaranteed by the competence and constant dedication of one of our team who employs themselves daily in obtaining the highest level of online visibility.
The website is not reserved solely to the possible buyer, but can also be used as a rich source of resources for the owners of properties of Venice. There is an archive of the best firms that work in sectors tied to the property market (restoration, building works, carpentry works, plumbing etc) who have been selected over the years and who we recommend to our clients, as well as the section ‘living in Venice’ that we propose as a guide for those who choose to invest in the most beautiful city in the world.

The Strategies of Web Marketing

Today the internet is fundamental for publicizing properties using focused and efficient campaigns.

The attention to web marketing of Ve.N.I.Ce. Immobiliare Cera does not limit itself to having an excellent website, but it translates into important economic investments to guarantee the presence of your property in all the most popular estate portals and for publicizing them online using focused and efficient campaigns.

Estate portals

These are the websites that collect all the property announcements throughout Italy, classified by location, typology, price etc. They are subdivided into portals that are both free and subject to a cost. These are the websites that are used the most by those searching for a property to buy. An effective and precise description, numerous and captivating photographs, efficiency and politeness in responding to the questions of potential buyers; these are the characteristics that mean that the announcements published by our agency will attract the attention of the public.

Natural Search

This is visibility in merit of the various search engines and the importance of the website, of the quality of the information contained within and the age of the website. Our website enjoys excellent results obtained despite the enormous competitiveness of the Venetian estate market, where it can enter into conflict with hotel searches in the city.

Banner & link

This is the online evolution of publicity campaigns and they are directed by and publicised by our agency and by consequence the properties that we represent. In the course of the years we have chosen to invest in targeted campaigns and a target of possible buyers, whose visits to our website will be dictated by a real interest, that can be translated into an eventual sale, and not by a general public, visiting our site possibly by mistake. For this reason the number of visitors that we register on our website is composed of users that are truly motivated and interested in what we promote: your house.

Keyword advertising

This is advertising on the basis of key words, that is words searched by the user through search engines. Ve.N.I.Ce. Immobiliare Cera has acquired from the principal search engines visibility spaces (links and sponsored adverts) in order to be prioritised in the results of searches made that concern the estate market in Venice. This investment is also intended to maximize the visitors to our website and launch a direct message to the users who are more likely to buy a house.

Search Engine Optimization (S.E.O.)

The term optimisation in internet terminology means activity tied to obtaining the best collection of data, analysis and reading of the website by the search engines. SEO activity allows the website to be easily found by the user and determines the increase of the volume of qualified traffic (users that are really interested) that a website receives through search engines. As with a racing car, the optimisation of small details can make it much faster than the others and thus also a winner. In the same way our website is efficiently organised and has been optimized thanks to the attention of our webmaster to all the small details that can make the difference (keywords, met tags, landing page etc) both in Italian as well as in other foreign languages.

Web Marketing: an in-depth analysis

This brief article aims to give an idea of my conception of web marketing, perhaps obvious for someone employed in this line of work, but interesting for all clients who wish to entrust us with the job of selling or letting or who are preparing to do so.

Speaking of web marketing opens numerous arguments that are specifically tied to the real estate sector. For the time being however, I wish to limit myself to concentrating on one of the most banal yet important elements; the number of visitors or better, the contacts of an estate agent website. The idea has become ever more popular that the higher the number of visitors to an estate website the more likely that buyers will gravitate to that specific agency…yet this is not the case! For many years now I have continued to think and say, and time has further confirmed this opinion, that it is not the number of visitors to a website that is important but the quality of the client who consults our announcements. Analysing the websites of competitors throughout our peninsula, I see ever more websites or estate portals with an elevated amount of traffic, yet they often they do not realise that they could have a ‘bounce rate’ (that is the amount of visits to the entrance page of a website that result in the user immediately leaving it) equal to seventy or eighty percent, and thus the real level of interest of visitors is in reality very low!

Clients that are truly interested in making an investment or simply looking to rent a property in the city of Venice are numerous, yet, at the same time, dividing the simply curious from those with real intentions  of buying closes this circle considerably. What I am hoping to express is that a traffic that is too high (and nevertheless we do benefit from a high level of traffic) is often synonymous with bad marketing and visits to the website often do not convert into real sales or rentals.

An example that might help you to understand the concept of this idea could be a simple publicity campaign (the classic banner) placed inside a portal with a strong rate of traffic such as EXE or if we are talking about abroad, with a duration of thirty days at a hypothetic price of 1000 euro. Then we take a niche portal such as and (hypothetically) for abroad at the same price of 1000 euro for thirty days. At the end of these thirty days one could analyse without surprise that the visits to websites with high traffic resulted in proportionally low web conversion rates, maintaining nonetheless a high number of final visits. In contrast with the niche portals we would have a low level of traffic but a very high level of web conversion rates and also a limited final number of visits. However, unlike the first case this second example would reveal itself to be much more profitable in terms of eventual visits to the properties and eventual conversion into sales or rentals.

In light of what has been said we have thus evaluated the origins of our targeted campaigns!

The example of those wishing to do an image campaigns is different, yet sadly this is ever less popular due to budget limitations and the ever diminishing importance given to the image of one’s business, something that we nevertheless continue to promote.

The International Market in Expansion

Grazie al nostro sito internet multilingua siamo da sempre presenti nel mercato internazionele.

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Thanks to our multilingual website we are always represented on the international market.

Venice is part of the world’s humanity and for this reason attracts real estate investors from throughout the world. For this reason the website of Ve.N.I.Ce. Immobiliare Cera, from its conception has offered the possibility to be navigated in English and is capable of reaching an international public. Any potential client that contacts us can rest assured that our staff will be perfectly capable of assisting them in English.

In addition, in the course of recent years our agency has decided to open up specifically to the Russian market: one that is in strong expansion and made up of a public with excellent economic possibilities, lovers of luxury and Made in Italy.  It is enough to remember that Italy is the third favourite country of Russian investors and the second regarding luxury investments. For these reasons the website is also translated into Russian and all the transactions with Russian buyers are carried out with a mother tongue interpreter.

In order to make our agency known, and therefore the properties of our clients, from some time we have begun advertisement campaigns on Google destined to attract this new group of investors.

Press Communications

New technology has opened up innovative communication possibilities that nevertheless do not substitute the traditional media: they work beside it and they strengthen it.

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New technology has opened up innovative communication possibilities that nevertheless do not substitute the traditional media: they work beside it and they strengthen it.
Even if the cutting edge of marketing is ever more oriented towards the digital, one must not forget that we live in a material world and thus Ve.N.I.Ce Cera Immobiliare does not ignore the traditional publicity methods that remain relevant. They generate important results both from the point of view of reaching new clients and for image return.
In the course of the years our agency has selected the most important and best represented newspapers and magazines in which to publish our announcements.


It is difficult to walk through Venice without noticing one of the advertisements for our agency that are placed in all the most important areas of the city, from the vaporetto boat stops to waste bins.
With us your property will benefit from a placement that is constantly exposed to the city.

Personalised Gadgets

PTO (advertising through objects) is an effective instrument for being observed by a precise market in a discreet and personalized manner: using small quality gifts our agency will be remembered by all our potential new clients.