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Guide > 2025 Guide to Beach Concessions

2025 Guide to Public Beach Concessions

Deadlines, obligations, and operational strategies for beach managers and new beach entrepreneurs
June 20, 2025 - 5 minutes read
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This guide covers:

1. Why read this guide now

In recent months, the topic of beach concessions has become increasingly complex and difficult to decipher . National regulations , European court rulings and local decisions intertwine, creating uncertainty and confusion among operators and prospective managers. In this context, many wonder what will really happen in the coming years and how to prepare effectively .

After the automatic extension until September 30, 2027 introduced by Law 166/2024 , almost all beach establishment owners feel safe.

In reality: -beyond 20 regional administrative court rulings have already disallowed the extension, ordering the Municipalities to immediately announce; Source: MondoBalneare
-the Ministry of Infrastructure is about to publish the compensation decree (text approved by the State Accounting Office on June 18, 2025); Source: Tax and Fees
- the adjustment of the 2025 fees is still hanging between a possible reduction and the automatic increase provided by Law 118/2022; Source: Corriere della Sera
-only 26 Municipalities out of over 600 have already started the tenders, but the number grows every month.
In this scenario, those who prepare today have a clear competitive advantage . This guide is designed to offer a reliable and updated map to navigate through regulations, deadlines, and useful tools to participate in (and win) bids.

2. Current regulatory framework (DL 131/2024 – Law 166/2024)

The current system of state concessions is the result of a layered legislative evolution, made even more complex by judicial interventions and European pressures. To navigate this, it is essential to know the most recent regulatory references and deadlines introduced.

2.1 – Decree Law of September 16, 2024, no. 131 (“Save-Infractions”), converted into Law on November 14, 2024, no. 166

Law 166/2024, which converted DL 131/2024, automatically extends all existing beach concessions until September 30, 2027. In exceptional cases, a technical extension until March 31, 2028 is allowed if the tender has already started and not yet concluded. The text of the law is available in the Official Gazette.

At the same time, the obligation for Municipalities to announce concessions by June 30, 2027 remains in force, as also indicated in the official communication from MIT – Ministry of Infrastructure.

2.2 – Bolkestein Directive and European constraints

The fundamental European reference is Directive 2006/123/EC, which requires the use of public evidence procedures for the allocation of public goods. The EU Commission has repeatedly called upon Italy, initiating an ongoing infringement procedure - In-depth Analysis on Taxation and Taxes .

The implications of this directive are at the center of the debate between national regulations, case law, and operators' expectations.

3. Official Deadlines and Extensions (complete timeline)

In the context of regulatory reforms, it is essential to keep track of the key dates that will mark the transition from the extension regime to public tenders. These deadlines help understand how much time is left to act methodically. December 31, 2024 – Extended concessions continue to have effects.

April 1, 2025 – If a new ministerial decree is not published, the automatic 10% increase in fees provided for by Law 118/2022 (Art. 4, paragraph 11) will take effect.

June 30, 2027 – Deadline for the start of tenders by the Municipalities.

September 30, 2027 – Final deadline of the automatic extension.

March 31, 2028 – Maximum deadline for the technical extension, only if the tender has already started and there are objective reasons (e.g. litigation). image

4. Public tenders: obligations, scoring criteria, and duration of titles

Participating in the new tenders will be mandatory to maintain or acquire a state concession. Understanding how offers are evaluated is the first step to building a strong and winning application

4.1 - Tender obligation by 2027

Municipalities are required to publish tender notices by June 30, 2027, as provided for by Law 166/2024. Failure to do so can be challenged by interested parties, and administrative judges have already in several cases imposed the non-application of the extension.

4.2 - Criteria (example Ostia - Rome Capital)

A concrete example comes from the Municipality of Rome, which has published the calls for Ostia in 2024 – Official source - Technicians (70%): architectural quality, environmental sustainability, universal accessibility, cultural and sports offer.
- Economic (30%): improved offer on rent and royalties proportional to turnover.

4.3 - Duration of new concessions

The duration of the new concessions will range from 5 to 20 years, depending on the size and nature of the proposed investments. The guiding principle is proportionality between duration and the financial plan. Source: MIT

5. The compensation decree: what it provides for and how to prepare the expertise

5.1 - What does the MIT draft provide

As previously announced by Tax and Fees , the compensations exclusively cover:
- Non-depreciated investments
- Fair remuneration for investments made in the last 5 years Excluded: - Commercial start-up
- Trademarks and patents
- Illegal or irregular structures

5.2 - How to prepare

- Compile an inventory of tangible assets and investments made.
- Collect the invoices and accounting documents for the last 5 years.
- Consult a qualified technician for the drafting of the sworn appraisal to be submitted at the time of cessation. image

6. State-owned properties 2025-2026: cuts, ISTAT adjustment, and possible increases

The theme of the canon is at the center of the debate between operators and institutions. In 2025, various scenarios intertwine between legislative automatism and ongoing interventions.

6.1 – Automatic Increase +10%

Law 118/2022 imposes an automatic 10% increase in the annual fee in the absence of the ministerial decree update by March.

6.2 - Possible MIT reduction

The Ministry of Infrastructure has proposed a selective reduction of fees by up to 50-60% for certain types – Source: Corriere della Sera.
The final approval depends on the registration of the decree with the Court of Auditors and its publication in the Official Gazette.

7. Jurisprudence in motion: Administrative Courts, Council of State, EU Court, Constitutional Court

In addition to written law, the orientation of the administrative and constitutional judiciary also influences the concrete application of the rules. TAR Tuscany no. 431/2025 - establishes the validity of concessions pre-2009 until 2033 - Source: NewsBalneari.

EU Court of Justice, case C-464/24 (June 2025) - affirms the obligation of tender even for pre-2009 titles - Source: MondoBalneare.

Constitutional Court - has set for April 9, 2025, the hearing on the scarcity of resources and the applicability of the Bolkestein - Source: NewsBalneari.

8. Real status of tenders in Coastal Municipalities (updated data)

Many wonder how many Municipalities have actually started the tenders. To date, the landscape is still fragmented. Some administrations have already taken action, while others are waiting for clearer guidelines. Knowing where one stands on the tender map is crucial to decide when and how to act.

According to a survey by La Nazione and MondoBalneare, updated to June 2025, only 26 Municipalities out of over 600 have published the tenders. Rome – Ostia: the Municipality has published 31 tenders for establishments and restaurants, with 70% of the concessions assigned to former owners – Source: Municipality of Rome.

Soverato (Calabria) : the TAR has obliged the Municipality to immediately start the tender, declaring the extension illegitimate – Source: Calabria7. Other regions like Liguria, Tuscany, and Lazio are working on uniform bidding models, but the situation remains heterogeneous.

9. Operational Checklist for Dealers and Prospective Managers

Being prepared in advance is essential to face the races with serenity and competence. This checklist summarizes the key steps to follow in the coming months. 1. Check Your Municipality – Check if the notice or a pre-information has been published.

2. Simulate Your Score – Use online tools like the Facilebalneari simulator to understand where you are competitive and where you can improve.

3. Prepare a Targeted Business Plan – Evaluate sustainable investments, extra services, and accessibility.

4. Organize Technical Documentation – Project, Floor Plans, permits, building and environmental compliance.

5. Activate Expertise for Compensation – Necessary if you do not win the tender.

6. Verify Subjective Requirements – Antimafia certification, DURC, tax and contribution regularity.

7. Create an Internal Calendar – Set deadlines for each activity, with at least a 60-day margin from the tender deadline.

10. Easy Beach Tools: How to Turn Rules into a Competitive Advantage

In a constantly changing environment, having the right tools makes all the difference. Easybeaches helps you tackle regulatory and design complexity with simple and personalized digital solutions. Analysis of Calls for Tenders Portal - Automatic scanning of tenders throughout Italy, with concise summaries and alerts.

Score Simulator - Calculate your technical-economic positioning in minutes.

Investment Simulator - Simulate investments and

"Worry-Free Tender" Package - Complete assistance from specialized lawyers, architects, and project managers. Learn more about FacileBalneari

Guide to Beach Concessions | Frequently Asked Questions

1. Is the extension to 2027 certain and final?
No. It is in force at the national level, but many Administrative Courts are not applying it. Check the situation in your Municipality every quarter.

2. By when must the Municipality publish the tender?
The deadline is June 30, 2027. After that date, the concession is considered expired unless there is a technical extension with justification.

3. If I lose the tender, will I receive compensation?
Only for non-depreciated investments and for a return on the last 5 years. No refund for goodwill or commercial value.

4. Do I have to hire the employees of the previous operator?
Continuity of employment is encouraged in the scoring criteria, but it is not an automatic obligation.

5. What happens if my Municipality does not publish the tender by June 2027?
It risks legal actions and fiscal liability. In that case, you can act for the non-application of the extension and request to participate in a new tender.