Is parking available at the property?

Self parking is available on-site for a fee of EUR 15 per day. Reservations are not required.

What are the check-in and check-out times?

Check-in is from 14:00 to 22:00, and check-out is until 11:00. Early or late check-in/check-out may be available upon request, but additional charges may apply.

Where is the hotel located in relation to key landmarks?

The hotel is centrally located in Pisa, just steps from the Leaning Tower and a 10-minute walk from the Arno River. It is 3.1 mi (5 km) from Cisanello Hospital and 9.3 mi (14.9 km) from Marina di Pisa Beach.

What are the hotel's policies for guests staying with children?

All guests, including children, must be present at check-in and show their government-issued photo ID card or passport. Specific policies regarding children's stay are not detailed.

Hotel Villa Kinzica Pisa

Average nightly price at Hotel Villa Kinzica by month, last 12 months (USD)
Month	Average price
January	US$87
February	US$81
March	US$86
April	US$125
May	US$135
June	US$129
July	US$133
August	US$111
September	US$129
October	US$128
November	US$91
December	US$96

What guests think

Hotel Villa Kinzica is praised for its unbeatable location just steps from the Leaning Tower of Pisa and generally friendly staff, while the building and rooms are old-fashioned, with basic comforts and some quirks that reflect its age.

Many guests highlight easy access to restaurants and sights, though reaching the hotel by car and parking can be difficult due to local restrictions. Rooms vary, with occasional views of the tower, firm beds, small bathrooms, limited in-room amenities, and air conditioning that can be weak or inconsistent. Cleanliness is usually good, and breakfast is available but simple with mixed reviews. Expect a simple, well-located stay focused on sightseeing.

Facilities

Cleanliness

Rooms

Service

Location

Dining

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AI-generated summary based on recent guest reviews

Facilities

No on-site parking and access by car is restricted (ZTL); the hotel can arrange permits or guests use nearby street/paid parking. Several guests appreciated luggage storage before/after check-out.

Related guest reviews

8

Elisabeth

23 Jun 2023

·

Stayed 1 night

Nicht toll war, dass nur auf einer Bettseite eine Steckdose war und im Badezimmer der Handtuchhalter neben dem Waschbecken kaputt bzw. nicht mehr vorhanden war außer den Wandhalterungen. Die Lage des Quartiers und das überaus freundliche Personal haben das wettgemacht. Ebenso toll war der Fön, der - erstmals in italienischen Quartieren - funktioniert hat. Das Parken in der ZTL Zone war super. Durch die Parkgebühr, die wir im Hotel bezahlt haben, wurde unser Kennzeichen als Residenti definiert und wir durften hier ein- und ausgahren und auch parken. Sehr praktisch und komfortabel.

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10

Giuseppe

13 Jan 2023

·

Stayed 1 night

Vicinissimo alla Torre! All’interno della ZTL ma pensano loro all’autorizzazione ad entrare. Personale gentilissimo e professionale. Anche per il ristorante seguite il loro consiglio. Parcheggio in strada a 7€ per il Comune… Stanze un po’ datate ma non manca nulla.

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10

Rodrigue

1 Oct 2025

·

Stayed 1 night

Personnel au top. Le service de dépose bagage après le Check out est vraiment le meilleur service qu’un hôtel puisse avoir.

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8

Ekaterina

22 Oct 2024

·

Stayed 1 night

The property is located right in the heart of Pisa, some 25 min walk from the station but1 min from the famous Pisa Tower. There are many restaurants in the area, very lively. The staff was lovely, good breakfast, quiet room. In was able to leave my bags in the hotel and continue exploring the area after checking out. The bathroom was a bit tight and the general decor could do with upgrading. Would be nice to have a small kettle in the room for a late cup of tea.

8

Cheryl

9 Apr 2024

·

Stayed 1 night

The hotel was very close to the leaning tower. When I say close I mean 2 minute walk if that. You can see it from your hotel room. It was about 20 minute walk from the train station. The breakfast was good. Room was clean and small but it was a single room. Able to leave my suitcase.

8

William

30 Apr 2025

·

Stayed 2 nights

Location is awesome Parking is an issue It’s right where you want to be but, getting there and parking is a challenge

10

Justine

22 May 2025

·

Stayed 1 night

Hôtel au plus proche de la piazza dei Miracoli, mais calme Chambre spacieuse et confortable, vue sur la tour de Pise depuis la chambre Personnel très agréable Possibilité de laisser les valises si arrivée plus tôt Chambre propre et confortable, avec rideaux occultants en plus des volets. Salle de bain / wc propre dans la chambre Décor intérieur super, seul l’extérieur de l’hôtel mériterait une remise en état

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6

Andrea

14 Aug 2025

·

Stayed 1 night

Hotel itself was perfectly fine. However, although we specifically booked because it indicated parking was available on site. Yet when we arrived found we couldn't get within 400m of the property with the vehicle due to the restricted access ztl. We had to find public parking and walk 10 minutes with all our luggage through the alleys. Beware.

6

Ilvi

5 Feb 2023

·

Stayed 1 night

Not bad overall, but not extraordinary as well. I almost knew what is coming for me and I had my expectations set, however the dissappoitment came from the paid parking. When in the booking it says free parking. Nevertheless, the receptionist was nice.

6

Norma Alicia

17 Aug 2023

·

Stayed 1 night

No cuenta con estacionamiento, es en la calle o bien uno de pago que cobra 23 euros por 12 horas

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Cleanliness

Rooms are generally clean with housekeeping noted positively; however, the property is very dated and some guests reported musty areas or maintenance issues.

Related guest reviews

8

Darla

20 Jun 2025

·

Stayed 2 nights

Quaint Hotel half a block from the Leaning Tower and Square. Never had breakfast as we slept in, lovely mural though. To me, beds were hard, but I like a soft bed. Staff was amazing and kind. Bathroom was up to date. Cleanliness excellent. Towels were the softest we had in 3 weeks and multiple hotels in 3 countries. Took the train in, reception open until MN as expected.

8

Víctor Manuel

27 Nov 2023

·

Stayed 1 night

La ubicación fue lo mejor, El hotel y el personal bien, El baño huele a caño, se necesita mejor ventilación Tuvimos que dejar la venta abierta para mitigar la peste

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8

CHRISTOS

12 Oct 2025

·

Stayed 1 night

Friendly staff, great location, good value for money. Room was lacking a fridge and the air-conditioning did very little to cool the room. The room and the whole hotel were very old-fashioned but thankfully were kept reasonably clean.

8

Debbie

8 Oct 2025

·

Stayed 1 night

Old style hotel but comfy and clean and literally one minute walk to the tower, location is ace and I would stay here again.

8

Ivan

17 Mar 2024

·

Stayed 1 night

A 30 segundos de la torre de Pisa. Habitacion grande y comoda. Aunque viejo esta limpio y tiene su encanto. para 1 o 2 noches bien. Precio asequible. Repetiria

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8

Kerstin

8 Jun 2025

·

Stayed 7 nights

Super Lage direkt am Pisa Turm . Das Hotel ist leider sehr in die Jahre gekommen. Aber das Personal ist super, stets hilfsbereit und immer lustig. Zimmer werden täglich gereinigt. Frühstück ist ok. Bin immer satt geworden Danke

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8

Marlene

24 Nov 2023

·

Stayed 1 night

Excellent location!!! Across from the pisa tower, couldnt be any closer, from the window the tower is in front of your eyes. The hotel was a bit outdated, but clean and front desk nice, breakfast not impressed at all. The location is perfect.

10

Claire

17 Jun 2025

·

Stayed 1 night

I don't think there is a closer hotel to the tower, yet it somehow manages to be away from the crowds. Hotel is old (which I really liked) and rooms very basic but my goodness, so clean. The staff are absolutely brilliant, at this price point you cannot go wrong.

2

Monica

20 Feb 2023

·

Stayed 2 nights

Struttura fatiscente, personale impreparato e incolto per questo mestiere, camera datata, porta bagno rotta, sangue sulle coperte non lavate, servizio colazione neanche da ritenersi banale ma peggio, condizionatore sporco, pavimento crepato dal solco dell'apertura della finestra, pareti di carta pessima insonorizzazione, informazioni sebbene scritte in camera sono datate e scorrette a detta del personale alla reception. Pessimo, nella realtà, disastroso. Ma sopravvivi.

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4

Julie

17 Apr 2023

·

Stayed 1 night

The staff were very pleasant and helpful but the property is really outdated and needs considerable money to be spent on new fittings and a general refresh. Both the public areas and the room were musty and dusty feeling.

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Rooms

Rooms are dated and basic, with small bathrooms, firm beds, limited amenities (often no fridge or kettle), and air conditioning that can be weak or inconsistent. Some rooms offer Leaning Tower views; soundproofing varies.

Related guest reviews

6

Daniela

15 Sept 2023

·

Stayed 1 night

La struttura si trova in una posizione strategica, il personale è molto gentile. Tuttavia la struttura è molto vecchia e il bagno è troppo stretto

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6

Marina

4 Jan 2023

·

Stayed 19,360 nights

Struttura con interni parecchio datati. Scarsa insonorizzazione. Pulizia buona.

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6

Gina

2 Jan 2025

·

Stayed 1 night

Pros: Location with views of the Tower of Pisa -Charm - Room Key tassel Cons - Old uncomfortable bed- stairs carpet very warn out.

8

CHRISTOS

12 Oct 2025

·

Stayed 1 night

Friendly staff, great location, good value for money. Room was lacking a fridge and the air-conditioning did very little to cool the room. The room and the whole hotel were very old-fashioned but thankfully were kept reasonably clean.

8

Martyn

28 Jun 2024

·

Stayed 2 nights

Super close to Pisa’s tower could be seen from the hotel window Breakfast perfectly adequate Bed comfortable Housekeeping good Not too many sockets for electronical devices but enough for us

8

Darci

5 Sept 2025

·

Stayed 2 nights

The best part about this hotel-the Leaning Tower of Pisa was just outside the front doors. There were several restaurants also. Great location as we were only there for 2 nights and came specifically to see the tower. No air conditioning, so bought a little rechargeable fan at one of the outside vendors that helped keep me cool while I slept.

8

Clare

22 Jun 2023

·

Stayed 1 night

Amazing location could see tower from bedroom window and great value.

6

Frédérique

22 Aug 2023

·

Stayed 1 night

Points positifs : à quelques pas de la Tour de Pise, propre, super petit déjeuner, points négatifs : chambre petite et salle de bain microscopique ! Ne correspond pas à un 3 étoiles... Bref ok pour une nuit mais pas plus

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10

Justine

22 May 2025

·

Stayed 1 night

Hôtel au plus proche de la piazza dei Miracoli, mais calme Chambre spacieuse et confortable, vue sur la tour de Pise depuis la chambre Personnel très agréable Possibilité de laisser les valises si arrivée plus tôt Chambre propre et confortable, avec rideaux occultants en plus des volets. Salle de bain / wc propre dans la chambre Décor intérieur super, seul l’extérieur de l’hôtel mériterait une remise en état

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8

Mauro

8 Aug 2025

·

Stayed 2 nights

In un angolo di piazza dei Miracoli, ma comunque non rumorosa, la struttura appare un po' vintage, ma si presenta pulita e funzionale. Stanza ampia, bagno spazioso e ben fornito. Buona l'aria condizionata anche se leggermente rumorosa all'inizio quando doveva rinfrescare la stanza dal caldo agostano. Personale gentile ed efficiente, wi-fi abbastanza stabile.

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Service

Staff are broadly friendly, helpful, and accommodating (late check-in and baggage help), though a few guests reported rude or uncooperative front-desk interactions.

Related guest reviews

10

Alessandra

31 May 2025

·

Stayed 7 nights

Wonderful location just steps from the Leaning Tower, and the staff were exceptionally kind and welcoming. A truly enjoyable stay.

6

Romeo

5 Oct 2025

·

Stayed 1 night

The person was at the front desk sat afternoon 4 was rude and didn’t have manners to customer

10

Rodrigue

1 Oct 2025

·

Stayed 1 night

Personnel au top. Le service de dépose bagage après le Check out est vraiment le meilleur service qu’un hôtel puisse avoir.

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10

Kristie

19 Sept 2025

·

Stayed 1 night

GREAT SERVICE FROM FRONT DESK

10

Brian

10 Oct 2025

·

Stayed 1 night

Staff were excellent tower of Pisa right outside

6

Puru

10 Aug 2023

·

Stayed 1 night

Receptionist wasn’t look happy to see there guests !!

10

Karla

2 Apr 2025

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Stayed 1 night

Very closed to the pisa tower, around the corner we found a good restaurant. Staff super friendly

6

Andrew

29 Oct 2025

·

Stayed 1 night

Very friendly helpful staff.

10

Saad

17 Nov 2024

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Stayed 1 night

The night manger Oni from Bangladesh was really helpful, friendly and cooperative. The arabic guy in the morning shift wasn’t cooperative at all. He need to learn how to treat guests. Overall, the stay was the amazing. Location of the hotel was just behind Pisa tower

10

Paolo

12 Feb 2023

·

Stayed 1 night

mi sono trovato molto bene, check-in fatto alle 3 di otte senza problemi

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Location

Exceptional central spot steps from the Leaning Tower, close to restaurants and sights, and around 20–25 minutes’ walk from the train station.

Related guest reviews

10

Alessandra

31 May 2025

·

Stayed 7 nights

Wonderful location just steps from the Leaning Tower, and the staff were exceptionally kind and welcoming. A truly enjoyable stay.

8

elaine

9 Apr 2025

·

Stayed 3 nights

Excellent location beside the tower. Lovely areas nearby. Great place to stay. Hotel is very old but it’s clean. I would recommend it and would stay there again. It’s a 20 min walk to the train station

8

Arturo

4 Apr 2022

·

Stayed 2 nights

Posizione favolosa: non c'è un hotel più vicino alla Torre... Pulito e con un ottimo rapporto qualità/prezzo. Camera non molto spaziosa

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8

Debbie

8 Oct 2025

·

Stayed 1 night

Old style hotel but comfy and clean and literally one minute walk to the tower, location is ace and I would stay here again.

10

Richard

6 Jul 2025

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Stayed 1 night

Great location for the Leaning Tower of Pisa. Close to the bars & restaurants

8

Ivan

17 Mar 2024

·

Stayed 1 night

A 30 segundos de la torre de Pisa. Habitacion grande y comoda. Aunque viejo esta limpio y tiene su encanto. para 1 o 2 noches bien. Precio asequible. Repetiria

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10

Deboratno

28 Jul 2024

·

Stayed 1 night

Amazing location as it is just 2 minutes walk from the Leaning Tower of Pisa. Breakfast is not too bad. Old style hotel but they tried everything to equip with modern amenities.

8

William

30 Apr 2025

·

Stayed 2 nights

Location is awesome Parking is an issue It’s right where you want to be but, getting there and parking is a challenge

10

Justine

22 May 2025

·

Stayed 1 night

Hôtel au plus proche de la piazza dei Miracoli, mais calme Chambre spacieuse et confortable, vue sur la tour de Pise depuis la chambre Personnel très agréable Possibilité de laisser les valises si arrivée plus tôt Chambre propre et confortable, avec rideaux occultants en plus des volets. Salle de bain / wc propre dans la chambre Décor intérieur super, seul l’extérieur de l’hôtel mériterait une remise en état

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10

Perry

16 Nov 2024

·

Stayed 2 nights

Very walkable distance for the leaning tower, with some great food and shop options near as well.

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Dining

Breakfast is available and generally adequate but simple, with mixed feedback on quality and variety; coffee is often praised.

Related guest reviews

8

Martyn

28 Jun 2024

·

Stayed 2 nights

Super close to Pisa’s tower could be seen from the hotel window Breakfast perfectly adequate Bed comfortable Housekeeping good Not too many sockets for electronical devices but enough for us

10

Monika

5 Aug 2022

·

Stayed 4 nights

Topp beliggenhet med bare 2 minutter unna Det skjeve tårn. Rommet hadde sett sine bedre dager med noe slitt interiør, men sengen var god å ligge i og badet var ok. Veldig hjelpsom og hyggelig personale. Litt sparsom frokost. Vi fikk det vi betalte for og litt til. Vi er fornøyde.

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6

Fernando

20 Jun 2025

·

Stayed 1 night

Breakfast was not included but great location

8

Mathilde

9 May 2022

·

Stayed 4 nights

Kontrollen til AC-apparatet fungerte ikke, det var litt vanskelig å finne ut hvordan man får spylt ned toalettet, sengen kunne kanskje hatt en overmadrass pga. en gammeldags og hard madrass. Men personalet er helt ypperlig, og rommet ble rengjort på en upåklagelig måte. Det drar opp min anmeldelse veldig. Ikke så mye utvalg i frokost, men veldig koselig stemning med servering til bord. Beliggenheten til hotellet er også veldig god. Alt i alt et veldig trivelig hotell.

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8

Kerstin

8 Jun 2025

·

Stayed 7 nights

Super Lage direkt am Pisa Turm . Das Hotel ist leider sehr in die Jahre gekommen. Aber das Personal ist super, stets hilfsbereit und immer lustig. Zimmer werden täglich gereinigt. Frühstück ist ok. Bin immer satt geworden Danke

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8

Marlene

24 Nov 2023

·

Stayed 1 night

Excellent location!!! Across from the pisa tower, couldnt be any closer, from the window the tower is in front of your eyes. The hotel was a bit outdated, but clean and front desk nice, breakfast not impressed at all. The location is perfect.

8

sergio

16 Oct 2025

·

Stayed 1 night

No hay lugar donde estacionarse..y si es muy conveniente la cercania a la torre. el desayuno muy sencillo poca opcion de desayuno , panes y jugos y frutas...

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10

John

12 Nov 2024

·

Stayed 1 night

Nice atmosphere. At reception,very friendly people. Beside the Leaning Tower. Near restaurants. Location excellent. Slept well there. Ate breakfast with really nice drink perhaps maybe cappuccino I think it was,made by lovely lady. Go into magnificent Pisa Cathedral beside Leaning Tower and say a prayer. Sunday mass 8am in Italian fantastic.

10

Yi

5 Jul 2023

·

Stayed 1 night

Right next to the miracle square in the old town. Friendly staff and Good breakfast. Although rooms are a bit dated, they took you back in time and are reasonably comfortable.

10

Richard

4 Mar 2024

·

Stayed 2 nights

The hotels was great for the leaning tower of Pisa. The breakfast was really nice.

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AI-generated summary based on recent guest reviews

Su	Mo	Tu	We	Th	Fr	Sa
1	2	3	4	5	6	7
8	9	10	11	12 $77	13 $75	14 $76
15 $76	16 $75	17 $75	18 $77	19 $75	20 $75	21 $75
22 $75	23 $76	24 $76	25 $76	26 $76	27 $76	28 $75
29 $76	30 $76

Su	Mo	Tu	We	Th	Fr	Sa
		1 $73	2 $73	3 $73	4 $73	5 $97
6 $72	7 $72	8 $72	9 $72	10 $72	11 $69	12 $72
13 $72	14 $72	15 $72	16 $72	17 $72	18 $72	19
20 $72	21	22	23	24	25	26
27	28	29 $72	30 $106	31 $107

Hotel Villa Kinzica

Prices for Hotel Villa Kinzica

Monthly average prices

About this property

Location

Room options

Standard Double Or Twin Room

Triple Room

Single Room

Guest reviews of Hotel Villa Kinzica

Who stays here?

What guests think

Property policies

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