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Guest house · Rome · Lazio

All Seasons

A 4-star guest house near Termini station, praised for its helpful host and clean, comfortable rooms.

  • Walkable to Colosseum and Termini
  • High staff rating (8.5)
  • Free Wi-Fi throughout
8.2 Great 270 reviews Booking.com 8.2 · 270 reviews

About

All Seasons

All Seasons is a smoke-free guest house on Viale Manzoni, in Rome's Esquilino district. The property offers simple, comfortable rooms with free Wi-Fi, air conditioning, and tea and coffee facilities. Check-in runs from 14:30 to 20:00, and check-out is between 03:00 and 10:00.

Guests consistently highlight the welcoming owner, Angelo, who provides city tips and local recommendations. The location is a short walk from Manzoni metro station and about 15 minutes on foot to the Colosseum, with a supermarket and dining options nearby.

  • No smoking on site
  • Wi-Fi
  • Parking
  • VIP check-in/ -out
  • Express check-in/ -out
  • No pets allowed

In brief

What works, what to weigh

+

Strengths

3 reasons to book
  • Exceptional host — Guests repeatedly praise the owner (Angelo) for his helpfulness, local tips, and personal attention, including fixing the AC and offering restaurant discounts.
  • Clean, comfortable rooms — Multiple reviews note spotless rooms, comfortable beds, and well-maintained bathrooms, with daily cleaning and fresh linens.
  • Great location for sightseeing — Within walking distance to the Colosseum and near Manzoni and Termini stations, making it easy to explore Rome and reach the airport.
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Worth weighing

4 to weigh
  • Limited check-in window — Check-in is only from 14:30 to 20:00, which may be inconvenient for late arrivals unless arranged with the host.
  • Early check-out time — Check-out is from 03:00 to 10:00, so you'll need to be up and out by 10 AM at the latest.
  • No pets allowed — The property does not accept pets, so you'll need to make other arrangements if traveling with a furry companion.
  • Small property — A guest house with limited rooms, so availability may be tight and there's no large lobby or extensive amenities.

01 — Rooms

Rooms & rates

High season: summer dates usually book out a few weeks ahead.

Large Double Room

  • 1 King-size bed and 1 Sofa bed,1 Double bed
  • Shower
  • Coffee machine
  • Heating

02 — Amenities

Services & amenities

Everything included at this stay — the facilities and essentials, at a glance.

General

  • No smoking on site
  • Air conditioning
  • Heating
  • Lift
  • Key access

Food & Drink

  • Bar/ Lounge area
  • Tea and coffee facilities
  • Electric kettle
  • Mini-bar

Services

  • VIP check-in/ -out
  • Express check-in/ -out
  • Paid airport shuttle
  • Tours/Ticket assistance
  • Shops/Commercial services
  • Security
  • Smoke detectors
  • Fire extinguishers

Parking & Transport

  • Parking
  • Electric vehicle charging station

Room Amenities

  • Sitting area
  • Dining table
  • Ironing facilities
  • Free toiletries
  • Flat-screen TV

Family

  • Cots

03 — Reviews

What guests say

Recent verified reviews from guests who stayed here.

8.2
Great 270 reviews

Guest-rated 8.2/10 from 270 reviews

Booking.com · 8.2 · 270 reviews
8.2Verified guest

“We had a great stay – the hosts made us feel welcome and gave us useful advice on exploring the city. The location was convenient, with the metro and train station nearby and the Colosseum within walking distance. There were great places to eat and a corner market close by. The room was comfortable and had everything we needed. We highly recommend this hotel for a pleasant stay in Rome.”

8.2Verified guest

“We can't wait to come back – the hotel met our expectations. The staff were wonderful, and it's a 20-minute walk to downtown. Being right at Hang Zhou was nice; we had dinner there. Free Wi-Fi was provided too.”

8.2Verified guest

“So glad we chose it – it's a perfect base for staying in Rome. The airport was just 9 miles away. We liked this; haven't been in a better hotel.”

8.2Verified guest

“Great value for money. The room was clean, comfortable, and had everything we needed. The location was perfect – central but still peaceful.”

8.2Verified guest

“The newly built hotel is immaculate with everything in pristine condition. Convenient location near the train station and a pleasant 15-minute stroll to the Colosseum. Plenty of dining options around, and the friendly, helpful staff added to the experience. Highly recommended.”

8.2Verified guest

“Our family had a fantastic stay at this conveniently located hotel. Close to the metro, making it easy to explore attractions. The room was spacious, clean, and had comfortable beds. The bathroom was well-maintained and daily cleaning was a nice touch. Supermarket right across the street for essentials.”

04 — Location

Getting around Rome

The property sits in Rome.

Getting Around: Manzoni metro station is a few minutes' walk, and Termini station is nearby for trains and airport connections. The Colosseum is about a 15-minute stroll.

Food & Essentials: A supermarket is across the street, and there are many restaurants and a gelateria within walking distance. The host often shares local dining recommendations.

Viale Manzoni 81, Rome, Lazio, 00185, Italy

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05 — Good to know

Policies & conditions

Hotel details are shown for reference. Final rate terms are confirmed on the partner’s site at booking.

Check-in
From 14:30-20:00
Check-out
By 03:00-10:00
Cancellation
Free cancellation on many rates — terms on booking page
Payment
Pay-at-hotel available on many rates; final terms at booking
Pets
Not allowed

06 — Questions

Frequently asked

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

Check-in is from 14:30 to 20:00, and check-out is from 03:00 to 10:00.

Is there parking available?

Yes, the property offers parking, and there is also an electric vehicle charging station on site.

Are pets allowed at All Seasons?

No, pets are not allowed at this property.

Does the hotel offer airport shuttle?

Yes, there is a paid airport shuttle available.

Is there Wi-Fi in the rooms?

Yes, Wi-Fi is available throughout the property, including in the rooms.

Are there family-friendly amenities?

Cots are available, and the large double room can accommodate a family with a sofa bed. The hotel also has a playground noted by guests.

Nearby

Other top-rated stays in Rome

Want a different style or budget? Here are more highly-rated options in the area.

8.2

Navona Stay

Guest-rated 8.2/10 — among the top stays in Rome.

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8.5

Qt Suites Roma

Guest-rated 8.5/10 — among the top stays in Rome.

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8.8

Domus Helena

Guest-rated 8.8/10 — among the top stays in Rome.

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The bottom line

All Seasons is a solid choice for travelers who want a clean, well-located base near Termini with a host who genuinely cares about your stay. The limited check-in window and no-pet policy are minor drawbacks, but for most visitors, the service and location make it a reliable pick.

8.2For a fuss-free stay in Rome with a personal touch.

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