Retail site selection: dai una prova al tuo prossimo indirizzo, non alla tua intuizione
Analisi AI foot traffic + competitor + demografia + ROI per qualsiasi indirizzo al mondo — in 60 secondi, da 99€.
60-second reports
From $99 / report
30+ countries
Last updated · Reviewed by Nicholas Todeschini
Retail site selection is the process of identifying the optimal physical address for a new retail store, restaurant, bar, gym, salon, boutique or pharmacy. It combines foot traffic analysis, competitor mapping, demographic profiling, rent benchmarking and accessibility scoring to forecast a site's revenue potential before you sign a 5–10 year lease.
WhereToOpen.ai is AI-powered retail site selection built for SMBs: same rigor as a site-selection consultant, delivered in 60 seconds for $99 per report — instead of 4–8 weeks and $5,000–$20,000+.
Coverage
Built for every retail format
Each business type weights signals differently. Our AI tunes the model per format so you get the right answer for your category.
Restaurants & bars
Foot traffic, competitor menu/price overlap, evening vs lunch demand split.
Coffee shops
Morning commuter flow, residential density, work-from-home patterns.
Gyms & fitness
Residential proximity, parking availability, evening accessibility.
Salons & beauty
Female demographic concentration, repeat-visit drive-time tolerance.
Boutiques & retail
Pedestrian traffic, tourist flow, complementary co-tenants.
Pharmacies & services
Aging-population density, competing pharmacy walking distance.
Methodology
7-step retail site selection process
Whether you DIY, use software or hire a consultant, a credible retail site selection follows these seven steps.
1
Define the customer
Who are they, where do they live, what's their spending power, when do they buy?
2
Set the trade area
Walking radius for coffee, 10-min drive for gym, 5-min walk for boutique. Each format has its own catchment.
3
Quantify foot traffic
Daily, weekly and seasonal pedestrian and vehicle flows around the candidate address.
4
Map the competition
Direct and indirect competitors with ratings, price tier, opening hours and review sentiment.
5
Profile demographics
Age, income, household composition and lifestyle within the trade area.
6
Score rent vs revenue
Project monthly revenue and confirm rent stays under 10–15% of revenue (format-dependent).
7
Stress-test the decision
What if foot traffic drops 20%? What if a competitor opens? What's your break-even month?
Vertical playbooks
Retail playbooks by vertical
Each retail format weights site-selection signals differently. Here's the short playbook for the four most common formats we see operators open.
Food & beverage
Lead signals: morning vs evening foot traffic split, competitor menu/price overlap, sentiment around 'wait time' and 'noise level'. Watch out for: rent-to-revenue creeping above 12%, saturated direct competition within 200m.
Fashion & boutique
Lead signals: pedestrian density on Saturday afternoons, presence of complementary co-tenants (cafés, bookstores), tourist share. Watch out for: low repeat-visit pattern, distance from main shopping artery.
Grocery & convenience
Lead signals: residential density within 800m, household income, parking availability, vehicle traffic on the adjacent road. Watch out for: existing supermarket chain within 1km drawing weekly trips.
Services (gyms, salons, clinics)
Lead signals: drive-time catchment population, age and income match, competitor count within the catchment, evening accessibility. Watch out for: low evening foot traffic, lack of parking for service formats.
KPIs
The 5 KPIs that decide a retail site
Skip glamour metrics. These five are the ones that actually predict whether the lease pays off.
| KPI | Healthy range | Why it matters |
|---|---|---|
| Rent-to-revenue ratio | F&B 8–12% · Retail 6–10% | Above 15% is unsustainable in most formats. |
| Direct competitor count (500m) | 2–5 | Zero = no validated demand. 6+ = saturated. |
| Average competitor rating | 3.8–4.4 | Low = market gap. High = entrenched incumbents. |
| Demographic match score | 70+ | Age × income × density alignment with target. |
| Foot traffic at peak daypart | Format-dependent | Compare to format benchmark, not absolute. |
Pitfalls
5 common retail site-selection mistakes
Most failed openings repeat the same handful of mistakes. Spotting them in the report is the fastest ROI you'll get from the platform.
Falling in love with a unit
Anchoring on a specific space and rationalizing weak signals (low traffic, high rent) instead of comparing 3+ candidates objectively.
Ignoring rent-to-revenue
Signing a 'beautiful' lease at 18% rent ratio and hoping volume will catch up. It rarely does in year one.
Misreading competition
Treating zero competitors as 'opportunity' when it usually means there's no validated demand for the format on that street.
Skipping seasonality
Choosing a tourist-heavy address without modeling the off-season cash-flow gap. Many F&B closures happen in Feb/Mar.
Skipping the second look
Signing without re-running the analysis after the landlord's counter-offer. Final rent often pushes a sustainable site into red.
Stop guessing where to open your next store
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Frequently asked questions
Cos'è il retail site selection?
Il retail site selection è il processo di scegliere l'indirizzo fisico ottimale per un nuovo punto vendita — negozio, ristorante, gym, farmacia. Combina foot traffic, demografia, competitor, canoni e regolamentazione locale in una decisione go/no-go quantitativa.
Come funziona il retail site selection basato su AI?
Le piattaforme AI di retail site selection ingeriscono POI, dati demografici, segnali di mobilità e canoni, poi applicano modelli per settore per generare uno score. WhereToOpen.ai lo produce in 60 secondi per qualsiasi indirizzo al mondo.
Quali fattori conta di più nel retail site selection?
I sette fattori più predittivi sono: foot traffic per fascia oraria, densità e qualità dei competitor, match demografico, rapporto canone/fatturato (<15% è sostenibile), accessibilità (auto + trasporto pubblico), visibilità stradale e stagionalità del format.
Quanto costa un'analisi di retail site selection?
I consulenti tradizionali chiedono 5–25k€ per indirizzo con settimane di attesa. Le piattaforme enterprise (Placer.ai, ESRI) partono da 5.000$+ l'anno con contratto. WhereToOpen.ai è pensato per le PMI: 99€ per singolo report senza contratto.
Il retail site selection funziona anche per il food & beverage?
Sì — la ristorazione è uno dei casi d'uso più maturi. Il modello deve però pesare specificità F&B: foot traffic per daypart (pranzo vs cena), sentiment sul menu dei competitor, densità dei delivery aggregator e stress-test canone/coperti.
Posso fare retail site selection prima di firmare un contratto?
È esattamente il momento in cui va fatto. Un report da 99€ prima della firma è un premio assicurativo dello 0,02% contro un impegno da 500k€. Molti operatori usano il report anche per negoziare canone o incentivi con il proprietario.