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Airbnb Pricing Optimizer

Calculate the minimum nightly rate needed to cover your costs and reach your target profit. See how different prices and occupancy rates affect your income.

Monthly Fixed Costs

(rent/mortgage + utilities + maintenance + insurance + property tax)

Airbnb Operations

65%

25% Cat. B (AL). Regime simplificado: coef. 0.35 sobre receitas.

Your Current Rate

€
Profit at Current Rate: 642 €/mo

Pricing Results

45 €/night
Minimum Nightly Rate
to break even (zero profit)
101 €/night
Target Nightly Rate
to reach your profit target: 800 €/mo

Revenue Sensitivity — Nightly Rate vs Occupancy

Rate40%50%60%70%80%
36 €-572 €-415 €-259 €-102 €41 €
45 €-466 €-283 €-99 €63 €201 €
81 €-41 €186 €404 €621 €838 €
101 €146 €408 €669 €931 €1192 €
121 €323 €629 €935 €1240 €1546 €

How It Works

The calculator solves for the nightly rate algebraically. Monthly revenue = occupied nights × nightly rate + cleaning fees. Net profit = revenue − Airbnb fees − fixed costs − income tax. The minimum rate is the rate at which net profit = 0. The target rate is the rate at which net profit = your target monthly profit.

Frequently Asked Questions

How do I set the right Airbnb price?

Start with the minimum rate to break even, then add your target profit margin. Compare with local market rates using AirDNA or Airbnb's own pricing tool. Consider seasonal adjustments: prices in peak season can be 50-100% higher than off-season.

What should I include in fixed monthly costs?

For owned properties: mortgage/loan payments, property tax (IMI/IBI), maintenance reserve (1-1.5% of property value/year), insurance, and utilities. For rented properties (arbitrage): monthly rent, utilities, and setup amortisation.

How does the cleaning fee affect pricing?

The cleaning fee is collected from guests but paid to cleaners. It should cover cleaning costs plus a small margin. Setting it too high can reduce bookings; too low means you subsidise cleaning from your nightly rate.

About This Calculator

This Airbnb Pricing Calculator is designed for real estate investors, property managers, and individual hosts to determine the optimal nightly rate for their short-term rental listings. By balancing desired occupancy with financial goals, it helps users maximize rental income and ensure profitability, transforming a property into a high-performing asset.

Methodology Details

1

Define Your Target Occupancy Rate

Begin by setting a realistic target occupancy rate for your property. This percentage reflects how often you expect your listing to be booked each month and is crucial for balancing potential income with property wear and tear. A common target ranges from 60% to 80%, depending on location and seasonality.

2

Input Monthly Operating Costs

Accurately list all recurring monthly expenses associated with your Airbnb property. This includes mortgage or rent payments, utilities (electricity, water, internet), cleaning services, maintenance reserves, insurance, and platform fees. Understanding these fixed costs is essential for calculating true profitability.

3

Set Your Desired Monthly Profit

Specify the net profit you aim to achieve from your Airbnb listing each month, after all operating costs are covered. This figure should align with your overall investment strategy and financial objectives, helping to ensure your property generates a worthwhile return on investment.

4

Estimate Number of Available Nights

Determine the total number of nights your property will be available for booking in a typical month. Remember to account for any personal use, planned maintenance, or seasonal closures. This input helps the calculator accurately project potential revenue based on your availability.

5

Calculate Optimal Nightly Rate

With all inputs provided, the calculator will then determine an optimal nightly rate. This rate is designed to help you achieve your desired monthly profit while maintaining your target occupancy rate, providing a data-driven price point for your listing.

Worked Example — Braga, Portugal

For a short-let in Braga, Portugal, compare a 240 000 € property with its local nightly rate, occupancy and licensing costs.

  • →Enter the expected nightly price, realistic occupancy, cleaning and platform costs.
  • →Compare net short-let cash flow with the long-term rental alternative.
  • →Check local registration, community and municipal rules before relying on the estimate.

The outcome is sensitive to local demand, licence rules and seasonality.

Additional Questions