Airbnb revenue calculator
Click any location in a covered market and this calculator returns the expected occupancy, nightly rate, monthly revenue and a seasonality-adjusted yearly revenue for a short-term rental there. It is built from comparable Airbnbs within an adaptive 2–6 km radius, matched on bedroom count: occupancy is measured from each comp’s daily calendar snapshots, the nightly rate comes from asking rates with a per-market booked-rate correction where one has been measured, the yearly figure is adjusted for the market’s seasonality, and a confidence score says how much data stands behind the result. Comps are drawn from 634,000+ tracked Airbnb listings across 24 countries, and every estimate ships with its basis and caveats.
How the estimate is built
The calculator is the same comp engine behind every Brixfox property page. It never invents a number where it has none: with too few comparable listings it widens the radius, flags that it did, and caps the confidence score — it does not fall back to a national average.
1. Pick a market and drop a pin
Choose one of the covered markets and click the spot you want to underwrite. The engine works from coordinates, not district names — inside a single area, performance can differ sharply between the coast and a few kilometres inland, and distance-based selection keeps that difference visible.
2. Find comparable Airbnbs within an adaptive radius
The engine looks for tracked listings with the same bedroom count within 2 km, then widens to 3, 4 and 6 km only if it finds too few. Every tracked listing inside the radius is modelled, so a dense area contributes a large sample and a sparse one is not padded. A result flags when the radius had to expand.
3. Read occupancy from daily calendar snapshots (measured)
Each comp’s occupancy comes from its own Airbnb availability calendar, captured daily and diffed to detect bookings — not from review counts or survey averages. The window is the last and current month, so the figure reflects what those calendars are doing now.
4. Take the nightly rate from asking prices, then correct it where measured
A comp’s rate is what its host asks for unsold nights — booked nights leave the calendar, so the observable average skews to what nobody bought. In markets with a measured asking-to-booked factor (currently Bali, Portugal and Dubai, measured against an external rate benchmark) the yearly figure uses the corrected booked rate. Elsewhere the rate stays an asking rate and the result says so.
5. Weight, seasonality-adjust and annualise
Comps are weighted by distance, by how much calendar data each one has, and by review count. Monthly revenue is the current-window figure (occupancy × 30 × rate). The yearly figure divides window occupancy by the market’s monthly seasonality index so a high-season snapshot cannot inflate an annual projection; where no index exists for a market, the estimate assumes the observed window repeats year-round and labels that assumption.
6. Score the confidence and show the basis
Confidence (0–100) combines the number of comps, the share with real calendar data, how close they sit, and rate coverage. In the calibrated markets it is capped when fewer than five comps are found, so a single nearby listing can never read as a market. Every result carries an estimate-basis block — observation window, rate basis, seasonality version, caveats — and the comps themselves, each linked to its Airbnb page.
Two words we use deliberately: a comp’s occupancy is measured (observed on its calendar); the figure for the spot you clicked is modelled from those comps. Where you see no number, the engine refused rather than guessed.
What it does not include
The calculator estimates gross rental revenue — what guests pay before anyone takes a cut. It is a top-line figure, not an income statement. Before you treat it as a return, subtract at least the following:
Taxes
Local income or tourism tax on rental revenue, property tax, and any home-country tax. These differ by market and by how you hold the asset.
Management and platform fees
Manager commission, OTA/host service fees and channel costs. Brixfox property pages model a full-service manager by default; the calculator does not.
Cleaning, utilities, maintenance and insurance
Changeover cleaning beyond what guest fees cover, electricity and water, pool and garden upkeep, repairs, and cover.
Acquisition, setup and financing
Transfer taxes, notary and legal fees, furnishing and STR launch costs, and mortgage interest. None of these sit in the revenue estimate, but all of them belong in the yield denominator.
Licensing and legality
Whether short-term letting is permitted at that address at all. Several covered markets require a licence or registration, and some communities forbid STR outright; a revenue figure is not a permission.
Brixfox property pages carry a full cost stack per market — acquisition costs, management basis, operating costs and local tax — and state net yield on the all-in cost. The assumptions are written up in the Bali methodology and the Thailand methodology; other markets use their own ownership, tax and licensing logic rather than Bali’s.
Airbnb ROI: from revenue to net yield
Three figures get called “Airbnb ROI”, and they are not interchangeable:
- Gross revenue
- Nightly rate × 365 × occupancy. This is what the calculator above estimates. It is what the property earns for its host before costs.
- Gross yield
- Gross revenue ÷ asking price. Useful for ranking listings against each other; useless as a return, because it ignores both the costs of running the rental and the costs of buying it.
- Net yield
- Net operating income ÷ all-in acquisition cost. The numerator is revenue after management, operating costs and local tax; the denominator is the price plus transfer taxes, legal and notary fees, furnishing and launch costs. This is the figure that answers “what does this property return”.
None of these figures describes a real market or listing. They exist to show the arithmetic between the three definitions; put your own estimate and your own market’s costs into the same shape.
| Nightly rate (illustrative) | $150 |
| Occupancy (illustrative) | 60% |
| Gross revenue = $150 × 365 × 60% | $32,850 |
| Asking price (illustrative) | $400,000 |
| Gross yield = $32,850 ÷ $400,000 | 8.2% |
| + Acquisition costs (8%, illustrative) | $32,000 |
| + Furnishing and launch (illustrative) | $25,000 |
| All-in cost | $457,000 |
| − Management (15% of gross) | $4,928 |
| − Cleaning, utilities, maintenance | $5,000 |
| − Local tax (10% of gross) | $3,285 |
| − Insurance | $500 |
| Net operating income = $32,850 − $13,713 | $19,137 |
| Net yield = $19,137 ÷ $457,000 | 4.2% |
The gap between 8.2% gross and 4.2% net is the whole point: the same revenue estimate supports two very different “ROI” claims depending on what is subtracted and what it is divided by. Leasehold terms, financing and home-country tax would move it further.
Coverage
Comparable listings come from BrixfoxDNA, which tracks 634,000+ Airbnb listings across 24 countries with daily calendar snapshots. Track-record depth differs by market — some have been tracked for a season or two, not years — and a market whose peak season falls outside the observed window says so in its estimate basis. The calculator is open for the markets below; each links to its data hub.
Markets with properties for sale
STR data markets
Frequently asked questions
Is the Airbnb calculator free?
Yes. The calculator is free to use with no account, no card and no usage cap. Brixfox earns from per-property investment reports (€49) and from buyer referrals on properties for sale; the calculator itself is not gated.
How accurate is the Airbnb revenue estimate?
We do not publish a single accuracy percentage, because we have not measured one we would stand behind yet. What we can say precisely: occupancy is measured from the comparable listings’ daily calendar snapshots, not estimated from reviews; the nightly rate is based on asking prices and is converted to a booked rate only in markets where that factor has been measured; and every result carries a 0–100 confidence score plus the comps it was built from, so you can see how much data sits behind it. Brixfox is building a predicted-versus-realised track record from properties that sold and later appeared on Airbnb, and will publish it when the first cohort is in. Until then, treat the number as a modelled estimate with the confidence score as its label.
What is ADR, and why does the calculator call it an asking rate?
ADR is the average daily rate — the average nightly price across booked nights. Airbnb calendars only show the price of nights that are still available, so what any tool can observe is the asking rate of unsold nights, which skews high. In Bali, Portugal and Dubai we apply a measured asking-to-booked correction to the yearly figure; in other markets the figure stays an asking rate and the estimate basis says so.
Why does my own listing earn more (or less) than the estimate?
The estimate is the distance- and quality-weighted picture of nearby listings with the same bedroom count over the last and current month. Your listing differs in photos, reviews, pricing strategy, amenities and the exact spot, and it may have a different seasonal pattern. Use the comps table under the result: it shows each comparable’s measured occupancy, its asking rate and a link to the listing, so you can see which ones the estimate leans on.
Does it work outside the US?
It only works outside the US. Coverage is built for international buyers of vacation rentals: Bali, Portugal, Dubai, Thailand, Spain, Greece, the Netherlands and the ABC Islands, plus STR data markets such as Croatia, Mexico, Italy, France, Austria and several Caribbean islands. Comps come from a pool of 634,000+ tracked listings across 24 countries. There is no United States coverage.
What is a good Airbnb occupancy rate?
There is no universal number: a strong occupancy in a Mediterranean summer market and in a year-round Asian market are different figures, and both move with the season. Judge a location by its comps rather than a rule of thumb — the calculator shows each comparable’s measured occupancy, and the market hubs show area-level medians. Revenue per available night (rate × occupancy) is the figure to compare, since a high occupancy bought with a low rate is not the same as a high occupancy at a full rate.
From an estimate to a property
A revenue estimate for a spot on a map is the first question. The next one is which properties for sale near it clear the costs above — Brixfox underwrites every listing in its for-sale markets with the same engine, its own market cost stack, and a stored basis you can audit.