How to set your nightly rate: your costs and the local market

Looking at nearby rentals is a natural place to start when setting a nightly rate. But a similar-looking apartment may have different costs, accommodate more guests or offer different booking conditions.

A lower price may help attract a booking while leaving very little income. A higher price may leave dates empty if guests can find comparable stays for less. To make that decision, you need to understand both your own costs and the market around you.

Start with the cost of a stay

Include cleaning, laundry, guest supplies, utilities, maintenance and platform fees. Allow for your own time, even when you do the work yourself.

Cleaning and laundry are usually costs per stay. A shorter booking gives you fewer nights over which to spread them.

Allocate fixed annual costs across the nights you realistically expect to sell. If you pay a fixed monthly, seasonal or annual charge, such as a pavšal for utilities or facility access, include it too.

Compare like with like

Compare properties with a similar location, guest capacity and amenities. Use the same dates and length of stay, and check the total booking price, including cleaning and other charges.

A price visible on a booking platform tells you what the owner is asking. It does not tell you whether that stay will sell at that price or how much the owner will keep.

What the three data sources add

A few nearby listings show only part of the market. Adaptix Hospitality uses three sources to add context.

AJPES: registered accommodation supply

AJPES, Slovenia's public records agency, manages the Register of Accommodation Establishments, or RNO. It includes registered accommodation, its location, type and capacity.

We use active records to describe the accommodation supply in the selected municipality. This helps put the price comparison in context: a handful of nearby listings may represent only a small part of the local supply.

SURS: recorded tourist activity

SURS, the Statistical Office of the Republic of Slovenia, publishes tourist arrivals and overnight stays by municipality and month.

These figures describe visits that have already taken place. They help show seasonal patterns and changes from the same period in the previous year.

AirROI: historical rental-market estimates

AirROI is a commercial short-term rental data provider. Its Airbnb-based analytics include historical estimates of nightly rates, occupancy and seasonal patterns.

We use these estimates as a benchmark for the selected area and property segment. They help you see how your calculated price compares with the rental market covered by AirROI.

The sources measure different things: registered accommodation, Airbnb listing performance and recorded guest nights. Together, they add context to the price comparison.

How Adaptix Hospitality uses and updates the data

The free calculator shows two prices: one to cover your costs, and one to leave your desired income after expenses and platform fees, before tax. You can see the result without registering and save it by email after confirming your address.

The local market review adds AirROI's historical rate and occupancy estimates, AJPES accommodation supply and SURS overnight-stay trends.

The sources follow different update schedules:

• AJPES publishes a daily register export reflecting the previous day's records. We check for updates daily.
• SURS publishes the monthly tourism figures we use after the reporting month has ended. We check daily for new releases and add them when available.
• AirROI says it updates its market metrics daily. We request its data when a new market review is created.

Each review shows the sources, geographic coverage and period behind its figures. It is a snapshot taken when the review is created. Opening it again shows the saved result.

Use the comparison to make a decision

If your calculated price is above the market benchmark, check that the comparison is relevant to your property. Then review the costs, length of stay and what is included in your offer.

If your price is below the benchmark, consider whether there is room to raise it. Your own booking results will help you judge how guests respond.

To introduce Adaptix Hospitality, we're offering the first 50 local market reviews free.

Calculate your price and get a review for your area: https://adaptix-hs.eu/