AirROI ranking · 20265 markets ranked
Best Places to Buy an Airbnb in Southland, New Zealand (2026)
Fiordland Community is the best place to buy an Airbnb in Southland in 2026, according to AirROI's ranking of 5 markets. Its listings averaged $29,200 in revenue over the 12 months to September 2026 and were booked on 55% of nights. It leads on the blend rather than on any one measure, placing 1st of 5 for market size, 1st of 5 for occupancy and 2nd of 5 for revenue per listing. Invercargill City and Stewart Island / Rakiura Community come next.
- Markets tracked
- 8
- Active Airbnb listings
- 671
- Avg. revenue per listing
- $23,000
- Occupancy rate
- 48%
- Avg. nightly rate
- $155
- Revenue change, typical market
- +10%
The short answer
Southland Airbnb Market at a Glance
Across Southland, the 671 active Airbnb listings tracked by AirROI, a short-term-rental data firm, averaged $23,000 over the same period. They were booked on 48% of nights at about $155 a night; the ranking covers the 5 markets with at least 30 active listings.
The ranking weighs revenue per listing most, then occupancy and market size, then how evenly income spreads across the year and how it changed on the year. It reflects rental performance, not purchase prices or local short-term rental rules. How the ranking works.
Where the top 5 Airbnb markets in Southland are
Each dot is one of the 8 markets AirROI tracks in Southland, sized by active listings and coloured by average revenue per listing. Select a number to jump to its profile.
All money figures on this page are in US dollars.
Top 5
The Top 5 Airbnb Markets in Southland
Each profile draws on the market's full AirROI report: how it earns, when in the year, who books and what sells. Monthly figures are averages per listing active in that month, so twelve of them add up to more than the annual average, which also counts listings that operated for only part of the year.
| # | Market | Avg. revenue | Occupancy |
|---|---|---|---|
 Fiordland Community Large market · High occupancy | $29,200 | 55% | |
 Invercargill City Year-round demand · Large market | $14,900 | 42% | |
 Stewart Island / Rakiura Community High earnings · High occupancy | $31,300 | 50% | |
| 4 |  Northern Community Growing revenue | $13,100 | 36% |
| 5 |  Oraka Aparima Community | $11,800 | 34% |
1. Fiordland Community
Known for: Large market · High occupancy
Top-earning Airbnb listings in Fiordland Community - Avg. revenue
- $29,200 +4% vs. last year
- Occupancy
- 55%
- Nightly rate
- $180
- Active listings
- 350
Where it places among the 5 ranked markets in Southland
- Revenue 2nd of 5
- Occupancy 1st of 5
- Market size 1st of 5
- Year-round 3rd of 5
- Growth 4th of 5
- How it earns
- Fiordland Community fills more nights than any other ranked market in Southland: 55% of them, at about $180 a night. That adds up to $29,200 per listing over the year, the second-highest of the 5 ranked markets. A typical listing takes in about $2,550 a month; the top quarter clear $3,820 or more.
- When it earns
- Fiordland Community's season runs from November to March, peaking in January at about $4,260 per listing; June, the quietest month, brings in about $1,800. Stays are shorter than in most of Southland, about 3 nights, so listings turn over often; guests book about 84 days ahead.
- Who books
- Most guests come from abroad (88%), led by visitors from the United States, Australia and the United Kingdom.
- What sells
- The most common entire home has 3 bedrooms (39% of entire homes), and houses make up 60% of supply.
Revenue per listing by month
$4,260 $1,800- Median listing
- $2,550/mo
- Top 25% of listings
- $3,820+/mo
- Booked ahead
- 84 days
- Average stay
- 3 nights
- Guests from abroad
- 88%
- Most common home size
- 3 bedrooms
Areas in the full report: Te Anau · Milford Sound · Manapouri
Full Fiordland Community Airbnb report2. Invercargill City
Known for: Year-round demand · Large market
Top-earning Airbnb listings in Invercargill City - Avg. revenue
- $14,900 +11% vs. last year
- Occupancy
- 42%
- Nightly rate
- $120
- Active listings
- 117
Where it places among the 5 ranked markets in Southland
- Revenue 3rd of 5
- Occupancy 3rd of 5
- Market size 2nd of 5
- Year-round 1st of 5
- Growth 2nd of 5
- How it earns
- Invercargill City is Southland's second-largest Airbnb market, with 117 active listings to price against. Average revenue per listing came to $14,900, the third-highest of the 5 ranked markets. Its place at #2 rests on year-round demand (1st of 5) and market size (2nd of 5) rather than on revenue per listing. In a typical month the median listing brings in about $1,310, and the best quarter clear $2,160. Revenue per listing rose 11% over the year, the second-biggest gain in Southland, helped by nightly rates 16% higher.
- When it earns
- Demand in Invercargill City holds up through the year: September, the slowest month, still brings in about three-quarters of March's revenue. Guests book later than in most of Southland, about 58 days ahead against roughly 84 for the typical market in Southland; stays average 4 nights.
- What sells
- Two-bedroom homes lead the market (29% of entire homes), and houses make up 63% of supply.
- Who books
- 45% of guests travel from abroad, most often from Australia and the United Kingdom.
- Who it suits
- It suits buyers who want income that holds up all year and are comfortable adjusting prices close to the date.
Revenue per listing by month
$1,730 $1,250- Median listing
- $1,310/mo
- Top 25% of listings
- $2,160+/mo
- Booked ahead
- 58 days
- Average stay
- 4 nights
- Guests from abroad
- 45%
- Most common home size
- 2 bedrooms
3. Stewart Island / Rakiura Community
Known for: High earnings · High occupancy
Top-earning Airbnb listings in Stewart Island / Rakiura Community - Avg. revenue
- $31,300 +10% vs. last year
- Occupancy
- 50%
- Nightly rate
- $220
- Active listings
- 30
Where it places among the 5 ranked markets in Southland
- Revenue 1st of 5
- Occupancy 2nd of 5
- Market size 5th of 5
- Year-round 5th of 5
- Growth 3rd of 5
- How it earns
- Stewart Island / Rakiura Community is Southland's fifth-largest Airbnb market, with 30 active listings to price against. Listings averaged $31,300 in revenue over the year, the highest of the 5 ranked markets. Month to month, the median listing earns about $2,480 and a top-quarter listing $3,890 or more. Revenue per listing rose 10% over the year, the third-biggest gain in Southland, helped by nightly rates 6% higher. With 30 listings it is a small market, so its averages can move more from year to year.
- When it earns
- Revenue in Stewart Island / Rakiura Community concentrates from November to April: January earns about $4,560 per listing, about 3.2 times as much as August.
- What sells
- The most common entire home has 2 bedrooms (22% of entire homes), and houses make up 77% of supply.
- Who it suits
- Best for buyers who can carry costs through a quiet August.
Revenue per listing by month
$4,560 $1,440- Median listing
- $2,480/mo
- Top 25% of listings
- $3,890+/mo
- Booked ahead
- 98 days
- Average stay
- 4 nights
- Most common home size
- 2 bedrooms
- Superhosts
- 67%
4. Northern Community
Known for: Growing revenue
Top-earning Airbnb listings in Northern Community - Avg. revenue
- $13,100 +13% vs. last year
- Occupancy
- 36%
- Nightly rate
- $115
- Active listings
- 38
Where it places among the 5 ranked markets in Southland
- Revenue 4th of 5
- Occupancy 4th of 5
- Market size 4th of 5
- Year-round 4th of 5
- Growth 1st of 5
- How it earns
- Northern Community is Southland's fourth-largest Airbnb market, with 38 active listings to price against. Average revenue per listing came to $13,100, the fourth-highest of the 5 ranked markets. Its place at #4 rests on revenue growth (1st of 5) rather than on revenue per listing. The gap between listings is wide: a typical one takes in about $1,190 a month, while the top quarter clear $2,190 and the top 10% $3,280, so pricing and presentation count for more here than in most of Southland. Revenue per listing rose 13% over the year, the biggest gain in Southland, helped by nightly rates 9% higher. Its 38 listings make it one of the smaller ranked markets, so its figures are less settled than those of larger ones.
- When it earns
- In Northern Community, the months from December to March earn above the yearly average, led by January at about $2,210 per listing; May is the low point at about $818.
- What sells
- Private rooms are a large part of supply (42% of listings), which pulls the average nightly rate down.
- Who books
- Most guests come from abroad (79%), led by visitors from the United States, Australia and the United Kingdom.
- Who it suits
- A good fit for buyers who can ride out a slow May.
Revenue per listing by month
$2,210 $818- Median listing
- $1,190/mo
- Top 25% of listings
- $2,190+/mo
- Booked ahead
- 87 days
- Average stay
- 4 nights
- Guests from abroad
- 79%
- Most common home size
- 3 bedrooms
Top-earning Airbnb listings in Oraka Aparima Community - Avg. revenue
- $11,800 −6% vs. last year
- Occupancy
- 34%
- Nightly rate
- $125
- Active listings
- 68
Where it places among the 5 ranked markets in Southland
- Revenue 5th of 5
- Occupancy 5th of 5
- Market size 3rd of 5
- Year-round 2nd of 5
- Growth 5th of 5
- How it earns
- Oraka Aparima Community is Southland's third-largest Airbnb market, with 68 active listings to price against. Listings averaged $11,800 in revenue over the year, the fifth-highest of the 5 ranked markets. Its place at #5 rests on year-round demand (2nd of 5) rather than on revenue per listing. A typical listing takes in about $1,100 a month; the top quarter clear $1,790 or more. Revenue per listing slipped 6% over the year even with rates 10% higher, as bookings softened. With 68 listings it is a small market, so its averages can move more from year to year.
- When it earns
- Oraka Aparima Community's season runs from December to April, peaking in January at about $2,090 per listing; August, the quietest month, brings in about $971. Bookings arrive closer to the date than in most of Southland, about 58 days before check-in, and guests stay about 4 nights.
- Who books
- About three in ten guests (29%) travel from abroad, most often from Australia and the United Kingdom.
- What sells
- Three-bedroom homes lead the market (42% of entire homes), and houses make up 84% of supply.
- Who it suits
- It suits buyers who are comfortable adjusting prices close to the date.
Revenue per listing by month
$2,090 $971- Median listing
- $1,100/mo
- Top 25% of listings
- $1,790+/mo
- Booked ahead
- 58 days
- Average stay
- 4 nights
- Guests from abroad
- 29%
- Most common home size
- 3 bedrooms
Full ranking
How All 5 Ranked Markets in Southland Compare
The overall ranking with the five measures behind it. "Slow month" is a market's weakest month of revenue as a share of its best, so a higher figure means steadier income. Select a column heading to re-sort.
| Fiordland Community Large market, high occupancy | $29,182 | 55% | $180 | 42% | +4% | 350 | |
| Invercargill City Year-round demand, large market | $14,943 | 42% | $119 | 73% | +11% | 117 | |
| Stewart Island / Rakiura Community High earnings, high occupancy | $31,276 | 50% | $220 | 32% | +10% | 30 | |
| 4 | Northern Community Growing revenue | $13,131 | 36% | $114 | 37% | +13% | 38 |
| 5 | Oraka Aparima Community | $11,813 | 34% | $127 | 47% | −6% | 68 |
By measure
Southland Airbnb Markets Ranked by Revenue, Nightly Rate and Occupancy
The overall ranking balances five measures. These lists take one at a time, for buyers who care most about income, pricing power, bookings, a steady calendar, momentum or market size.
Highest-earning Airbnb markets in Southland
Average annual revenue per active listing over the past 12 months. Markets with at least 60 listings.
| # | Market | Revenue |
|---|---|---|
| Fiordland Community #1 overall | $29,200 | |
| Invercargill City #2 overall | $14,900 | |
| Oraka Aparima Community #5 overall | $11,800 |
Most expensive Airbnb markets in Southland by nightly rate
Average rate per booked night. A high rate earns most where occupancy holds up too. Markets with at least 60 listings.
| # | Market | Nightly |
|---|---|---|
| Fiordland Community #1 overall | $180 | |
| Oraka Aparima Community #5 overall | $125 | |
| Invercargill City #2 overall | $120 |
Highest-occupancy Airbnb markets in Southland
Share of available nights booked over the past 12 months. Markets with at least 60 listings.
| # | Market | Occupancy |
|---|---|---|
| Fiordland Community #1 overall | 55% | |
| Invercargill City #2 overall | 42% | |
| Oraka Aparima Community #5 overall | 34% |
Most year-round Airbnb markets in Southland
Revenue in the slowest month as a share of the best month, so a higher figure means steadier income. Markets with at least 60 listings.
| # | Market | Slow month |
|---|---|---|
| Invercargill City #2 overall | 73% | |
| Oraka Aparima Community #5 overall | 47% | |
| Fiordland Community #1 overall | 42% |
Largest Airbnb markets in Southland
Active listings. Bigger markets have more comparable rentals to price against and more buyers at resale.
| # | Market | Listings |
|---|---|---|
| Fiordland Community #1 overall | 350 | |
| Invercargill City #2 overall | 117 | |
| Oraka Aparima Community #5 overall | 68 | |
| 4 | Northern Community #4 overall | 38 |
| 5 | Stewart Island / Rakiura Community #3 overall | 30 |
Seasonality
When Airbnbs in Southland Earn the Most
January is the best month for about eight in ten ranked markets in Southland. August is the most common slowest month, in 2 markets.
January earns about 2.2 times what September does
Average revenue per listing across the 5 ranked markets in Southland, by month
| Month | Avg. revenue per listing | Best month for | Highest-ranked examples |
|---|---|---|---|
| January | $3,400 | 4 markets | Fiordland Community, Stewart Island / Rakiura Community, Northern Community |
| February | $3,180 | – | – |
| March | $3,060 | 1 market | Invercargill City |
| April | $2,320 | – | – |
| May | $1,700 | – | – |
| June | $1,630 | – | – |
| July | $1,880 | – | – |
| August | $1,640 | – | – |
| September | $1,550 | – | – |
| October | $1,920 | – | – |
| November | $2,610 | – | – |
| December | $3,160 | – | – |
Average revenue is per listing across the ranked markets, the line in the chart above. "Best month for" counts the ranked markets whose own revenue peaks in that month.
Method
How the Ranking Works
The ranking covers the 5 markets in Southland with at least 30 active Airbnb listings and data through September 2026. Each market is compared with the others on five measures, and markets are ordered by a weighted blend of where they place on each:
- Revenue per listing (35%): average revenue an active listing earned over the past 12 months.
- Occupancy (20%): share of available nights that were booked.
- Market size (20%): active listings. Bigger markets offer more comparable rentals to price against and more buyers when you sell.
- Year-round demand (15%): revenue in the slowest month as a share of the best month. The latest month is left out when its bookings look incomplete.
- Growth (10%): change in revenue per listing from the year before. Markets whose boundaries changed between years are scored in the middle.
Left out: 2 markets whose data predate the latest refresh. The score measures how rentals perform. It does not include purchase prices, financing, operating costs or local short-term rental rules, which vary by address and should be checked before buying. Figures are in US dollars and match each market's own report; see the data methodology for how listings are tracked.
To check one property before buying, run its address and size through the Airbnb estimator for a revenue, occupancy and nightly-rate range from comparable listings.
FAQ
Frequently Asked Questions About Airbnb Investing in Southland
What is the best place to buy an Airbnb in Southland?
Fiordland Community ranks first of the 5 markets in Southland in AirROI's ranking, with US$29,200 in average revenue per listing and 55% occupancy. Invercargill City and Stewart Island / Rakiura Community follow. The ranking weighs revenue, occupancy, market size, seasonality and growth; it leaves out purchase prices.
What are the most profitable Airbnb locations in Southland?
By revenue per listing, among markets with at least 60 listings, Fiordland Community leads at US$29,200 a year, ahead of Invercargill City at US$14,900. Profit also depends on what a property costs to buy and run, which varies far more between markets than revenue does.
How much does an Airbnb make in Southland?
The average active listing in Southland earned US$23,000 over the 12 months to September 2026, at 48% occupancy. Averages include listings that operated for only part of the year, so a listing rented all year typically earns more.
Where is Airbnb demand highest in Southland?
Among ranked markets with at least 60 listings, Fiordland Community has the highest occupancy, with 55% of available nights booked, followed by Invercargill City at 42%. Its listings average about US$180 a night and US$29,200 a year.
Where are Airbnb nightly rates highest in Southland?
Among ranked markets with at least 60 listings, Fiordland Community has the highest average nightly rate, about US$180, followed by Oraka Aparima Community at US$125. Invercargill City is the least expensive, at about US$120. The average booked night in Southland costs about US$155.
What is the best month for Airbnb in Southland?
January is the highest-earning month for 4 of the 5 ranked markets, followed by March (1). August is the most common slowest month, in 2 of the 5 markets. Each market's report shows its own month-by-month revenue, occupancy and rates.
Which Airbnb markets in Southland earn the most evenly through the year?
Among ranked markets with at least 60 listings, Invercargill City has the steadiest income: its slowest month, September, still earns about three-quarters of its best. Oraka Aparima Community follows, at 47%. Steadier markets are easier to budget for, though they do not always earn the most per listing.
Which Airbnb markets are growing fastest in Southland?
Among ranked markets with at least 60 listings, revenue per listing grew most in Invercargill City, up 11% on the year before. A single strong year can reflect events or new supply, so it is worth checking a market's monthly trend before relying on it.
Is Airbnb still profitable in Southland in 2026?
Revenue per listing grew in 4 of the 5 ranked markets with a comparable year of data; in the typical market it rose 10%. Whether a given property profits depends on its purchase price, financing and running costs.
How many Airbnb listings are there in Southland?
AirROI tracked 671 active Airbnb listings in Southland over the 12 months to September 2026, across 8 markets. The largest ranked market is Fiordland Community, with 350 listings, followed by Invercargill City with 117.
Directory
All 8 Airbnb Markets in Southland
Every Southland city with an AirROI Airbnb market report, A–Z, with its active listing count.
F
- Fiordland Community 350 listings
G
- Gore 23 listings
I
- Invercargill City 117 listings
N
- Northern Community 38 listings
O
- Oraka Aparima Community 68 listings
S
- Stewart Island / Rakiura Community 30 listings
T
- Te Anau 27 listings
W
- Waihopai Toetoe Community 18 listings