Portorož, Piran Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Portorož, Piran? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $12,822 per year — at a $188 nightly rate, 37.4% occupancy, and a $74 RevPAR that reflects moderate rate-to-revenue efficiency with room to optimize.
With just 28 active listings, Portorož is a micro-market where moderate demand with room for well-positioned listings to outperform.
Regulation is low with minimal registration requirements, pointing to an operator-friendly environment. In a market this size, differentiated listings with strong reviews can capture outsized returns relative to the competition.
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What Are the Key Airbnb Metrics in Portorož?
In Portorož, the headline Airbnb metrics are $12,822 in average annual revenue,37.4% occupancy, $188 ADR, and $74 in RevPAR, and guests book about 24 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Portorož?
Understanding the monthly revenue variations for Airbnb listings in Portorož is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in Portorož is typically July, while November often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Portorož across different performance tiers:
- Best-in-class properties (Top 10%) achieve $3,618+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,053 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,277 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $710, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Portorož
What Is the Monthly Airbnb Occupancy Rate in Portorož?
Maximize your bookings by understanding the Portorož STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while November experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in Portorož:
- Best-in-class properties (Top 10%) achieve 49%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 36% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 25%.
- Entry-level properties (Bottom 25%) average 15% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Portorož
What Is the Average Airbnb Nightly Rate in Portorož?
Effective short term rental pricing strategy in Portorož involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Portorož typically peaks in July and dips lowest during October. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $330+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $250 or more.
- Typical properties (Median) charge around $140 per night.
- Entry-level properties (Bottom 25%) earn around $114 per night.
Average Daily Rate (ADR) Trend by Month in Portorož
What Is the RevPAR for Airbnb in Portorož?
RevPAR in Portorož is currently $74. Because RevPAR combines nightly rates with realized occupancy, it is one of the cleanest ways to compare how efficiently listings turn demand into revenue across the market.
- Entry-level properties (Bottom 25%) see $38 RevPAR.
- Typical properties (Median) generate $62 RevPAR.
- Strong performers (Top 25%) earn $84 RevPAR.
- Best-in-class (Top 10%) achieve $136 RevPAR.
Average Monthly RevPAR Trend in Portorož
RevPAR Insights for Portorož
- The average RevPAR in Portorož is $74. This metric combines nightly rates with realized occupancy, making it one of the best single-number indicators of market efficiency.
- The gap between the top 10% ($136) and bottom 25% ($38) is $97, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Jul and bottoms out in Apr, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Portorož benchmarks. If your RevPAR falls below the median of $62, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $84+ RevPAR through a combination of competitive pricing, strong reviews, and strategic amenities. Target this tier through incremental improvements.
- Use RevPAR rather than revenue alone when comparing properties of different sizes — it normalizes for available nights and gives a more accurate picture of performance.
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When Is the Peak Season for Airbnb in Portorož?
Portorož's peak Airbnb season falls in July, August, June, while the softest stretch is January, April, November. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (July, August, June)
- Revenue averages $3,504 per month
- Occupancy rates average 52.0%
- Daily rates average $209
Shoulder Season
- Revenue averages $1,098 per month
- Occupancy maintains around 20.9%
- Daily rates hold near $178
Low Season (January, April, November)
- Revenue drops to average $273 per month
- Occupancy decreases to average 6.2%
- Daily rates adjust to average $178
Seasonality Insights for Portorož
- Airbnb seasonality in Portorož is pronounced. Revenue swings sharply between peak and low months, which means pricing strategy, minimum-stay settings, and cash reserves all need to account for extended slower periods.
- During the high season, the absolute peak month showcases Portorož's highest earning potential, with monthly revenues climbing to $3,769, occupancy reaching 59.0%, and ADRs peaking at $214.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $0, occupancy could drop to 0.0%, and ADRs may adjust to $161.
- Lower occupancy paired with meaningful seasonality means hosts in Portorož need to maximize every peak-season booking and seriously consider whether off-season pricing adjustments or minimum-stay changes can capture incremental revenue.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability and consider tightening cancellation policies to reduce last-minute gaps.
- Low Season: Offer competitive pricing, extended-stay discounts, and flexible cancellation policies. Target off-season travelers like remote workers, budget-conscious guests, and travelers with flexible schedules.
- Shoulder Seasons: Implement dynamic pricing that bridges peak and low rates. Target weekend travelers, local events, and business visitors. Slightly more flexible terms than peak season can help maintain occupancy without deep discounting.
- In a highly seasonal market like Portorož, building a cash reserve during the top months is essential for covering fixed costs during the slow period. Automated pricing tools can help capture demand shifts in real time.
Do You Need a License for Airbnb in Portorož?
Low regulation and minimal registration activity in Portorož, Piran, Slovenia point to an operator-friendly environment. That said, even low-regulation markets may have tax collection requirements, safety standards, or HOA rules that affect short-term rental operations. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Portorož to ensure full compliance before hosting.
(Source: AirROI data, 2026, finding no licensed listings among those analyzed)
What Are the Best Neighborhoods for Airbnb in Portorož?
With a compact short-term rental market, Portorož gives early-mover hosts an advantage in the right neighborhoods. The areas listed below are where guest demand and local attractions converge — a useful lens for investors evaluating whether to enter this market and where to position their listing.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Portorož Beach | Famous for its beach resorts and wellness facilities. A popular destination for vacationers looking to enjoy the sun, sea, and luxurious spas. | Portorož Beach, Terme Portorož, Casino Metropol, Portorož Marina, Soline Bay |
| Piran Old Town | A charming medieval town known for its stunning architecture and rich history. Ideal for tourists interested in culture, history, and picturesque scenery. | Tartini Square, Church of St. George, Piran Town Walls, The Maritime Museum, Aquarium Piran |
| Seča | A quieter area with beautiful views and nature, perfect for families and those looking to escape the busyness of the coast. | Sečovlje Salina Nature Park, Seča Beach, Salt Pans, Walking trails, Local seafood restaurants |
| Strunjan | Known for its natural beauty and the Strunjan Nature Park, it's great for travelers looking for outdoor activities and relaxation. | Strunjan Cliffs, Strunjan Nature Park, Salt pans, Monastery of Strunjan, Hiking trails |
| Lucija | A small resort area that serves as a connection point between Portorož and Piran, ideal for guests looking for convenience and access to both towns. | Lucija Marina, Shops and cafes, Beach access, Walking paths |
| Malija | A tranquil setting popular among tourists seeking a peaceful retreat with great views of the sea. | Malija Beach, Local vineyards, Walking trails, Scenic viewpoints |
| Fiesa | A picturesque village by the water, perfect for those wanting to enjoy beautiful sunsets and a serene atmosphere. | Fiesa Beach, Fiesa Lake, Walking trails, Local cafes, Scenic viewpoints |
| Bernardin | Home to luxury hotels and wellness centers, attracting visitors looking for a high-end experience on the Slovenian coast. | Bernardin Beach, Casino Bernardin, Hotels and spas, Beachfront promenades |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Portorož offers diversification within a single market. Investors can tailor their strategy — from high-turnover tourist zones to quieter residential areas that attract longer stays and remote workers.
What Types of Properties Are on Airbnb in Portorož?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Portorož
- The Portorož Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 89.3% of the 28 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Portorož, Apartment/Condo properties are the most common (82.1%), reflecting the local real estate landscape.
- The presence of 7.1% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others (combined 3.6%) offer potential for unique stay experiences.
Portorož Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Portorož
- The dominant room capacity in Portorož is 1 bedroom listings, making up 50% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 78.6% of the active Airbnb listings in Portorož, indicating a high concentration in these sizes.
Portorož Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Portorož
- The most common guest capacity trend in Portorož vacation rentals is listings accommodating 4 guests (32.1%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Portorož STR market, accounting for 57.1% of listings.
- 21.5% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Portorož.
- On average, properties in Portorož are equipped to host 3.6 guests.
How Do Listings in Portorož Compare on Quality?
Listing quality in Portorož can be approximated through presentation depth, bedroom count, and how often hosts disclose exact locations. These signals show how professionally the local supply base is merchandised.
Listing Quality Insights for Portorož
- The average of 18.4 photos is adequate but leaves room for improvement. Top-performing markets typically see 20+ photos per listing.
- 60.7% of listings show their exact location. Lower disclosure rates can increase booking hesitation — guests want to know exactly where they are staying.
Recommendations for Hosts
- Aim for 20+ high-quality photos covering every room, outdoor spaces, views, and the surrounding neighborhood. Professional photography can pay for itself within a few bookings.
- Enable exact location if possible — it removes a common source of guest uncertainty and can improve your listing's position in map-based searches.
- Use these quality indicators as a self-audit checklist. Listings that exceed the Portorož averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Portorož?
Amenity Prevalence
Amenity Insights for Portorož
- Essential amenities in Portorož that guests expect include: Air conditioning, Wifi, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Free parking on premises, Kitchen, Bed linens are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Portorož: Air conditioning, Wifi, TV.
- Prioritize adding missing essentials: Air conditioning, Wifi, TV.
- Consider adding popular differentiators like Free parking on premises or Kitchen to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in Portorož to stay competitive.
Which Airbnb Amenities Boost Revenue in Portorož?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Portorož, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Dishwasher | 25.0% | $22,727 | $9,520 | 138.7% |
Bidet | 21.4% | $19,503 | $11,000 | 77.3% |
Hair dryer | 57.1% | $15,713 | $8,968 | 75.2% |
Body soap | 28.6% | $17,870 | $10,803 | 65.4% |
Refrigerator | 53.6% | $15,497 | $9,735 | 59.2% |
Coffee | 17.9% | $17,915 | $11,715 | 52.9% |
Gym | 17.9% | $17,581 | $11,787 | 49.2% |
Microwave | 32.1% | $16,200 | $11,222 | 44.4% |
Dedicated workspace | 32.1% | $16,005 | $11,314 | 41.5% |
Pets allowed | 25.0% | $15,959 | $11,776 | 35.5% |
Revenue Impact Insights for Portorož
- Dishwasher tops the revenue impact list with a 138.7% uplift — listings with this amenity earn $22,727 vs. $9,520 without it.
Recommendations for Hosts
- Focus your upgrade budget on amenities in the top half of this table. Below-median amenities may improve guest experience but contribute less to revenue growth.
- Highlight revenue-impacting amenities prominently in your listing title, photos, and description — guests can't value what they don't notice.
Dive Deeper: Advanced Portorož STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Portorož. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsPortorož Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Portorož
- The typical guest profile for Airbnb in Portorož consists of predominantly international visitors (98%), with top international origins including France, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or German.
- Domestic travelers account for 2.1% of guests.
- Key international markets include Germany (21.3%) and France (14.9%).
- Top languages spoken are English (34.4%) followed by German (17.2%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Focus marketing internationally, particularly towards travelers from France.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
What Are Airbnb Guest Ratings in Portorož?
Listings in Portorož average 4.58 out of 5 overall, with about 3.9 reviews per active listing and 3.6% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Portorož
- An average rating of 4.58 places Portorož in solid territory. Most guests leave satisfied, though there is room for hosts to push toward the top tier.
- The strongest subcategory is Communication (4.84), while Value (4.32) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 3.6% of listings carry the Guest Favorite badge, a strong trust signal that can meaningfully lift click-through and booking rates.
Recommendations for Hosts
- Focus improvement efforts on Value — even small gains in the weakest subcategory can lift overall ratings and search ranking.
- Encourage guests to leave reviews after checkout. Listings with more reviews rank higher in search results and convert browsers into bookers more effectively.
- With only 3.6% of listings earning Guest Favorite status, hosts who consistently exceed expectations have a clear competitive advantage.
Portorož Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Portorož
- The most common availability pattern in Portorož falls within the 271-366 days range, representing 85.7% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 100.0% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 31-90 days range is most frequent in Portorož (64.3%), reflecting common guest stay durations or potential owner blocking patterns.
How Far in Advance Do Guests Book Airbnb in Portorož?
Average Booking Lead Time by Month
Booking Lead Time Insights for Portorož
- The overall average booking lead time for vacation rentals in Portorož is 24 days.
- Guests book furthest in advance for stays during September (average 52 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in April (average 0 days), indicating more last-minute travel plans during this time.
- Seasonally, Fall (34 days avg.) sees the longest lead times, while Spring (8 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (24 days) as a baseline for your pricing and availability strategy in Portorož.
- For September stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 52 days out to capitalize on advance planning.
- During April, focus on last-minute booking availability and promotions, as guests book with very short notice (0 days avg.).
- Target marketing efforts for the Fall season well in advance (at least 34 days) to capture early planners.
- Monitor your own booking lead times against these Portorož averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Portorož?
Guests in Portorož stay about 4.3 nights on average, generating roughly 362 reservations and 12.9 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 10:00 AM.
Monthly Length of Stay in Portorož
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Portorož
- A mid-range stay length points to leisure-driven demand — weekend getaways and short vacations. Hosts should optimize for quick turnover efficiency while keeping the guest experience smooth.
- 12.9 bookings per listing is a manageable pace that balances revenue with operational overhead.
- Stay lengths peak in Feb (7.5 nights) and shorten in Nov (2 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- With shorter average stays, focus on streamlining turnover. Self-check-in, reliable cleaning crews, and pre-staged amenities can reduce per-booking operational costs.
- Set your check-in time to match or beat the market standard of 3:00 PM. Offering early check-in flexibility can be a low-cost differentiator.
- Monitor length-of-stay seasonality to adjust minimum-night requirements — longer minimums during peak periods maximize revenue while shorter minimums fill gaps in shoulder seasons.
Portorož Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
4 listings
14.3% of total
2 Nights
1 listings
3.6% of total
3 Nights
3 listings
10.7% of total
4-6 Nights
3 listings
10.7% of total
30+ Nights
17 listings
60.7% of total
Key Insights
- The most prevalent minimum stay requirement in Portorož is 30+ Nights, adopted by 60.7% of listings. This highlights the market's preference for longer commitments.
- Very short stays (1-2 nights) are less common (17.9%), suggesting hosts prefer slightly longer bookings to optimize turnover.
- A significant segment (60.7%) caters to monthly stays (30+ nights) in Portorož, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 60.7% of Portorož hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 14.3% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 60.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Portorož.
Portorož Airbnb Cancellation Policy Trends Analysis (2026)
Limited
4 listings
14.3% of total
Flexible
6 listings
21.4% of total
Moderate
3 listings
10.7% of total
Firm
9 listings
32.1% of total
Strict
6 listings
21.4% of total
Cancellation Policy Insights for Portorož
- The prevailing Airbnb cancellation policy trend in Portorož is Firm, used by 32.1% of listings.
- A majority (53.5%) of hosts in Portorož utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 32.1% market standard in Portorož.
- Regularly review your cancellation policy against competitors and market demand shifts in Portorož.
How Much Are Airbnb Cleaning Fees in Portorož?
Cleaning fees in Portorož are meaningful operating levers, not just pass-through charges. What matters most is how often hosts charge them, how high they run relative to market norms, and how large a share of gross revenue they consume.
Cleaning Fee Insights for Portorož
- About 67.9% of Portorož listings charge a cleaning fee — a mixed market where some hosts absorb the cost into nightly rates while others break it out.
- The gap between the average ($87) and median ($64) cleaning fee indicates some high-end properties are pulling the average up considerably.
- Cleaning fees represent 8.7% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Portorož median of $64. Fees significantly above market norms can deter bookings, especially for shorter stays.
- Monitor competitor cleaning fees regularly. Airbnb's search algorithm factors in total price, so a well-calibrated cleaning fee can improve your listing's ranking.
What Do the Top Airbnb Listings in Portorož Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Portorožbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Portorož Mansion Suite 1
Entire Place • 3 bedrooms
Residence Apartment Levant 202
Entire Place • 2 bedrooms
Apartment Feral Portorož
Entire Place • 2 bedrooms
VIP Apartment Portorož
Entire Place • 2 bedrooms
Portorož Mansion suite 2
Entire Place • 3 bedrooms
Apartment Amalija
Entire Place • 2 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Who Are the Top Airbnb Hosts in Portorož?
Learn from the best! This table showcases top-performing Airbnb hosts in Portorož based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Blaž | 4 | $82,121 | 10 | 4.83/5.0 |
| Urša | 2 | $61,556 | 7 | 3.83/5.0 |
| Dalibor | 1 | $29,225 | 3 | 5.00/5.0 |
| Andreja | 6 | $26,600 | 28 | 4.33/5.0 |
| Klemen | 1 | $24,870 | 3 | 5.00/5.0 |
| Snezana | 1 | $18,944 | 2 | Not Rated |
| AP Apartments | 2 | $18,250 | 7 | 4.46/5.0 |
| Ana | 1 | $15,410 | 9 | 4.78/5.0 |
| Sonja Zupančič | 1 | $15,018 | 7 | 4.86/5.0 |
| Edvard | 1 | $14,097 | 9 | 5.00/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in Portorož.
Who Are the Airbnb Hosts in Portorož?
Portorož has a relatively balanced host base.
Host Profile Insights for Portorož
- Only 25.0% of hosts hold Superhost status, suggesting a relatively young or casual market where quality improvements can pay outsized dividends.
- 7.1% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 10.7% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 82.1% of listings use Airbnb's simplified pricing (host-only fee), where the host pays the entire platform service fee and the guest sees one all-in price with no separate Airbnb service charge. High adoption signals a professional, PMS-connected host base — Airbnb mandates simplified pricing for software-connected listings.
Recommendations for Hosts
- Earning Superhost status can significantly improve search ranking and guest trust. Focus on maintaining high response rates, low cancellations, and strong reviews.
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 21.4% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Portorož averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Portorož
These are the highest-grossing professional property management operations in Portorož, ranked by total revenue across their portfolio. Their performance metrics offer a benchmark for what institutional-level hosting looks like in this market.
| Company | Listings | Revenue | ADR | Occ. | Rating |
|---|---|---|---|---|---|
| Blaž | 4 | $82,121 | $297 | 33.0% | 4.83/5 |
Management Company Insights for Portorož
- The leading management company, Blaž, operates 4 listings with $82,121 in gross revenue — a useful benchmark for what scale looks like in Portorož.
- Top managers average 4 properties each, suggesting professional management in Portorož still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.84/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 7.1% of listings professionally managed, there may be an opportunity to differentiate through more structured operations and consistent guest experiences.
- Study how top management companies price, position, and maintain their portfolios — their ADR and occupancy rates reflect strategies refined across dozens of listings.
- If you're considering hiring a property manager, compare their portfolio performance against these benchmarks before committing.
How Does Portorož's Airbnb Market Compare to Nearby Cities?
How does the Portorož Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.
Compared with Selina, Portorož has 10 percentage points lower occupancy and about $179 lower ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Cortina d'Ampezzo | 304 | $4,181 | $549.43 | 39% |
| Großkirchheim | 11 | $3,194 | $279.63 | 42% |
| Colle Santa Lucia | 20 | $3,166 | $272.82 | 44% |
| Selina | 16 | $3,123 | $366.67 | 47% |
| Venice | 6,772 | $3,020 | $252.29 | 46% |
| Cison di Valmarino | 14 | $2,907 | $284.52 | 40% |
| Nova Vas - Villanova | 16 | $2,875 | $343.32 | 43% |
| Bad Sankt Leonhard im Lavanttal | 34 | $2,849 | $312.27 | 35% |
| Barat | 26 | $2,839 | $438.25 | 38% |
| Zagore | 14 | $2,667 | $378.71 | 40% |
Frequently Asked Questions About Airbnb in Portorož
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Portorož.
How much do Airbnb hosts make in Portorož?
Portorož hosts earn about $12,822 per year on average, with an average nightly rate of $188 and RevPAR of $74. Those figures describe the typical revenue environment for active listings in Portorož, Piran, not the ceiling for the best operators. Source: AirROI 2026 data, Portorož market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Portorož?
The average Airbnb occupancy rate in Portorož is 37.4%. July is the strongest month and November is the softest, so hosts should expect demand to move meaningfully throughout the year rather than stay flat.
What is the average Airbnb daily rate in Portorož?
Listings in Portorož average $188 per night. The broader pricing spread also matters: lower-performing listings cluster closer to the lower quartiles, while premium homes can price materially above the city average when demand spikes or listing quality stands out.
How many Airbnb listings are active in Portorož?
Portorož currently has about 28 active Airbnb listings in AirROI's market dataset. That supply count helps explain how competitive the market is, how much depth there is for benchmarking, and whether the market behaves like a niche destination or a scaled urban market.
How strict are short-term rental regulations in Portorož?
AirROI currently classifies the short-term rental regulation level in Portorož as Low. The dataset also shows about 0.0% of listings with registration evidence. That is a market signal, not legal advice, so hosts should still confirm current licensing and compliance rules locally before listing.
What is the RevPAR for Airbnb in Portorož?
RevPAR in Portorož is about $74. That metric combines pricing and occupancy into one efficiency number, so it is often a better quick benchmark than ADR alone when investors want to compare how well listings convert nightly rates into realized revenue.
Is Airbnb profitable in Portorož?
Occupancy of 37.4% means Portorož is a more selective market. Profitability is achievable but requires careful cost management, premium positioning, or targeting longer stays to reduce turnover. Average annual revenue is $12,822, but individual returns depend on property type, location within the city, and the host's operating efficiency.
How far in advance do guests book Airbnb in Portorož?
The average booking lead time in Portorož is about 24 days — a moderate lead time that gives hosts planning visibility while still benefiting from last-minute bookings. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Portorož?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Portorož include Portorož Beach, Piran Old Town, Seča. Each area attracts different guest profiles — from business travelers to leisure visitors — so the best location depends on the property type and target audience a host is aiming for. See the full neighborhood breakdown above.
What type of property performs best on Airbnb in Portorož?
entire_home listings make up 89.3% of the active supply in Portorož. The most common configuration does not always mean the most profitable — operators who identify underserved property types or bedroom counts can sometimes outperform the market average by filling a gap in local supply.
How does Portorož compare to nearby Airbnb markets?
Among neighboring markets, Cortina d'Ampezzo posts $50,175 in average annual revenue with 38.5% occupancy, compared to Portorož's $12,822 and 37.4%. Comparing nearby markets helps investors understand whether a destination's performance reflects local demand or broader regional trends.
What is the average length of stay in Portorož?
The average Airbnb stay length in Portorož is about 4.3 nights. That matters for turnover, cleaning operations, and pricing strategy because shorter stays increase changeovers while longer stays can smooth occupancy and reduce operational friction.
What is the average Airbnb guest rating in Portorož?
Airbnb listings in Portorož average 4.58 out of 5 overall. About 3.6% of listings carry the guest favorite badge, which suggests a meaningful share of inventory is competing on review quality rather than price alone.
Which amenities boost Airbnb revenue in Portorož?
Dishwasher and Bidet are among the strongest revenue-linked amenities in Portorož. In AirROI's latest dataset, listings with these amenities outperform those without on average revenue, which makes amenities analysis useful for prioritizing investment and listing upgrades.
Do Airbnb hosts charge cleaning fees in Portorož?
Yes. About 67.9% of active Airbnb listings in Portorož charge a cleaning fee, and the average fee is $87. The more important operating benchmark is how much of gross revenue that fee consumes, not just the absolute dollar amount.
What percentage of Airbnb hosts are Superhosts in Portorož?
At 25.0%, there is a healthy mix of experienced and newer hosts — earning Superhost status can still provide a meaningful visibility boost.
About AirROI Market Data
AirROI tracks over 20 million properties across 190+ countries and maintains 15+ years of historical performance data, making it one of the deepest Airbnb and STR intelligence platforms available. The analytics pipeline aggregates listing-level data monthly — revenue, occupancy, nightly rates, RevPAR, guest demographics, booking patterns, and competitive supply — so investors and operators can benchmark any market against its own history and against neighboring destinations.
Real estate investors, property managers, financial institutions, hedge funds, tourism boards, hospitality consultants, tech platforms, and academic researchers rely on AirROI data to underwrite acquisitions, optimize pricing, model macro trends, and conduct peer-reviewed research. Data is available through in-depth market reports like this one and the Airbnb API with 22 endpoints and an Airbnb MCP Server for AI agents.
AirROI proprietary analytics as of 2026-03-31. Metrics reflect trailing twelve-month aggregates from active listings. Revenue figures are market averages, not projections. Neighborhood descriptions are AI-generated and reviewed for accuracy. For full methodology, see the data methodology page.