Portree, Scotland Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Portree, Scotland? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $54,383 per year — at a $305 nightly rate, 59.6% occupancy, and a $195 RevPAR that reflects strong rate-to-revenue efficiency across the market.
At 197 active listings, Portree is a boutique market where solid booking activity throughout the year. Supply grew 15.2% over the past year, yet revenue and nightly rates both trended upward — a signal that traveler demand is outpacing new inventory rather than being diluted by it. For hosts, pricing power remains intact even as competition increases.
Regulation data is limited for this market, and hosts should verify short-term rental rules with the local government. 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 Portree?
In Portree, the headline Airbnb metrics are $54,383 in average annual revenue,59.6% occupancy, $305 ADR, and $195 in RevPAR, and guests book about 103 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Portree?
Understanding the monthly revenue variations for Airbnb listings in Portree 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 Portree is typically August, while February often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Portree across different performance tiers:
- Best-in-class properties (Top 10%) achieve $10,103+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $7,126 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $4,591 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $2,848, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Portree
What Is the Monthly Airbnb Occupancy Rate in Portree?
Maximize your bookings by understanding the Portree STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while March 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 Portree:
- Best-in-class properties (Top 10%) achieve 88%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 75% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 62%.
- Entry-level properties (Bottom 25%) average 43% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Portree
What Is the Average Airbnb Nightly Rate in Portree?
Effective short term rental pricing strategy in Portree involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Portree typically peaks in August and dips lowest during November. 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 $527+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $379 or more.
- Typical properties (Median) charge around $253 per night.
- Entry-level properties (Bottom 25%) earn around $176 per night.
Average Daily Rate (ADR) Trend by Month in Portree
What Is the RevPAR for Airbnb in Portree?
RevPAR in Portree is currently $195. 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 $112 RevPAR.
- Typical properties (Median) generate $174 RevPAR.
- Strong performers (Top 25%) earn $250 RevPAR.
- Best-in-class (Top 10%) achieve $335 RevPAR.
Average Monthly RevPAR Trend in Portree
RevPAR Insights for Portree
- The average RevPAR in Portree is $195. 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% ($335) and bottom 25% ($112) is $223, indicating significant performance disparity driven by property quality, pricing strategy, and location.
- RevPAR peaks in Aug and bottoms out in Jan, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Portree benchmarks. If your RevPAR falls below the median of $174, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $250+ 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 Portree?
Portree's peak Airbnb season falls in August, July, May, while the softest stretch is January, February, March. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (August, July, May)
- Revenue averages $8,334 per month
- Occupancy rates average 78.9%
- Daily rates average $328
Shoulder Season
- Revenue averages $5,487 per month
- Occupancy maintains around 60.1%
- Daily rates hold near $301
Low Season (January, February, March)
- Revenue drops to average $2,426 per month
- Occupancy decreases to average 31.8%
- Daily rates adjust to average $282
Seasonality Insights for Portree
- Airbnb seasonality in Portree 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 Portree's highest earning potential, with monthly revenues climbing to $8,732, occupancy reaching 80.7%, and ADRs peaking at $338.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $2,279, occupancy could drop to 30.4%, and ADRs may adjust to $274.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Portree.
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: Even in a market with solid annual occupancy, the slower months benefit from competitive pricing and flexible check-in/check-out windows. Target remote workers and extended-stay travelers who value value over peak-season amenities.
- 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 Portree, 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 Portree?
With 24% of listings showing registration in 2026, understanding potential Airbnb license requirements is crucial in Portree. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Portree to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 24% licensed listings)
What Are the Best Neighborhoods for Airbnb in Portree?
Portree is a smaller vacation rental market where a handful of neighborhoods drive most of the booking activity. Choosing the right area is especially important in boutique markets — there is less room for a mediocre location to succeed on volume alone. The areas below highlight where short-term rental demand is strongest and why.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Portree Harbour | The picturesque Portree Harbour is the heart of the town, offering stunning views and a vibrant atmosphere. It's a popular spot for tourists who want to enjoy local seafood restaurants and boat trips to the nearby islands. | Portree Harbour, The Pie Shop, Boat trips to the Isle of Raasay, Colorful houses, Local craft shops |
| The Old Man of Storr | This iconic rock formation is a major driver of tourism due to its breathtaking landscapes and hiking opportunities. Hosting here attracts nature lovers and hikers looking for adventure and stunning views. | The Old Man of Storr, Loch Leathan, Hiking trails, Storr Mountain, Scenic viewpoints |
| Quiraing | Known for its dramatic landscapes, Quiraing is a favorite among photographers and hikers. Investing in Airbnb here appeals to those looking for tranquility and stunning natural beauty. | Quiraing Landscapes, Hiking trails, Photography opportunities, Scenic viewpoints, The Trolls' Table |
| Dunvegan Castle | Dunvegan Castle, the ancestral home of the Clan MacLeod, attracts visitors interested in Scottish history and heritage. It's a great location for hosting cultural tourism. | Dunvegan Castle, Botanic Gardens, Historical tours, The Fairy Flag, Loch Dunvegan |
| Staffin | A quiet village known for its beautiful landscapes and dinosaur footprints. It draws visitors interested in geology and the outdoors, ideal for a peaceful getaway. | Staffin Dinosaur Footprints, Staffin Bay, Hiking paths, Scenic cliffs, Local cafes |
| Portree Town Centre | The bustling center of Portree offers shops, restaurants, and easy access to various attractions. It's perfect for tourists looking for convenience and amenities. | Local shops, Restaurants, Cafes, Portree Community Library, The Aros Centre |
| Kilt Rock and Mealt Falls | These natural wonders are a must-see for visitors, offering spectacular views and excellent photo opportunities. Ideal for travelers interested in nature and waterfalls. | Kilt Rock, Mealt Falls, Scenic viewpoints, Hiking trails, Nearby cafes |
| Wildlife Cruises | Portree is a great launching point for wildlife cruises to see seals, dolphins, and whales. This attracts eco-conscious tourists wanting unique experiences. | Wildlife Cruises, Seal watching, Boat trips, Isle of Skye, Nature experiences |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Portree 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 Portree?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Portree
- The Portree Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 76.1% of the 197 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Portree, House properties are the most common (57.9%), reflecting the local real estate landscape.
- Houses represent a significant 57.9% portion, catering likely to families or larger groups.
- The presence of 10.7% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, outdoor/unique, unique stays (combined 6.6%) offer potential for unique stay experiences.
Portree Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Portree
- The dominant room capacity in Portree is 2 bedrooms listings, making up 32% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 1 bedroom properties represent 56.4% of the active Airbnb listings in Portree, indicating a high concentration in these sizes.
- A significant 23.4% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Portree.
Portree Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Portree
- The most common guest capacity trend in Portree vacation rentals is listings accommodating 4 guests (31%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Portree STR market, accounting for 54.4% of listings.
- 18.8% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Portree.
- On average, properties in Portree are equipped to host 3.4 guests.
How Do Listings in Portree Compare on Quality?
Listing quality in Portree 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 Portree
- At 23.6 photos per listing on average, Portree hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 22.8% 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
- 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 Portree averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Portree?
Amenity Prevalence
Amenity Insights for Portree
- Essential amenities in Portree that guests expect include: TV, Wifi, Heating. Lacking these (any) could significantly impact bookings.
- Popular amenities like Smoke alarm, Hair dryer, Hot water are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Portree: TV, Wifi, Heating.
- Prioritize adding missing essentials: TV, Wifi, Heating.
- Consider adding popular differentiators like Smoke alarm or Hair dryer 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 Portree to stay competitive.
Which Airbnb Amenities Boost Revenue in Portree?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Portree, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Kitchen | 82.2% | $62,357 | $17,477 | 256.8% |
Smoke alarm | 92.4% | $56,632 | $27,100 | 109.0% |
Washer | 60.4% | $67,476 | $34,408 | 96.1% |
Dishwasher | 41.6% | $73,481 | $40,766 | 80.3% |
Oven | 53.8% | $66,297 | $40,505 | 63.7% |
Toaster | 49.2% | $67,090 | $42,057 | 59.5% |
Cooking basics | 60.9% | $63,558 | $40,084 | 58.6% |
Iron | 65.0% | $61,626 | $40,946 | 50.5% |
Baking sheet | 15.2% | $75,796 | $50,536 | 50.0% |
Hot water kettle | 53.8% | $63,687 | $43,545 | 46.3% |
Revenue Impact Insights for Portree
- Kitchen tops the revenue impact list with a 256.8% uplift — listings with this amenity earn $62,357 vs. $17,477 without it.
- Kitchen, Smoke alarm — while widespread — still correlate with meaningful revenue gains, making them table stakes rather than true differentiators.
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 Portree STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Portree. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsPortree Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Portree
- The typical guest profile for Airbnb in Portree consists of predominantly international visitors (84%), with top international origins including United Kingdom, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or French.
- Domestic travelers account for 16.3% of guests.
- Key international markets include United States (42%) and United Kingdom (16.3%).
- Top languages spoken are English (58.6%) followed by French (9.6%).
- 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 United Kingdom.
- 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 Portree?
Listings in Portree average 4.83 out of 5 overall, with about 167.2 reviews per active listing and 52.8% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Portree
- With an overall rating of 4.83, Portree listings meet an exceptionally high bar. Guests consistently report strong satisfaction, which drives repeat bookings and referral traffic.
- The strongest subcategory is Location (4.91), while Value (4.7) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 52.8% 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.
Portree Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Portree
- The most common availability pattern in Portree falls within the 91-180 days range, representing 46.2% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 45.1% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 181-270 days range is most frequent in Portree (47.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 57.4% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
How Far in Advance Do Guests Book Airbnb in Portree?
Average Booking Lead Time by Month
Booking Lead Time Insights for Portree
- The overall average booking lead time for vacation rentals in Portree is 103 days.
- Guests book furthest in advance for stays during August (average 142 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 44 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (128 days avg.) sees the longest lead times, while Winter (58 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (103 days) as a baseline for your pricing and availability strategy in Portree.
- For August stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 142 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 128 days) to capture early planners.
- Monitor your own booking lead times against these Portree averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Portree?
Guests in Portree stay about 4 nights on average, generating roughly 9,638 reservations and 48.9 bookings per listing in the latest AirROI dataset. The most common check-in time is 4:00 PM and check-out is 10:00 AM.
Monthly Length of Stay in Portree
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Portree
- 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.
- At 48.9 bookings per listing, the turnover rate is high. Hosts with streamlined operations (self-check-in, automated messaging, reliable cleaners) have a structural advantage.
- Stay lengths peak in Jan (6.1 nights) and shorten in Oct (3.1 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 4:00 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.
Portree Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
16 listings
8.1% of total
2 Nights
32 listings
16.2% of total
3 Nights
13 listings
6.6% of total
4-6 Nights
12 listings
6.1% of total
7-29 Nights
1 listings
0.5% of total
30+ Nights
123 listings
62.4% of total
Key Insights
- The most prevalent minimum stay requirement in Portree is 30+ Nights, adopted by 62.4% of listings. This highlights the market's preference for longer commitments.
- A significant segment (62.4%) caters to monthly stays (30+ nights) in Portree, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 62.4% of Portree hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 8.1% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 62.4% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Portree.
Portree Airbnb Cancellation Policy Trends Analysis (2026)
Super Strict 60 Days
11 listings
5.6% of total
Super Strict 30 Days
1 listings
0.5% of total
Limited
1 listings
0.5% of total
Flexible
31 listings
15.7% of total
Moderate
53 listings
26.9% of total
Firm
68 listings
34.5% of total
Strict
32 listings
16.2% of total
Cancellation Policy Insights for Portree
- The prevailing Airbnb cancellation policy trend in Portree is Firm, used by 34.5% of listings.
- A majority (50.7%) of hosts in Portree 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 34.5% market standard in Portree.
- Regularly review your cancellation policy against competitors and market demand shifts in Portree.
How Much Are Airbnb Cleaning Fees in Portree?
Cleaning fees in Portree 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 Portree
- Only 38.6% of listings charge a cleaning fee, suggesting that most hosts in Portree bundle cleaning costs into the nightly rate.
- The gap between the average ($183) and median ($65) cleaning fee indicates some high-end properties are pulling the average up considerably.
- Cleaning fees represent 6.4% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Portree median of $65. 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 Portree Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Portreebased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Fadels
Entire Place • 3 bedrooms
Skye Bay in the heart of Portree
Entire Place • 4 bedrooms
#2 Skyelander Apartments
Entire Place • 4 bedrooms
Portree - Modern - 5min walk to pub/food & harbour
Entire Place • 2 bedrooms
Number 12 (Sleeps 9 Persons)
Entire Place • 4 bedrooms
Shore Cottage Isle of Skye
Entire Place • 3 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 Portree?
Learn from the best! This table showcases top-performing Airbnb hosts in Portree 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 |
|---|---|---|---|---|
| Skye Accommodation | 8 | $891,182 | 759 | 4.88/5.0 |
| Cottages | 3 | $342,453 | 39 | 4.90/5.0 |
| Karen | 3 | $284,911 | 66 | 4.91/5.0 |
| Edward | 3 | $269,029 | 374 | 4.73/5.0 |
| Hazel | 3 | $242,628 | 185 | 4.68/5.0 |
| Jacqui | 5 | $190,815 | 668 | 4.77/5.0 |
| Sarah | 2 | $189,711 | 421 | 4.92/5.0 |
| Ting Pong | 7 | $172,609 | 192 | 4.13/5.0 |
| Pamela Grant | 3 | $167,942 | 37 | 4.96/5.0 |
| Thomas | 4 | $160,536 | 14 | 4.88/5.0 |
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 Portree.
Who Are the Airbnb Hosts in Portree?
Portree is a quality-focused market, with a high Superhost share and fairly mature operating standards.
Host Profile Insights for Portree
- With 66.5% Superhosts, Portree has an experienced host base that sets high guest expectations. New entrants should plan for competitive quality standards.
- 12.2% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 3.6% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 84.3% 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
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 21.8% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Portree averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Portree
These are the highest-grossing professional property management operations in Portree, 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 |
|---|---|---|---|---|---|
| Skye Accommodation | 8 | $891,182 | $498 | 69.4% | 4.88/5 |
| Cottages | 3 | $342,453 | $521 | 48.0% | 4.90/5 |
| Daniel - Interhome | 4 | $160,536 | $521 | 30.1% | 4.88/5 |
| Katherine | 6 | $104,150 | $592 | 21.3% | 4.81/5 |
| Don | 1 | $104,025 | $477 | 61.2% | 4.98/5 |
| Jed | 1 | $100,388 | $344 | 70.5% | 4.88/5 |
| Amanda | 1 | $91,224 | $282 | 84.5% | 4.77/5 |
| Sykes Holiday Cottages | 1 | $16,924 | $553 | 15.8% | 4.75/5 |
Management Company Insights for Portree
- The leading management company, Skye Accommodation, operates 8 listings with $891,182 in gross revenue — a useful benchmark for what scale looks like in Portree.
- Top managers average 3 properties each, suggesting professional management in Portree still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.86/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 12.2% 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 Portree's Airbnb Market Compare to Nearby Cities?
How does the Portree 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 Satran, Portree has 10 percentage points lower occupancy and about $3 higher ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Hallin | 11 | $5,534 | $409.19 | 66% |
| Port Failthe | 15 | $5,472 | $330.65 | 57% |
| Stein | 14 | $5,341 | $326.46 | 68% |
| Camuscross | 13 | $5,132 | $359.46 | 58% |
| Isle of Skye | 12 | $4,795 | $290.20 | 65% |
| Satran | 11 | $4,678 | $301.71 | 70% |
| Glen Nevis | 16 | $4,585 | $258.48 | 59% |
| Glenachulish | 32 | $4,372 | $479.26 | 40% |
| Glendale | 48 | $4,181 | $272.94 | 58% |
| Applecross | 22 | $4,152 | $391.10 | 43% |
Frequently Asked Questions About Airbnb in Portree
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Portree.
How much do Airbnb hosts make in Portree?
Portree hosts earn about $54,383 per year on average, with an average nightly rate of $305 and RevPAR of $195. Those figures describe the typical revenue environment for active listings in Portree, Scotland, not the ceiling for the best operators. Source: AirROI 2026 data, Portree market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Portree?
The average Airbnb occupancy rate in Portree is 59.6%. August is the strongest month and February 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 Portree?
Listings in Portree average $305 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 Portree?
Portree currently has about 197 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 Portree?
AirROI currently classifies the short-term rental regulation level in Portree as Moderate. The dataset also shows about 24.4% 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 Portree?
RevPAR in Portree is about $195. 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 Portree?
At 59.6% occupancy, Portree can be profitable — but margins depend heavily on operating costs, property acquisition price, and how well hosts optimize pricing across seasons. Average annual revenue is $54,383, 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 Portree?
The average booking lead time in Portree is about 103 days — a longer planning horizon typical of destination or vacation markets where travelers book well in advance. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Portree?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Portree include Portree Harbour, The Old Man of Storr, Quiraing. 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 Portree?
entire_home listings make up 76.1% of the active supply in Portree. 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 Portree compare to nearby Airbnb markets?
Among neighboring markets, Hallin posts $66,410 in average annual revenue with 65.6% occupancy, compared to Portree's $54,383 and 59.6%. 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 Portree?
The average Airbnb stay length in Portree is about 4 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 Portree?
Airbnb listings in Portree average 4.83 out of 5 overall. About 52.8% 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 Portree?
Kitchen and Smoke alarm are among the strongest revenue-linked amenities in Portree. 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 Portree?
Yes. About 38.6% of active Airbnb listings in Portree charge a cleaning fee, and the average fee is $183. 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 Portree?
A 66.5% Superhost rate signals a highly competitive market where review quality and responsiveness are table stakes, not differentiators.
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.