Road Town Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Tortola, British Virgin Islands
Is Airbnb profitable in Road Town in 2025? Explore comprehensive Airbnb analytics for Road Town, Tortola, British Virgin Islands to uncover income potential. This 2025 STR market report for Road Town, based on AirROI data from April 2024 to March 2025, reveals key trends in the market of 212 active listings.
Whether you're considering an Airbnb investment in Road Town, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Road Town Airbnb data is crucial. Leveraging the low regulation environment is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Road Town Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Road Town (2025)
Understanding the monthly revenue variations for Airbnb listings in Road Town 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 Road Town is typically January, while October often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Road Town across different performance tiers:
- Best-in-class properties (Top 10%) achieve $13,786+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $8,165 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $4,045 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,915, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Road Town
Road Town Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Road Town STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Februarysees the highest demand (peak season occupancy), while October 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 Road Town:
- Best-in-class properties (Top 10%) achieve 81%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 62% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 38%.
- Entry-level properties (Bottom 25%) average 19% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Road Town
Average Daily Rate (ADR) Airbnb Trends in Road Town (2025)
Effective short term rental pricing strategy in Road Town involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Road Town typically peaks in January and dips lowest during August. 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 $951+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $634 or more.
- Typical properties (Median) charge around $289 per night.
- Entry-level properties (Bottom 25%) earn around $180 per night.
Average Daily Rate (ADR) Trend by Month in Road Town
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Airbnb Seasonality Analysis & Trends in Road Town (2025)
Peak Season (January, February, April)
- Revenue averages $7,580 per month
- Occupancy rates average 51.8%
- Daily rates average $491
Shoulder Season
- Revenue averages $6,305 per month
- Occupancy maintains around 40.7%
- Daily rates hold near $466
Low Season (August, September, October)
- Revenue drops to average $3,787 per month
- Occupancy decreases to average 34.1%
- Daily rates adjust to average $439
Seasonality Insights for Road Town
- The Airbnb seasonality in Road Town shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Road Town's highest earning potential, with monthly revenues capable of climbing to $8,064, occupancy reaching a high of 57.2%, and ADRs peaking at $511.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $3,425, occupancy could drop to 31.1%, and ADRs may adjust down to $436.
- 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 Road Town.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability.
- Low Season: Offer competitive pricing, special promotions (e.g., extended stay discounts), and flexible cancellation policies. Target off-season travelers like remote workers or budget-conscious guests.
- Shoulder Seasons: Implement dynamic pricing that balances peak and low rates. Target weekend travelers or specific events. Offer slightly more flexible terms than peak season.
- Regularly analyze your own performance against these Road Town seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Road Town (2025)
Exploring the top neighborhoods for short-term rentals in Road Town? This section highlights key areas, outlining why they are attractive for hosts and guests, along with notable local attractions. Consider these locations based on your target guest profile and investment strategy.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Cane Garden Bay | A popular beach destination known for its clear waters and vibrant atmosphere. It's perfect for tourists looking for relaxation, water sports, and beachside dining. | Cane Garden Bay Beach, Mount Sage National Park, Callwood Rum Distillery, Local restaurants and bars, Water sports activities |
| Tortola's North Shore | This area offers stunning beaches and scenic views, appealing to tourists seeking a tranquil getaway. Ideal for nature lovers and those looking for a peaceful retreat. | Smuggler's Cove Beach, Long Bay Beach, Apple Bay, Ridge Road view points, Hiking trails |
| Road Town | As the capital of the British Virgin Islands, Road Town is the hub for commerce and culture. It provides easy access to amenities, shops, and local attractions. | Tortola Yacht Services, Road Town Market, Fort Burt, J.R. O'Neal Botanical Garden, Local cafes and shopping |
| The Baths | Famous for its giant boulders and natural pools, this location is a must-see for visitors. It attracts beach lovers and those interested in unique geological formations. | The Baths National Park, Devil's Bay, Hiking trails, Snorkeling spots, Spectacular beaches |
| Fat Hogs Bay | Known for its picturesque beach and calm waters, this area is perfect for families and couples looking for a relaxing beach vacation. | Fat Hogs Bay Beach, Local seaside restaurants, Water sports, Sunset views, Relaxation spots |
| Soper's Hole | A charming harbor area with a local vibe, perfect for those looking for a quieter experience with small boutiques and dining options. | Soper's Hole Marina, Local shops, Dining with a view, Yacht charter services, Art galleries |
| Brewers Bay | Renowned for its calm waters and great snorkeling opportunities, this area is ideal for water sports enthusiasts and those seeking tranquility. | Brewers Bay Beach, Snorkeling spots, Hiking trails, Local bars and restaurants, Beautiful views |
| Long Bay | Known for its expansive white sand beaches, Long Bay is perfect for relaxation and water activities, making it appealing to a wide range of tourists. | Long Bay Beach, Water sports activities, Beach bars, Sunset views, Hiking trails nearby |
Understanding Airbnb License Requirements & STR Laws in Road Town (2025)
While Road Town, Tortola, British Virgin Islands currently shows low STR regulations, specific Airbnb license requirements might still exist or change. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Road Town to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Road Town (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Road Townbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
House of Rogues
Entire Place • 5 bedrooms
Rooftop Oasis w/Pool & Jacuzzi
Entire Place • 3 bedrooms
Seaside Villa: Private Beach, Pool, Dock, SUV
Entire Place • 4 bedrooms
Cooper Bay, 5 Bedrooms, Pool, Ocean Views, Offers
Entire Place • 5 bedrooms
Gorgeous 4 bed villa with pool and amazing views
Entire Place • 4 bedrooms
Villa Naku, escape and relax.
Entire Place • 3 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Road Town (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Road Town 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 |
|---|---|---|---|---|
| Michelle | 11 | $1,276,467 | 75 | 4.95/5.0 |
| Sam | 21 | $896,904 | 216 | 4.50/5.0 |
| Elton | 6 | $583,355 | 86 | 4.97/5.0 |
| Mark | 3 | $519,478 | 53 | 5.00/5.0 |
| Ben | 3 | $516,094 | 308 | 4.95/5.0 |
| Jonathan | 6 | $503,888 | 150 | 4.14/5.0 |
| Anthony | 7 | $450,955 | 49 | 2.77/5.0 |
| Kesha | 3 | $422,644 | 21 | 3.31/5.0 |
| Shan | 3 | $195,846 | 109 | 4.97/5.0 |
| Thor | 1 | $194,636 | 38 | 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 Road Town.
Dive Deeper: Advanced Road Town STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Road Town. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsRoad Town Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Road Town
- The Road Town Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 90.1% of the 212 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Road Town, House properties are the most common (56.6%), reflecting the local real estate landscape.
- Houses represent a significant 56.6% portion, catering likely to families or larger groups.
- The presence of 7.5% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others (combined 0.9%) offer potential for unique stay experiences.
Road Town Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Road Town
- The dominant room capacity in Road Town is 1 bedroom listings, making up 34% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 58.1% of the active Airbnb listings in Road Town, indicating a high concentration in these sizes.
- A significant 37.7% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Road Town.
Road Town Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Road Town
- The most common guest capacity trend in Road Town vacation rentals is listings accommodating 2 guests (26.9%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Road Town STR market, accounting for 50.0% of listings.
- 40.1% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Road Town.
- On average, properties in Road Town are equipped to host 4.6 guests.
Road Town Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Road Town
- The most common availability pattern in Road Town falls within the 271-366 days range, representing 49.1% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 74.6% 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 Road Town (26.9%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 26.0% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Road Town Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
33 listings
16.6% of total
2 Nights
35 listings
17.6% of total
3 Nights
49 listings
24.6% of total
4-6 Nights
53 listings
26.6% of total
7-29 Nights
4 listings
2% of total
30+ Nights
25 listings
12.6% of total
Key Insights
- The most prevalent minimum stay requirement in Road Town is 4-6 Nights, adopted by 26.6% of listings. This highlights the market's preference for longer commitments.
- A significant segment (12.6%) caters to monthly stays (30+ nights) in Road Town, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 4-6 Nights minimum stay, as 26.6% of Road Town hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 16.6% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 12.6% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Road Town.
Road Town Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 60 Days
31 listings
16.8% of total
Flexible
43 listings
23.2% of total
Moderate
26 listings
14.1% of total
Firm
32 listings
17.3% of total
Strict
53 listings
28.6% of total
Cancellation Policy Insights for Road Town
- The prevailing Airbnb cancellation policy trend in Road Town is Strict, used by 28.6% of listings.
- There's a relatively balanced mix between guest-friendly (37.3%) and stricter (45.9%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Strict policy to align with the 28.6% market standard in Road Town.
- Regularly review your cancellation policy against competitors and market demand shifts in Road Town.
Road Town STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Road Town
- The overall average booking lead time for vacation rentals in Road Town is 77 days.
- Guests book furthest in advance for stays during February (average 110 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 55 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (95 days avg.) sees the longest lead times, while Fall (69 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (77 days) as a baseline for your pricing and availability strategy in Road Town.
- For February stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 110 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 95 days) to capture early planners.
- Monitor your own booking lead times against these Road Town averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Road Town (2025)
Amenity Prevalence
Amenity Insights for Road Town
- Essential amenities in Road Town that guests expect include: Wifi, Free parking on premises, Kitchen, Air conditioning. Lacking these (any) could significantly impact bookings.
- Popular amenities like Essentials, Dishes and silverware, 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 Road Town: Wifi, Free parking on premises, Kitchen, Air conditioning.
- Prioritize adding missing essentials: Wifi, Free parking on premises, Kitchen, Air conditioning.
- Consider adding popular differentiators like Essentials or Dishes and silverware 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 Road Town to stay competitive.
Road Town Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Road Town
- The typical guest profile for Airbnb in Road Town consists of predominantly international visitors (99%), with top international origins including United Kingdom, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Spanish.
- Domestic travelers account for 0.6% of guests.
- Key international markets include United States (75%) and United Kingdom (5.4%).
- Top languages spoken are English (66.5%) followed by Spanish (14.9%).
- 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.
Nearby Short-Term Rental Market Comparison
How does the Road Town 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.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Buck Island | 14 | $9,544 | $2582.84 | 22% |
| Cruz Bay | 14 | $7,013 | $619.90 | 52% |
| Central | 17 | $6,787 | $1102.16 | 46% |
| Fortuna | 12 | $5,931 | $291.01 | 54% |
| Simpson Bay | 48 | $5,549 | $506.49 | 43% |
| Coral Harbour | 162 | $5,244 | $446.89 | 51% |
| Cruz Bay | 404 | $4,994 | $561.57 | 43% |
| Long Bay Village | 25 | $4,235 | $666.52 | 33% |
| West End Village | 18 | $4,213 | $584.42 | 41% |
| Island Harbour | 34 | $4,034 | $459.65 | 42% |