Berchtesgaden Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Bavaria, Germany
Is Airbnb profitable in Berchtesgaden in 2025? Explore comprehensive Airbnb analytics for Berchtesgaden, Bavaria, Germany to uncover income potential. This 2025 STR market report for Berchtesgaden, based on AirROI data from April 2024 to March 2025, reveals key trends in the niche market of 100 active listings.
Whether you're considering an Airbnb investment in Berchtesgaden, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Berchtesgaden 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 Berchtesgaden Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Berchtesgaden (2025)
Understanding the monthly revenue variations for Airbnb listings in Berchtesgaden 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 Berchtesgaden is typically August, while January often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Berchtesgaden across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,258+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,803 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,816 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,065, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Berchtesgaden
Berchtesgaden Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Berchtesgaden STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while January 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 Berchtesgaden:
- Best-in-class properties (Top 10%) achieve 77%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 61% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 40%.
- Entry-level properties (Bottom 25%) average 24% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Berchtesgaden
Average Daily Rate (ADR) Airbnb Trends in Berchtesgaden (2025)
Effective short term rental pricing strategy in Berchtesgaden involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Berchtesgaden typically peaks in July and dips lowest during March. 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 $249+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $187 or more.
- Typical properties (Median) charge around $134 per night.
- Entry-level properties (Bottom 25%) earn around $108 per night.
Average Daily Rate (ADR) Trend by Month in Berchtesgaden
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Airbnb Seasonality Analysis & Trends in Berchtesgaden (2025)
Peak Season (August, July, June)
- Revenue averages $3,309 per month
- Occupancy rates average 63.8%
- Daily rates average $172
Shoulder Season
- Revenue averages $2,094 per month
- Occupancy maintains around 39.8%
- Daily rates hold near $167
Low Season (January, February, March)
- Revenue drops to average $1,274 per month
- Occupancy decreases to average 27.2%
- Daily rates adjust to average $160
Seasonality Insights for Berchtesgaden
- The Airbnb seasonality in Berchtesgaden 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 Berchtesgaden's highest earning potential, with monthly revenues capable of climbing to $3,699, occupancy reaching a high of 73.6%, and ADRs peaking at $173.
- 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 $1,164, occupancy could drop to 23.3%, and ADRs may adjust down to $157.
- 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 Berchtesgaden.
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 Berchtesgaden seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Berchtesgaden (2025)
Exploring the top neighborhoods for short-term rentals in Berchtesgaden? 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 |
|---|---|---|
| Konigssee | Picturesque lake surrounded by stunning mountain scenery; an ideal location for nature lovers and outdoor enthusiasts. Perfect for visitors seeking boating, hiking, and breathtaking views. | Konigssee Lake Boat Tours, St. Bartholomew's Church, Hiking Trails, Berchtesgaden National Park, Bavarian Alps |
| Berchtesgaden Town | Charming town with rich history and proximity to key attractions. Attracts visitors looking for local culture, dining, and shopping experiences in a scenic setting. | Berchtesgaden Old Town, Berchtesgaden Castle, The Eagle's Nest, Museum Berchtesgaden, Stiftskirche |
| Rossfeld Panoramastraße | Famous panoramic road with breathtaking views of the Alps; great for tourists looking for photography spots and scenic drives. | Rossfeld Panorama Road, Scenic Overlooks, Winter Sports Activities, Hiking Trails |
| Watzmann Mountain | One of the most iconic mountains in Bavaria, attracting climbers and hikers from all over. Ideal for adventure seekers and nature tourists. | Watzmann Summit, Hiking Routes, Guided Climbing Tours, Breathtaking Views |
| Salzburg (nearby) | Close proximity to the historic city of Salzburg, Austria, known for its cultural heritage and attractions. Perfect for those wanting a mix of Bavarian and Austrian experiences. | Mozart's Birthplace, Hohensalzburg Fortress, Mirabell Palace, Salzburg Old Town, Festungsgasse |
| Maria Gern | Picturesque village close to Berchtesgaden, known for its beautiful church and mountain views. Attracts those looking for a peaceful retreat off the beaten path. | Pilgrimage Church of Maria Gern, Scenic Views, Hiking Trails, Local Farms |
| Alpenresort Schwarz | Luxurious wellness hotel and resort offering spa experiences, ideal for travelers seeking relaxation and pampering amidst stunning natural beauty. | Spa Facilities, Outdoor Activities, Gourmet Dining, Wellness Retreats |
| Bavarian Berchtesgaden Alps | A stunning area of natural beauty with opportunities for outdoor activities such as hiking, skiing, and nature tours. Attracts adventurous tourists year-round. | Berchtesgaden National Park, Hiking and Skiing Trails, Wildlife Watching, Nature Photography |
Understanding Airbnb License Requirements & STR Laws in Berchtesgaden (2025)
While Berchtesgaden, Bavaria, Germany 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 Berchtesgaden to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 3% licensed listings)
Top Performing Airbnb Properties in Berchtesgaden (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Berchtesgadenbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Flow Living: 118qm Design Maisonette I Pool
Entire Place • 3 bedrooms
Ferienhaus Gipfelstürmer
Entire Place • 4 bedrooms
Apartment with balcony and view to Watzmann
Entire Place • 3 bedrooms
2-room apartment 2: pool, sauna, kitchen
Entire Place • 2 bedrooms
Ferienwohnung Soleleitweg
Entire Place • 2 bedrooms
FeWo Timeless with mountain views in Berchtesgaden
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 Berchtesgaden (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Berchtesgaden 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 |
|---|---|---|---|---|
| Rico | 19 | $324,223 | 195 | 4.19/5.0 |
| Host #424127407 | 4 | $162,466 | 2 | 0.00/5.0 |
| Familie | 6 | $107,895 | 58 | 4.08/5.0 |
| Sofia | 1 | $104,426 | 105 | 4.92/5.0 |
| Andreas & Jessica | 2 | $89,055 | 269 | 4.82/5.0 |
| Alexey | 2 | $83,802 | 498 | 4.58/5.0 |
| Bayern Buchen Team Berchtesgad | 5 | $75,265 | 4 | 0.95/5.0 |
| Maximilian | 4 | $69,865 | 120 | 4.87/5.0 |
| Simon | 5 | $57,830 | 3 | 1.00/5.0 |
| Marc | 3 | $51,146 | 109 | 4.86/5.0 |
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 Berchtesgaden.
Dive Deeper: Advanced Berchtesgaden STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Berchtesgaden. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsBerchtesgaden Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Berchtesgaden
- The Berchtesgaden Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 99% of the 100 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Berchtesgaden, Apartment/Condo properties are the most common (90%), reflecting the local real estate landscape.
- Smaller segments like others (combined 1.0%) offer potential for unique stay experiences.
Berchtesgaden Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Berchtesgaden
- The dominant room capacity in Berchtesgaden is 1 bedroom listings, making up 55% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 86.0% of the active Airbnb listings in Berchtesgaden, indicating a high concentration in these sizes.
- With over half the market (55%) consisting of studios or 1-bedroom units, Berchtesgaden is particularly well-suited for individuals or couples.
- Listings with 3+ bedrooms (8.0%) represent a smaller niche, potentially indicating an underserved market for larger group accommodations in Berchtesgaden.
Berchtesgaden Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Berchtesgaden
- The most common guest capacity trend in Berchtesgaden vacation rentals is listings accommodating 2 guests (43%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Berchtesgaden STR market, accounting for 73.0% of listings.
- A significant 43.0% of listings cater specifically to 1-2 guests, highlighting strong demand from couples and solo travelers in Berchtesgaden.
- On average, properties in Berchtesgaden are equipped to host 3.2 guests.
Berchtesgaden Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Berchtesgaden
- The most common availability pattern in Berchtesgaden falls within the 181-270 days range, representing 46% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 84.0% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 91-180 days range is most frequent in Berchtesgaden (47%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 17.0% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Berchtesgaden Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
7 listings
7.4% of total
2 Nights
5 listings
5.3% of total
3 Nights
7 listings
7.4% of total
4-6 Nights
50 listings
53.2% of total
7-29 Nights
6 listings
6.4% of total
30+ Nights
19 listings
20.2% of total
Key Insights
- The most prevalent minimum stay requirement in Berchtesgaden is 4-6 Nights, adopted by 53.2% of listings. This highlights the market's preference for longer commitments.
- Very short stays (1-2 nights) are less common (12.7%), suggesting hosts prefer slightly longer bookings to optimize turnover.
- A significant segment (20.2%) caters to monthly stays (30+ nights) in Berchtesgaden, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 4-6 Nights minimum stay, as 53.2% of Berchtesgaden hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 7.4% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 20.2% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Berchtesgaden.
Berchtesgaden Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 30 Days
3 listings
3.7% of total
Flexible
6 listings
7.4% of total
Moderate
11 listings
13.6% of total
Firm
27 listings
33.3% of total
Strict
34 listings
42% of total
Cancellation Policy Insights for Berchtesgaden
- The prevailing Airbnb cancellation policy trend in Berchtesgaden is Strict, used by 42% of listings.
- A majority (75.3%) of hosts in Berchtesgaden utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Strict policy to align with the 42% market standard in Berchtesgaden.
- With 42% using Strict terms, this is a viable option in Berchtesgaden, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Berchtesgaden.
Berchtesgaden STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Berchtesgaden
- The overall average booking lead time for vacation rentals in Berchtesgaden is 80 days.
- Guests book furthest in advance for stays during July (average 143 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 37 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (125 days avg.) sees the longest lead times, while Winter (65 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (80 days) as a baseline for your pricing and availability strategy in Berchtesgaden.
- For July stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 143 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 125 days) to capture early planners.
- Monitor your own booking lead times against these Berchtesgaden averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Berchtesgaden (2025)
Amenity Prevalence
Amenity Insights for Berchtesgaden
- Essential amenities in Berchtesgaden that guests expect include: Heating, Kitchen, TV, Wifi. Lacking these (any) could significantly impact bookings.
- Popular amenities like Hair dryer, Smoke alarm, 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 Berchtesgaden: Heating, Kitchen, TV, Wifi.
- Prioritize adding missing essentials: Heating, Kitchen, TV, Wifi.
- Consider adding popular differentiators like Hair dryer or Smoke alarm 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 Berchtesgaden to stay competitive.
Berchtesgaden Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Berchtesgaden
- The typical guest profile for Airbnb in Berchtesgaden consists of a mix of domestic (50%) and international guests, with top international origins including United States, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or German.
- Domestic travelers account for 49.9% of guests.
- Key international markets include Germany (49.9%) and United States (15.4%).
- Top languages spoken are English (45.9%) followed by German (27%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Balance marketing efforts between domestic and international channels based on the guest mix.
- 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 Berchtesgaden 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 |
|---|---|---|---|---|
| Hallstatt | 27 | $5,147 | $301.80 | 63% |
| Reith bei Kitzbühel | 44 | $3,766 | $308.69 | 45% |
| Sankt Martin am Tennengebirge | 13 | $3,674 | $240.00 | 51% |
| Cortina d'Ampezzo | 265 | $3,522 | $379.53 | 43% |
| Hof bei Salzburg | 16 | $3,251 | $219.18 | 51% |
| Going am Wilden Kaiser | 27 | $3,185 | $377.65 | 37% |
| Molln | 15 | $3,034 | $179.48 | 52% |
| Obertauern | 11 | $3,006 | $388.93 | 41% |
| Itter | 30 | $2,853 | $435.71 | 38% |
| Scheffau am Tennengebirge | 10 | $2,851 | $191.99 | 48% |