Kota Kinabalu Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Sabah, Malaysia
Is Airbnb profitable in Kota Kinabalu in 2025? Explore comprehensive Airbnb analytics for Kota Kinabalu, Sabah, Malaysia to uncover income potential. This 2025 STR market report for Kota Kinabalu, based on AirROI data from June 2024 to May 2025, reveals key trends in the bustling market of 1,631 active listings.
Whether you're considering an Airbnb investment in Kota Kinabalu, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Kota Kinabalu 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 Kota Kinabalu Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Kota Kinabalu (2025)
Understanding the monthly revenue variations for Airbnb listings in Kota Kinabalu 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 Kota Kinabalu is typically January, while June often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Kota Kinabalu across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,841+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $1,159 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $648 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $294, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Kota Kinabalu
Kota Kinabalu Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Kota Kinabalu STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while June 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 Kota Kinabalu:
- Best-in-class properties (Top 10%) achieve 74%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 54% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 32%.
- Entry-level properties (Bottom 25%) average 15% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Kota Kinabalu
Average Daily Rate (ADR) Airbnb Trends in Kota Kinabalu (2025)
Effective short term rental pricing strategy in Kota Kinabalu involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Kota Kinabalu 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 $138+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $89 or more.
- Typical properties (Median) charge around $62 per night.
- Entry-level properties (Bottom 25%) earn around $45 per night.
Average Daily Rate (ADR) Trend by Month in Kota Kinabalu
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Airbnb Seasonality Analysis & Trends in Kota Kinabalu (2025)
Peak Season (January, December, August)
- Revenue averages $1,139 per month
- Occupancy rates average 45.4%
- Daily rates average $83
Shoulder Season
- Revenue averages $825 per month
- Occupancy maintains around 36.2%
- Daily rates hold near $80
Low Season (April, June, November)
- Revenue drops to average $650 per month
- Occupancy decreases to average 28.1%
- Daily rates adjust to average $78
Seasonality Insights for Kota Kinabalu
- The Airbnb seasonality in Kota Kinabalu shows moderate seasonality with distinct peak and low periods. 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 Kota Kinabalu's highest earning potential, with monthly revenues capable of climbing to $1,198, occupancy reaching a high of 51.5%, and ADRs peaking at $95.
- 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 $620, occupancy could drop to 27.8%, and ADRs may adjust down to $71.
- 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 Kota Kinabalu.
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 Kota Kinabalu seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Kota Kinabalu (2025)
Exploring the top neighborhoods for short-term rentals in Kota Kinabalu? 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 |
|---|---|---|
| Tanjung Aru | Famous for its beautiful sunsets and beach, Tanjung Aru is a favorite among tourists and locals alike. This area attracts visitors looking for beach activities and laid-back vibes. | Tanjung Aru Beach, Tanjung Aru Sunset |
| City Centre (Bandar Kota Kinabalu) | The vibrant heart of Kota Kinabalu, this area is bustling with shops, restaurants, and nightlife. Perfect for travelers wanting to be close to everything. | Gaya Street Sunday Market, Filipino Market, Sutera Harbour Golf & Country Club, Signal Hill Observatory Platform |
| Likas | Known for its scenic views and the Likas Bay, this area is popular for its proximity to nature and local attractions, offering a peaceful experience with great views. | Likas Bay, Likas Wetlands Park, The Istana, Kota Kinabalu City Mosque |
| Kundasang | Located in the foothills of Mount Kinabalu, Kundasang is famous for its cool climate and breathtaking views. Ideal for nature lovers and hikers. | Mount Kinabalu National Park, Kundasang War Memorial, Desa Dairy Farm |
| Jesselton Point | The gateway to nearby islands, Jesselton Point is vital for access to adventure tours and island hopping, making it popular among tourists. | Tunku Abdul Rahman Marine Park, Island Hopping Tours, Jesselton Point Ferry Terminal |
| Kota Kinabalu Waterfront | This area boasts a lovely promenade along the coast, filled with eateries and entertainment options, ideal for leisurely strolls and dining experiences. | Kota Kinabalu Waterfront, Giant Waterlily Pond, Seafood restaurants, Night markets |
| Menggatal | A developing area with local flavor, Menggatal offers a more authentic experience of Sabah away from tourist spots, with local markets and eateries. | Local night markets, Sabah International Convention Centre |
| Karambunai | Known for luxurious resorts and serene beaches, Karambunai attracts those looking for a premium and tranquil holiday experience. | Nexus Resort Karambunai, Karambunai Beach, Golf resorts |
Understanding Airbnb License Requirements & STR Laws in Kota Kinabalu (2025)
While Kota Kinabalu, Sabah, Malaysia 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 Kota Kinabalu to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 9% licensed listings)
Top Performing Airbnb Properties in Kota Kinabalu (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Kota Kinabalubased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Maison Life 24｜小居屋#Sea View 3BR@The Loft Imago
Entire Place • 3 bedrooms
Bonheur Villa 20
Entire Place • 2 bedrooms
Deco Home 19# Luxury 2200sqft 4BR @IMAGO The Loft
Entire Place • 4 bedrooms
Mari 2 Homestay M18 (4+1BR) @ Imago The Loft C
Entire Place • 4 bedrooms
Deco Home 7# SUPER SEAVIEW 3BR @Imago The Loft
Entire Place • 3 bedrooms
Jiale Homestay 18pax
Entire Place • 6 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Kota Kinabalu (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Kota Kinabalu 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 |
|---|---|---|---|---|
| Soo | 70 | $810,664 | 688 | 4.64/5.0 |
| Sa | 37 | $509,131 | 67 | 4.33/5.0 |
| Maison | 39 | $424,171 | 640 | 4.66/5.0 |
| NicholasVun | 60 | $418,388 | 884 | 4.83/5.0 |
| Kwen Homestay/Suites | 17 | $325,146 | 516 | 4.69/5.0 |
| Yee | 20 | $288,382 | 203 | 4.79/5.0 |
| Cozy99 | 19 | $287,093 | 926 | 4.72/5.0 |
| HayBay | 12 | $277,594 | 466 | 4.93/5.0 |
| Zeluxo | 14 | $272,406 | 402 | 4.82/5.0 |
| Ray 小煜 | 19 | $227,110 | 876 | 4.91/5.0 |
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 Kota Kinabalu.
Dive Deeper: Advanced Kota Kinabalu STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Kota Kinabalu. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsKota Kinabalu Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Kota Kinabalu
- The Kota Kinabalu Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 91.5% of the 1,631 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Kota Kinabalu, Apartment/Condo properties are the most common (88.5%), reflecting the local real estate landscape.
- The presence of 6.2% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, outdoor/unique, unique stays (combined 0.4%) offer potential for unique stay experiences.
Kota Kinabalu Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Kota Kinabalu
- The dominant room capacity in Kota Kinabalu is 2 bedrooms listings, making up 48.8% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 1 bedroom properties represent 78.3% of the active Airbnb listings in Kota Kinabalu, indicating a high concentration in these sizes.
Kota Kinabalu Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Kota Kinabalu
- The most common guest capacity trend in Kota Kinabalu vacation rentals is listings accommodating 4 guests (26.6%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 5 guests dominate the Kota Kinabalu STR market, accounting for 45.4% of listings.
- 33.9% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Kota Kinabalu.
- On average, properties in Kota Kinabalu are equipped to host 4.8 guests.
Kota Kinabalu Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Kota Kinabalu
- The most common availability pattern in Kota Kinabalu falls within the 271-366 days range, representing 60.9% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 85.3% 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 Kota Kinabalu (38.3%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 15.9% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Kota Kinabalu Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
1345 listings
85.2% of total
2 Nights
133 listings
8.4% of total
3 Nights
8 listings
0.5% of total
4-6 Nights
3 listings
0.2% of total
7-29 Nights
5 listings
0.3% of total
30+ Nights
85 listings
5.4% of total
Key Insights
- The most prevalent minimum stay requirement in Kota Kinabalu is 1 Night, adopted by 85.2% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (93.6%) of the Kota Kinabalu Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 85.2% of Kota Kinabalu hosts use this setting.
- Explore offering discounts for stays of 30+ nights to attract the 5.4% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Kota Kinabalu.
Kota Kinabalu Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 30 Days
4 listings
0.3% of total
Super Strict 60 Days
1 listings
0.1% of total
Flexible
443 listings
32.7% of total
Moderate
296 listings
21.8% of total
Firm
174 listings
12.8% of total
Strict
437 listings
32.3% of total
Cancellation Policy Insights for Kota Kinabalu
- The prevailing Airbnb cancellation policy trend in Kota Kinabalu is Flexible, used by 32.7% of listings.
- There's a relatively balanced mix between guest-friendly (54.5%) and stricter (45.1%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Flexible policy to align with the 32.7% market standard in Kota Kinabalu.
- With 32.3% using Strict terms, this is a viable option in Kota Kinabalu, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Kota Kinabalu.
Kota Kinabalu STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Kota Kinabalu
- The overall average booking lead time for vacation rentals in Kota Kinabalu is 23 days.
- Guests book furthest in advance for stays during June (average 33 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in July (average 16 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (27 days avg.) sees the longest lead times, while Spring (24 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (23 days) as a baseline for your pricing and availability strategy in Kota Kinabalu.
- Target marketing efforts for the Winter season well in advance (at least 27 days) to capture early planners.
- Monitor your own booking lead times against these Kota Kinabalu averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Kota Kinabalu (2025)
Amenity Prevalence
Amenity Insights for Kota Kinabalu
- Essential amenities in Kota Kinabalu that guests expect include: Air conditioning, Wifi, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Kitchen, Hot water, Hair dryer are common but not universal. Offering these can provide a competitive edge.
- A pool is a highly desired but not standard amenity, making it a key feature for attracting guests seeking leisure in Kota Kinabalu.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Kota Kinabalu: Air conditioning, Wifi, TV.
- Prioritize adding missing essentials: Air conditioning, Wifi, TV.
- Consider adding popular differentiators like Kitchen or Hot water 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 Kota Kinabalu to stay competitive.
Kota Kinabalu Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Kota Kinabalu
- The typical guest profile for Airbnb in Kota Kinabalu consists of a mix of domestic (39%) and international guests, with top international origins including China, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Chinese.
- Domestic travelers account for 39.4% of guests.
- Key international markets include Malaysia (39.4%) and China (25.4%).
- Top languages spoken are English (40.3%) followed by Chinese (25.1%).
- 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 China.
- 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 Kota Kinabalu 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 |
|---|---|---|---|---|
| Kampung Mesilau | 38 | $1,155 | $144.74 | 30% |
| Kundasang | 20 | $1,010 | $138.17 | 31% |
| CINTA MATA | 13 | $870 | $137.69 | 25% |
| Kampung Sembulan Lama | 190 | $693 | $114.41 | 30% |
| Kudat | 19 | $612 | $124.09 | 23% |
| Dumpiring Atas | 11 | $608 | $74.70 | 22% |
| Tanjung Aru | 206 | $583 | $61.57 | 37% |
| Api-Api Center | 52 | $463 | $71.24 | 31% |
| Tawau | 72 | $297 | $59.55 | 23% |
| Putatan | 11 | $277 | $51.45 | 24% |