Dunedin Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Otago, New Zealand
Is Airbnb profitable in Dunedin in 2025? Explore comprehensive Airbnb analytics for Dunedin, Otago, New Zealand to uncover income potential. This 2025 STR market report for Dunedin, based on AirROI data from November 2024 to October 2025, reveals key trends in the market of 609 active listings.
Whether you're considering an Airbnb investment in Dunedin, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Dunedin 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 Dunedin Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Dunedin (2025)
Understanding the monthly revenue variations for Airbnb listings in Dunedin 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 Dunedin is typically December, while August often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Dunedin across different performance tiers:
- Best-in-class properties (Top 10%) achieve $3,837+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,594 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,584 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $802, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Dunedin
Dunedin Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Dunedin STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Februarysees 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 Dunedin:
- Best-in-class properties (Top 10%) achieve 84%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 69% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 47%.
- Entry-level properties (Bottom 25%) average 26% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Dunedin
Average Daily Rate (ADR) Airbnb Trends in Dunedin (2025)
Effective short term rental pricing strategy in Dunedin involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Dunedin typically peaks in November 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 $250+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $163 or more.
- Typical properties (Median) charge around $111 per night.
- Entry-level properties (Bottom 25%) earn around $72 per night.
Average Daily Rate (ADR) Trend by Month in Dunedin
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Airbnb Seasonality Analysis & Trends in Dunedin (2025)
Peak Season (December, February, January)
- Revenue averages $2,410 per month
- Occupancy rates average 58.8%
- Daily rates average $136
Shoulder Season
- Revenue averages $1,897 per month
- Occupancy maintains around 46.8%
- Daily rates hold near $135
Low Season (June, August, October)
- Revenue drops to average $1,517 per month
- Occupancy decreases to average 38.0%
- Daily rates adjust to average $133
Seasonality Insights for Dunedin
- The Airbnb seasonality in Dunedin 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 Dunedin's highest earning potential, with monthly revenues capable of climbing to $2,493, occupancy reaching a high of 64.2%, and ADRs peaking at $139.
- 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 $1,494, occupancy could drop to 36.9%, and ADRs may adjust down to $131.
- 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 Dunedin.
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 Dunedin seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Dunedin (2025)
Exploring the top neighborhoods for short-term rentals in Dunedin? 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 |
|---|---|---|
| Dunedin City Centre | The vibrant heart of Dunedin, known for its historic architecture, shopping, and cultural institutions. Centrally located, it's perfect for tourists looking to experience the city's heritage and nightlife. | Dunedin Railway Station, Olveston Historic Home, Toitu Otago Settlers Museum, Dunedin Botanic Garden, The Octagon |
| Saint Clair | A popular beachside area known for its stunning sunsets and vibrant atmosphere. It's ideal for tourists looking for a beach experience with nearby cafes and restaurants. | St Clair Beach, St Clair Hot Salt Water Pool, Bars and restaurants along the Esplanade, The St Clair Golf Club, Signal Hill |
| Port Chalmers | A charming harbor town with a rich maritime heritage, offering a more tranquil experience close to the ocean. Great for those looking for a peaceful retreat with artistic vibes. | Port Chalmers Waterfront, The Galley Cafe, Otago Peninsula, Dunedin's Cruise Ship Terminal, Art galleries |
| Andersons Bay | A residential area with access to beautiful bays and coastal walks. Attracts families and those seeking a quieter location near the beach yet still close to the city. | Andersons Bay Beach, The Bayfield Park, Dunedin Ice Stadium, Nearby coastal walks, Local cafes |
| North East Valley | Known for its unique character and proximity to the University of Otago, this area is favored by students and young professionals for its vibrant community. | University of Otago, Botanic Garden, Local eateries and cafes, Dunedin Public Art Gallery, Cave and Nature Walks |
| Mosgiel | A suburban area just outside of Dunedin, offering a family-friendly atmosphere with shops and parks. It's popular with visitors seeking a quieter base while still being close to the city. | Mosgiel Shopping Centre, Health and sports facilities, Nearby walking tracks, Local parks and playgrounds, Art and cultural events |
| Dunedin North | Features a mix of residential homes and central attractions, close to the University and hospitals. It attracts visitors looking for convenience and city access. | University of Otago, Dunedin Hospital, Cafes along George Street, Nearby parks and reserves, Botanic Garden |
| Otago Peninsula | Famous for its stunning scenery and unique wildlife, this area draws nature lovers and those interested in outdoor activities, making it an attractive tourist spot. | Royal Albatross Centre, Larnach Castle, Sandfly Bay, Taiaroa Head, Secluded beaches and walks |
Understanding Airbnb License Requirements & STR Laws in Dunedin (2025)
While Dunedin, Otago, New Zealand 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 Dunedin to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Dunedin (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Dunedinbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
St Clair Escape
Entire Place • 4 bedrooms
Roslyn Charm: Large Character Home with Views
Entire Place • 5 bedrooms
Gaynor Clayton 2 Bdrm 2 Bthrm Luxury Apartment CBD
Entire Place • 2 bedrooms
Luxury Harbour view
Entire Place • 4 bedrooms
Entire 4-Room Boutique Hotel Central Dunedin
Entire Place • 4 bedrooms
Henry Matthews 2Bdrm 2 Bathrm Luxury Apartment CBD
Entire Place • 2 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Dunedin (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Dunedin 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 |
|---|---|---|---|---|
| Road Less Travelled | 18 | $531,724 | 1320 | 4.89/5.0 |
| Edinburgh Short Stays | 20 | $488,231 | 556 | 4.84/5.0 |
| Antonia | 7 | $291,411 | 2314 | 4.94/5.0 |
| Dunedin Short Stays | 10 | $287,005 | 651 | 4.70/5.0 |
| Andrew | 3 | $218,049 | 83 | 4.98/5.0 |
| Suzanne | 9 | $202,759 | 213 | 4.93/5.0 |
| Prestige Regas | 8 | $149,297 | 541 | 4.86/5.0 |
| Mel | 10 | $149,015 | 313 | 4.78/5.0 |
| Errick'S Hotel | 5 | $132,550 | 91 | 4.79/5.0 |
| Julie | 4 | $130,432 | 757 | 4.87/5.0 |
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 Dunedin.
Dive Deeper: Advanced Dunedin STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Dunedin. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsDunedin Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Dunedin
- The Dunedin Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 75.9% of the 609 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Dunedin, House properties are the most common (51.7%), reflecting the local real estate landscape.
- Houses represent a significant 51.7% portion, catering likely to families or larger groups.
- The presence of 10.2% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like outdoor/unique, unique stays (combined 2.5%) offer potential for unique stay experiences.
Dunedin Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Dunedin
- The dominant room capacity in Dunedin is 1 bedroom listings, making up 29.4% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 53.5% of the active Airbnb listings in Dunedin, indicating a high concentration in these sizes.
- A significant 25.0% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Dunedin.
Dunedin Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Dunedin
- The most common guest capacity trend in Dunedin vacation rentals is listings accommodating 2 guests (25.6%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Dunedin STR market, accounting for 45.5% of listings.
- 23.3% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Dunedin.
- On average, properties in Dunedin are equipped to host 3.3 guests.
Dunedin Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Dunedin
- The most common availability pattern in Dunedin falls within the 181-270 days range, representing 36.9% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 68.1% 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 Dunedin (36.1%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 34.5% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Dunedin Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
265 listings
43.6% of total
2 Nights
158 listings
26% of total
3 Nights
12 listings
2% of total
4-6 Nights
9 listings
1.5% of total
7-29 Nights
11 listings
1.8% of total
30+ Nights
153 listings
25.2% of total
Key Insights
- The most prevalent minimum stay requirement in Dunedin is 1 Night, adopted by 43.6% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (69.6%) of the Dunedin Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
- A significant segment (25.2%) caters to monthly stays (30+ nights) in Dunedin, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 43.6% of Dunedin hosts use this setting.
- Explore offering discounts for stays of 30+ nights to attract the 25.2% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Dunedin.
Dunedin Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
179 listings
29.5% of total
Moderate
223 listings
36.7% of total
Firm
164 listings
27% of total
Strict
41 listings
6.8% of total
Cancellation Policy Insights for Dunedin
- The prevailing Airbnb cancellation policy trend in Dunedin is Moderate, used by 36.7% of listings.
- There's a relatively balanced mix between guest-friendly (66.2%) and stricter (33.8%) policies, offering choices for different guest needs.
- Strict cancellation policies are quite rare (6.8%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Moderate policy to align with the 36.7% market standard in Dunedin.
- Using a Strict policy might deter some guests, as only 6.8% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Dunedin.
Dunedin STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Dunedin
- The overall average booking lead time for vacation rentals in Dunedin is 54 days.
- Guests book furthest in advance for stays during December (average 70 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in June (average 39 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (62 days avg.) sees the longest lead times, while Summer (50 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (54 days) as a baseline for your pricing and availability strategy in Dunedin.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 70 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 62 days) to capture early planners.
- Monitor your own booking lead times against these Dunedin averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Dunedin (2025)
Amenity Prevalence
Amenity Insights for Dunedin
- Essential amenities in Dunedin that guests expect include: Wifi. Lacking these (this) could significantly impact bookings.
- Popular amenities like Smoke alarm, Heating, TV are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Dunedin: Wifi.
- Prioritize adding missing essentials: Wifi.
- Consider adding popular differentiators like Smoke alarm or Heating 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 Dunedin to stay competitive.
Dunedin Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Dunedin
- The typical guest profile for Airbnb in Dunedin consists of a mix of domestic (49%) and international guests, with top international origins including Australia, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Chinese.
- Domestic travelers account for 49.2% of guests.
- Key international markets include New Zealand (49.2%) and Australia (13.8%).
- Top languages spoken are English (59.9%) followed by Chinese (9%).
- 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 Dunedin 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 |
|---|---|---|---|---|
| Lake Tekapo | 402 | $5,312 | $291.11 | 61% |
| Ben Ohau | 11 | $4,977 | $220.59 | 72% |
| Canterbury | 12 | $3,329 | $241.25 | 42% |
| Wānaka | 1,055 | $2,954 | $291.96 | 46% |
| Twizel | 276 | $2,398 | $182.21 | 50% |
| Burkes Pass | 20 | $2,159 | $160.76 | 47% |
| Lake Hāwea | 127 | $2,028 | $205.70 | 49% |
| Albert Town | 130 | $2,020 | $197.29 | 47% |
| Fairlie | 50 | $2,008 | $124.43 | 57% |
| Cardrona | 39 | $1,939 | $214.66 | 42% |