Dumaguete Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Negros Oriental, Philippines
Is Airbnb profitable in Dumaguete in 2025? Explore comprehensive Airbnb analytics for Dumaguete, Negros Oriental, Philippines to uncover income potential. This 2025 STR market report for Dumaguete, based on AirROI data from April 2024 to March 2025, reveals key trends in the market of 239 active listings.
Whether you're considering an Airbnb investment in Dumaguete, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Dumaguete 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 Dumaguete Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Dumaguete (2025)
Understanding the monthly revenue variations for Airbnb listings in Dumaguete 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 Dumaguete is typically April, while September often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Dumaguete across different performance tiers:
- Best-in-class properties (Top 10%) achieve $955+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $581 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $321 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $136, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Dumaguete
Dumaguete Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Dumaguete STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Decembersees the highest demand (peak season occupancy), while September 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 Dumaguete:
- Best-in-class properties (Top 10%) achieve 75%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 53% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 29%.
- Entry-level properties (Bottom 25%) average 14% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Dumaguete
Average Daily Rate (ADR) Airbnb Trends in Dumaguete (2025)
Effective short term rental pricing strategy in Dumaguete involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Dumaguete typically peaks in July and dips lowest during February. 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 $70+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $44 or more.
- Typical properties (Median) charge around $30 per night.
- Entry-level properties (Bottom 25%) earn around $20 per night.
Average Daily Rate (ADR) Trend by Month in Dumaguete
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Airbnb Seasonality Analysis & Trends in Dumaguete (2025)
Peak Season (April, May, June)
- Revenue averages $552 per month
- Occupancy rates average 34.8%
- Daily rates average $40
Shoulder Season
- Revenue averages $432 per month
- Occupancy maintains around 38.0%
- Daily rates hold near $38
Low Season (March, September, October)
- Revenue drops to average $341 per month
- Occupancy decreases to average 30.7%
- Daily rates adjust to average $39
Seasonality Insights for Dumaguete
- The Airbnb seasonality in Dumaguete 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 Dumaguete's highest earning potential, with monthly revenues capable of climbing to $566, occupancy reaching a high of 39.4%, and ADRs peaking at $40.
- 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 $327, occupancy could drop to 29.5%, and ADRs may adjust down to $37.
- 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 Dumaguete.
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 Dumaguete seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Dumaguete (2025)
Exploring the top neighborhoods for short-term rentals in Dumaguete? 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 |
|---|---|---|
| Silliman University Area | Centrally located near the prestigious Silliman University, this area attracts students, visiting scholars, and families. The proximity to the university provides a steady influx of guests throughout the year. | Silliman University, Dumaguete Public Market, Rizal Boulevard, St. Catherine of Alexandria Cathedral, Ferdinand Marcos Presidential Center |
| Rizal Boulevard | This scenic boulevard is famous for its beautiful sunset views and vibrant atmosphere. Ideal for tourists looking to enjoy promenading, dining, and entertainment along the waterfront. | Rizal Boulevard, Dumaguete City Cathedral, Harold's Mansion, Knights of Columbus, EJ's Seafood and Grill |
| Dumaguete City Center | The heart of Dumaguete, where local culture, dining, and shopping come to life. This area attracts both locals and tourists, ensuring a high occupancy rate for short-term rentals. | Lee Super Plaza, Dumaguete Cathedral Church, Silliman University Marine Reserve, Ayeshah's Grill, local cafes and restaurants |
| Malatapay | A quaint village known for its famous Sunday market, Malatapay draws visitors looking for authentic local experiences. Hosting an Airbnb here can attract guests interested in local culture. | Malatapay Market, Buffalo Sanctuary, Zamboanguita Beach |
| Banilad Beach | This area offers beautiful beaches and is popular with tourists seeking leisure and relaxation. The beachfront properties can garner high interest during peak seasons. | Banilad Beach, Apo Island Escapade, Pulangbato Falls |
| Capitol Area | Close to the provincial capitol and major government offices, this area is perfect for business travelers as well as tourists who want easy access to urban amenities. | Negros Oriental Capitol, Dumaguete City Library, local shops and restaurants |
| Villanueva Beach | A quieter beach area away from the hustle and bustle, ideal for those seeking a relaxing getaway. Attracts families and couples looking for peace. | Villanueva Beach, Tanjay City Market, local tourism spots |
| Upper Barangay Area | Located on the outskirts of Dumaguete, this area offers a serene environment with proximity to the city while being close to nature. Appeals to nature lovers and those looking for a retreat. | Casaroro Falls, local hiking trails, Bacong beach |
Understanding Airbnb License Requirements & STR Laws in Dumaguete (2025)
While Dumaguete, Negros Oriental, Philippines 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 Dumaguete to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 0% licensed listings)
Top Performing Airbnb Properties in Dumaguete (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Dumaguetebased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Yucca Villa: Stylish City Retreat with Pool
Entire Place • 4 bedrooms
New Uniquely-Designed House
Entire Place • 4 bedrooms
Casa Bianca: Your Chic Guesthouse Near the Airport
Entire Place • 4 bedrooms
Minimalist Condo w/ free parking!
Entire Place • 2 bedrooms
4BR PORT/BLVD AREA Spacious Apartment, 10-18ppl
Entire Place • 4 bedrooms
Jadin’s Place
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 Dumaguete (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Dumaguete 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 |
|---|---|---|---|---|
| Teri | 9 | $74,561 | 638 | 4.26/5.0 |
| Rany | 14 | $45,445 | 389 | 3.81/5.0 |
| Cecil Anne | 4 | $34,751 | 343 | 4.79/5.0 |
| Ramon | 11 | $29,624 | 672 | 4.65/5.0 |
| Kaye | 6 | $26,288 | 139 | 4.74/5.0 |
| TravelDiary Short Stay Propert | 2 | $23,701 | 17 | 4.90/5.0 |
| Kenneth | 1 | $21,760 | 33 | 4.91/5.0 |
| Edcyl Ian | 1 | $17,981 | 24 | 4.83/5.0 |
| Christopher | 4 | $17,724 | 540 | 4.98/5.0 |
| Jun Marcial | 4 | $16,883 | 218 | 4.84/5.0 |
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 Dumaguete.
Dive Deeper: Advanced Dumaguete STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Dumaguete. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsDumaguete Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Dumaguete
- The Dumaguete Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 66.5% of the 239 active rentals. This indicates strong guest preference for privacy and space.
- However, a notable 30.5% share for Private Rooms suggests opportunities for budget-conscious travelers or hosts renting out spare rooms.
- Looking at the property type distribution in Dumaguete, Apartment/Condo properties are the most common (59.8%), reflecting the local real estate landscape.
- Houses represent a significant 18% portion, catering likely to families or larger groups.
- The presence of 16.3% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, unique stays, outdoor/unique (combined 5.9%) offer potential for unique stay experiences.
Dumaguete Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Dumaguete
- The dominant room capacity in Dumaguete is 1 bedroom listings, making up 39.3% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 69.8% of the active Airbnb listings in Dumaguete, indicating a high concentration in these sizes.
Dumaguete Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Dumaguete
- The most common guest capacity trend in Dumaguete vacation rentals is listings accommodating 4 guests (27.6%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Dumaguete STR market, accounting for 46.8% of listings.
- 24.7% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Dumaguete.
- On average, properties in Dumaguete are equipped to host 3.8 guests.
Dumaguete Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Dumaguete
- The most common availability pattern in Dumaguete falls within the 271-366 days range, representing 52.3% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 82.4% 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 Dumaguete (31.4%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 18.0% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Dumaguete Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
163 listings
70.3% of total
2 Nights
50 listings
21.6% of total
3 Nights
6 listings
2.6% of total
4-6 Nights
1 listings
0.4% of total
7-29 Nights
3 listings
1.3% of total
30+ Nights
9 listings
3.9% of total
Key Insights
- The most prevalent minimum stay requirement in Dumaguete is 1 Night, adopted by 70.3% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (91.9%) of the Dumaguete 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 70.3% of Dumaguete hosts use this setting.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Dumaguete.
Dumaguete Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
57 listings
27.7% of total
Moderate
70 listings
34% of total
Firm
18 listings
8.7% of total
Strict
61 listings
29.6% of total
Cancellation Policy Insights for Dumaguete
- The prevailing Airbnb cancellation policy trend in Dumaguete is Moderate, used by 34% of listings.
- There's a relatively balanced mix between guest-friendly (61.7%) and stricter (38.3%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Moderate policy to align with the 34% market standard in Dumaguete.
- Regularly review your cancellation policy against competitors and market demand shifts in Dumaguete.
Dumaguete STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Dumaguete
- The overall average booking lead time for vacation rentals in Dumaguete is 29 days.
- Guests book furthest in advance for stays during May (average 38 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in December (average 27 days), indicating more last-minute travel plans during this time.
- Seasonally, Spring (34 days avg.) sees the longest lead times, while Winter (30 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (29 days) as a baseline for your pricing and availability strategy in Dumaguete.
- Target marketing efforts for the Spring season well in advance (at least 34 days) to capture early planners.
- Monitor your own booking lead times against these Dumaguete averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Dumaguete (2025)
Amenity Prevalence
Amenity Insights for Dumaguete
- Essential amenities in Dumaguete that guests expect include: Wifi, Air conditioning. Lacking these (any) could significantly impact bookings.
- Popular amenities like TV, Essentials, 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 Dumaguete: Wifi, Air conditioning.
- Prioritize adding missing essentials: Air conditioning.
- Consider adding popular differentiators like TV or Essentials 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 Dumaguete to stay competitive.
Dumaguete Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Dumaguete
- The typical guest profile for Airbnb in Dumaguete consists of a mix of domestic (56%) and international guests, often arriving from nearby Bacolod, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Filipino.
- Domestic travelers account for 55.6% of guests.
- Key international markets include Philippines (55.6%) and United States (20%).
- Top languages spoken are English (53.4%) followed by Filipino (15.3%).
- 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 Dumaguete 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.