Portorož Airbnb Market Analysis 2026: Short Term Rental Data & Vacation Rental Statistics in Piran, Slovenia
Is Airbnb profitable in Portorož in 2026? Explore comprehensive Airbnb analytics for Portorož, Piran, Slovenia to uncover income potential. This 2026 STR market report for Portorož, based on AirROI data from January 2025 to December 2025, reveals key trends in the niche market of 25 active listings.
Whether you're considering an Airbnb investment in Portorož, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Portorož 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 Portorož Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Portorož (2026)
Understanding the monthly revenue variations for Airbnb listings in Portorož 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 Portorož is typically July, while November often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Portorož across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,249+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,581 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,645 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $905, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Portorož
Portorož Airbnb Occupancy Rate Trends (2026)
Maximize your bookings by understanding the Portorož STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while November 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 Portorož:
- Best-in-class properties (Top 10%) achieve 55%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 44% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 31%.
- Entry-level properties (Bottom 25%) average 19% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Portorož
Average Daily Rate (ADR) Airbnb Trends in Portorož (2026)
Effective short term rental pricing strategy in Portorož involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Portorož typically peaks in August and dips lowest during November. 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 $339+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $276 or more.
- Typical properties (Median) charge around $152 per night.
- Entry-level properties (Bottom 25%) earn around $126 per night.
Average Daily Rate (ADR) Trend by Month in Portorož
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Airbnb Seasonality Analysis & Trends in Portorož (2025)
Peak Season (July, August, June)
- Revenue averages $3,631 per month
- Occupancy rates average 52.3%
- Daily rates average $222
Shoulder Season
- Revenue averages $900 per month
- Occupancy maintains around 17.4%
- Daily rates hold near $186
Low Season (February, March, April)
- Revenue drops to average $0 per month
- Occupancy decreases to average 0.0%
- Daily rates adjust to average $219
Seasonality Insights for Portorož
- The Airbnb seasonality in Portorož 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 Portorož's highest earning potential, with monthly revenues capable of climbing to $3,910, occupancy reaching a high of 58.5%, and ADRs peaking at $225.
- 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 $0, occupancy could drop to 0.0%, and ADRs may adjust down to $165.
- 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 Portorož.
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 Portorož seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Portorož (2026)
Exploring the top neighborhoods for short-term rentals in Portorož? 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 |
|---|---|---|
| Portorož Beach | Famous for its beach resorts and wellness facilities. A popular destination for vacationers looking to enjoy the sun, sea, and luxurious spas. | Portorož Beach, Terme Portorož, Casino Metropol, Portorož Marina, Soline Bay |
| Piran Old Town | A charming medieval town known for its stunning architecture and rich history. Ideal for tourists interested in culture, history, and picturesque scenery. | Tartini Square, Church of St. George, Piran Town Walls, The Maritime Museum, Aquarium Piran |
| Seča | A quieter area with beautiful views and nature, perfect for families and those looking to escape the busyness of the coast. | Sečovlje Salina Nature Park, Seča Beach, Salt Pans, Walking trails, Local seafood restaurants |
| Strunjan | Known for its natural beauty and the Strunjan Nature Park, it's great for travelers looking for outdoor activities and relaxation. | Strunjan Cliffs, Strunjan Nature Park, Salt pans, Monastery of Strunjan, Hiking trails |
| Lucija | A small resort area that serves as a connection point between Portorož and Piran, ideal for guests looking for convenience and access to both towns. | Lucija Marina, Shops and cafes, Beach access, Walking paths |
| Malija | A tranquil setting popular among tourists seeking a peaceful retreat with great views of the sea. | Malija Beach, Local vineyards, Walking trails, Scenic viewpoints |
| Fiesa | A picturesque village by the water, perfect for those wanting to enjoy beautiful sunsets and a serene atmosphere. | Fiesa Beach, Fiesa Lake, Walking trails, Local cafes, Scenic viewpoints |
| Bernardin | Home to luxury hotels and wellness centers, attracting visitors looking for a high-end experience on the Slovenian coast. | Bernardin Beach, Casino Bernardin, Hotels and spas, Beachfront promenades |
Understanding Airbnb License Requirements & STR Laws in Portorož (2026)
While Portorož, Piran, Slovenia 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 Portorož to ensure full compliance before hosting.
(Source: AirROI data, 2026, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Portorož (2026)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Portorožbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Portorož Mansion Suite 1
Entire Place • 3 bedrooms
Residence Apartment Levant 202
Entire Place • 2 bedrooms
Apartment Feral Portorož
Entire Place • 2 bedrooms
VIP Apartment Portorož
Entire Place • 2 bedrooms
Portorož Mansion suite 2
Entire Place • 3 bedrooms
Apartment Amalia
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 Portorož (2026)
Learn from the best! This table showcases top-performing Airbnb hosts in Portorož 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 |
|---|---|---|---|---|
| Blaž | 4 | $74,419 | 10 | 4.83/5.0 |
| Urša | 2 | $61,961 | 7 | 3.83/5.0 |
| AP Apartments | 3 | $30,109 | 15 | 4.69/5.0 |
| Dalibor | 1 | $28,473 | 3 | 5.00/5.0 |
| Klemen | 1 | $25,763 | 3 | 5.00/5.0 |
| Snezana | 1 | $18,713 | 2 | Not Rated |
| Andreja | 3 | $17,153 | 9 | 4.33/5.0 |
| Sonja Zupančič | 1 | $14,781 | 7 | 4.86/5.0 |
| Edvard | 1 | $13,624 | 9 | 5.00/5.0 |
| Ana | 1 | $13,621 | 9 | 4.78/5.0 |
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 Portorož.
Dive Deeper: Advanced Portorož STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Portorož. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsPortorož Short-Term Rental Market Composition (2026): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Portorož
- The Portorož Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 88% of the 25 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Portorož, Apartment/Condo properties are the most common (80%), reflecting the local real estate landscape.
- The presence of 8% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others (combined 4.0%) offer potential for unique stay experiences.
Portorož Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Portorož
- The dominant room capacity in Portorož is 1 bedroom listings, making up 48% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 80.0% of the active Airbnb listings in Portorož, indicating a high concentration in these sizes.
Portorož Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Portorož
- The most common guest capacity trend in Portorož vacation rentals is listings accommodating 4 guests (28%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Portorož STR market, accounting for 52.0% of listings.
- 24.0% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Portorož.
- On average, properties in Portorož are equipped to host 3.6 guests.
Portorož Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Portorož
- The most common availability pattern in Portorož falls within the 271-366 days range, representing 92% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 100.0% 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 Portorož (76%), reflecting common guest stay durations or potential owner blocking patterns.
Portorož Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
4 listings
16% of total
2 Nights
2 listings
8% of total
3 Nights
1 listings
4% of total
4-6 Nights
3 listings
12% of total
30+ Nights
15 listings
60% of total
Key Insights
- The most prevalent minimum stay requirement in Portorož is 30+ Nights, adopted by 60% of listings. This highlights the market's preference for longer commitments.
- A significant segment (60%) caters to monthly stays (30+ nights) in Portorož, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 60% of Portorož hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 16% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 60% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Portorož.
Portorož Airbnb Cancellation Policy Trends Analysis (2026)
Limited
3 listings
12% of total
Flexible
5 listings
20% of total
Moderate
4 listings
16% of total
Firm
6 listings
24% of total
Strict
7 listings
28% of total
Cancellation Policy Insights for Portorož
- The prevailing Airbnb cancellation policy trend in Portorož is Strict, used by 28% of listings.
- A majority (52.0%) of hosts in Portorož 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 28% market standard in Portorož.
- Regularly review your cancellation policy against competitors and market demand shifts in Portorož.
Portorož STR Booking Lead Time Analysis (2026)
Average Booking Lead Time by Month
Booking Lead Time Insights for Portorož
- The overall average booking lead time for vacation rentals in Portorož is 27 days.
- Guests book furthest in advance for stays during September (average 42 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in April (average 0 days), indicating more last-minute travel plans during this time.
- Seasonally, Fall (31 days avg.) sees the longest lead times, while Spring (1 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (27 days) as a baseline for your pricing and availability strategy in Portorož.
- For September stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 42 days out to capitalize on advance planning.
- During April, focus on last-minute booking availability and promotions, as guests book with very short notice (0 days avg.).
- Target marketing efforts for the Fall season well in advance (at least 31 days) to capture early planners.
- Monitor your own booking lead times against these Portorož averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Portorož (2026)
Amenity Prevalence
Amenity Insights for Portorož
- Essential amenities in Portorož that guests expect include: Wifi, Air conditioning, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Free parking on premises, Bed linens, Kitchen are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Portorož: Wifi, Air conditioning, TV.
- Prioritize adding missing essentials: TV.
- Consider adding popular differentiators like Free parking on premises or Bed linens 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 Portorož to stay competitive.
Portorož Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Portorož
- The typical guest profile for Airbnb in Portorož consists of predominantly international visitors (100%), with top international origins including France, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or German.
- Domestic travelers account for 0.0% of guests.
- Key international markets include Germany (22.7%) and France (13.6%).
- Top languages spoken are English (37.7%) followed by German (22.6%).
- 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 France.
- 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 Portorož 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 |
|---|---|---|---|---|
| Cortina d'Ampezzo | 305 | $3,895 | $450.48 | 41% |
| Colle Santa Lucia | 21 | $3,594 | $244.72 | 48% |
| Großkirchheim | 12 | $3,111 | $272.52 | 40% |
| Venice | 6,839 | $3,038 | $245.85 | 47% |
| Bad Sankt Leonhard im Lavanttal | 35 | $2,840 | $296.45 | 38% |
| Vodo di Cadore | 43 | $2,812 | $264.63 | 45% |
| Selina | 15 | $2,775 | $361.09 | 46% |
| Stadl-Predlitz | 99 | $2,731 | $345.58 | 35% |
| Barat | 26 | $2,685 | $443.02 | 33% |
| San Martino d'Alpago | 14 | $2,679 | $199.86 | 38% |