North Berwick Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Scotland, United Kingdom
Is Airbnb profitable in North Berwick in 2025? Explore comprehensive Airbnb analytics for North Berwick, Scotland, United Kingdom to uncover income potential. This 2025 STR market report for North Berwick, based on AirROI data from November 2024 to October 2025, reveals key trends in the niche market of 113 active listings.
Whether you're considering an Airbnb investment in North Berwick, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the North Berwick Airbnb data is crucial. Understanding the local regulations is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key North Berwick Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in North Berwick (2025)
Understanding the monthly revenue variations for Airbnb listings in North Berwick 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 North Berwick 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 North Berwick across different performance tiers:
- Best-in-class properties (Top 10%) achieve $9,180+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $5,968 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $3,929 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,963, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in North Berwick
North Berwick Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the North Berwick 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 North Berwick:
- Best-in-class properties (Top 10%) achieve 82%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 68% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 45%.
- Entry-level properties (Bottom 25%) average 20% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in North Berwick
Average Daily Rate (ADR) Airbnb Trends in North Berwick (2025)
Effective short term rental pricing strategy in North Berwick involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in North Berwick typically peaks in May 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 $816+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $508 or more.
- Typical properties (Median) charge around $307 per night.
- Entry-level properties (Bottom 25%) earn around $195 per night.
Average Daily Rate (ADR) Trend by Month in North Berwick
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Airbnb Seasonality Analysis & Trends in North Berwick (2025)
Peak Season (July, August, June)
- Revenue averages $6,082 per month
- Occupancy rates average 55.7%
- Daily rates average $395
Shoulder Season
- Revenue averages $4,705 per month
- Occupancy maintains around 44.9%
- Daily rates hold near $440
Low Season (January, February, November)
- Revenue drops to average $3,403 per month
- Occupancy decreases to average 33.4%
- Daily rates adjust to average $462
Seasonality Insights for North Berwick
- The Airbnb seasonality in North Berwick 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 North Berwick's highest earning potential, with monthly revenues capable of climbing to $6,442, occupancy reaching a high of 58.9%, and ADRs peaking at $475.
- 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 $3,112, occupancy could drop to 28.3%, and ADRs may adjust down to $376.
- 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 North Berwick.
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 North Berwick seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in North Berwick (2025)
Exploring the top neighborhoods for short-term rentals in North Berwick? 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 |
|---|---|---|
| West Bay | A picturesque area known for its stunning views of the Firth of Forth and sandy beaches, perfect for families and beach lovers. | West Bay Beach, Scottish Sea Bird Centre, North Berwick Harbour, Seabird Centre, Lighthouse Museum |
| East Bay | A quieter beach area that offers a serene atmosphere for visitors who prefer relaxation and scenic landscapes. | East Bay Beach, Cuddy's Well, Coastal path walks, Tantallon Castle |
| High Street | The main thoroughfare of North Berwick, featuring local shops, cafes, and restaurants, making it ideal for tourists wanting to experience local culture. | Local shops, Restaurants and cafes, North Berwick Law, The Scottish Seabird Centre |
| North Berwick Law | A historic hill providing panoramic views of the surrounding area. Great for outdoor enthusiasts and those seeking adventure. | North Berwick Law hiking, Views of Bass Rock, Picnic spots, Wildlife watching |
| The Harbour | A charming area bustling with activity, perfect for those who enjoy quaint views and easy access to coastal activities. | North Berwick Harbour, Boat trips, Fish and chips shops, Maritime activities |
| Milsey Bay | A beautiful bay location that is perfect for water sports and sunbathing, attracting guests looking for outdoor activities. | Milsey Bay Beach, Water sports, Coastal walks, Rock pooling |
| Seahouses | A close-knit community known for its seaside charm and quality seafood, appealing to gastronomic tourists. | Seafood restaurants, Fishing trips, Coastal walks |
| Tantallon Castle | Historic site offering rich Scottish history and breathtaking views, appealing to history buffs and tourists. | Tantallon Castle, Historic ruins, Beautiful coastal views |
Understanding Airbnb License Requirements & STR Laws in North Berwick (2025)
With 18% of listings showing registration in 2025, understanding potential Airbnb license requirements is crucial in North Berwick. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for North Berwick to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 18% licensed listings)
Top Performing Airbnb Properties in North Berwick (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in North Berwickbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Home near North Berwick
Entire Place • 6 bedrooms
North Berwick Apartment, Licence no. EL00133F
Entire Place • 5 bedrooms
6 bed period home 2 min walk to NB beach and golf
Entire Place • 6 bedrooms
Pointgarry.
Entire Place • 5 bedrooms
Links Lodge: for a perfect North Berwick break
Entire Place • 3 bedrooms
The Gulls.
Entire Place • 4 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in North Berwick (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in North Berwick 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 |
|---|---|---|---|---|
| Caroline | 22 | $779,930 | 70 | 4.80/5.0 |
| Coast | 12 | $659,177 | 165 | 4.76/5.0 |
| Torquil | 6 | $262,393 | 379 | 4.84/5.0 |
| Hew | 1 | $243,457 | 5 | 5.00/5.0 |
| Lettings | 4 | $240,786 | 45 | 4.74/5.0 |
| Marianne | 1 | $147,168 | 177 | 4.95/5.0 |
| Antonia | 1 | $131,183 | 129 | 4.89/5.0 |
| Annie | 2 | $130,616 | 62 | 4.88/5.0 |
| Charles | 1 | $99,878 | 18 | 4.78/5.0 |
| Steph | 1 | $94,640 | 7 | 5.00/5.0 |
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 North Berwick.
Dive Deeper: Advanced North Berwick STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for North Berwick. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsNorth Berwick Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for North Berwick
- The North Berwick Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 92.9% of the 113 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in North Berwick, House properties are the most common (53.1%), reflecting the local real estate landscape.
- Houses represent a significant 53.1% portion, catering likely to families or larger groups.
- Smaller segments like others, hotel/boutique, outdoor/unique (combined 5.3%) offer potential for unique stay experiences.
North Berwick Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for North Berwick
- The dominant room capacity in North Berwick is 2 bedrooms listings, making up 37.2% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 3 bedrooms properties represent 60.2% of the active Airbnb listings in North Berwick, indicating a high concentration in these sizes.
- A significant 38.0% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in North Berwick.
North Berwick Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for North Berwick
- The most common guest capacity trend in North Berwick vacation rentals is listings accommodating 4 guests (36.3%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 6 guests dominate the North Berwick STR market, accounting for 53.1% of listings.
- 32.8% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in North Berwick.
- On average, properties in North Berwick are equipped to host 4.7 guests.
North Berwick Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for North Berwick
- The most common availability pattern in North Berwick falls within the 271-366 days range, representing 36.3% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 68.2% 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 North Berwick (31%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 33.6% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
North Berwick Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
7 listings
6.3% of total
2 Nights
15 listings
13.4% of total
3 Nights
12 listings
10.7% of total
4-6 Nights
7 listings
6.3% of total
7-29 Nights
3 listings
2.7% of total
30+ Nights
68 listings
60.7% of total
Key Insights
- The most prevalent minimum stay requirement in North Berwick is 30+ Nights, adopted by 60.7% of listings. This highlights the market's preference for longer commitments.
- Very short stays (1-2 nights) are less common (19.7%), suggesting hosts prefer slightly longer bookings to optimize turnover.
- A significant segment (60.7%) caters to monthly stays (30+ nights) in North Berwick, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 60.7% of North Berwick hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 6.3% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 60.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in North Berwick.
North Berwick Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 60 Days
20 listings
17.7% of total
Super Strict 30 Days
3 listings
2.7% of total
Flexible
8 listings
7.1% of total
Moderate
16 listings
14.2% of total
Firm
44 listings
38.9% of total
Strict
22 listings
19.5% of total
Cancellation Policy Insights for North Berwick
- The prevailing Airbnb cancellation policy trend in North Berwick is Firm, used by 38.9% of listings.
- A majority (58.4%) of hosts in North Berwick utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 38.9% market standard in North Berwick.
- Regularly review your cancellation policy against competitors and market demand shifts in North Berwick.
North Berwick STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for North Berwick
- The overall average booking lead time for vacation rentals in North Berwick is 85 days.
- Guests book furthest in advance for stays during August (average 117 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 42 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (108 days avg.) sees the longest lead times, while Winter (50 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (85 days) as a baseline for your pricing and availability strategy in North Berwick.
- For August stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 117 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 108 days) to capture early planners.
- Monitor your own booking lead times against these North Berwick averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in North Berwick (2025)
Amenity Prevalence
Amenity Insights for North Berwick
- Essential amenities in North Berwick that guests expect include: Heating, Wifi, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Refrigerator, Smoke alarm, Hair dryer are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for North Berwick: Heating, Wifi, TV.
- Prioritize adding missing essentials: Wifi, TV.
- Consider adding popular differentiators like Refrigerator 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 North Berwick to stay competitive.
North Berwick Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for North Berwick
- The typical guest profile for Airbnb in North Berwick consists of primarily domestic travelers (77%), often arriving from nearby England, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or French.
- Domestic travelers account for 77.1% of guests.
- Key international markets include United Kingdom (77.1%) and United States (10.4%).
- Top languages spoken are English (67.3%) followed by French (11.5%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Target domestic marketing efforts towards travelers from England and London.
- 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 North Berwick 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 |
|---|---|---|---|---|
| Bridge of Cally | 15 | $7,128 | $601.07 | 48% |
| Larbert | 10 | $5,910 | $341.64 | 58% |
| Insh | 13 | $5,268 | $312.99 | 58% |
| Dalkeith | 10 | $5,194 | $495.85 | 56% |
| Ellingham | 11 | $5,019 | $329.06 | 55% |
| City of Edinburgh | 4,431 | $4,544 | $298.66 | 58% |
| High Newton by the Sea | 20 | $4,352 | $520.70 | 35% |
| Embleton | 39 | $4,222 | $396.02 | 52% |
| Dulnain Bridge | 14 | $4,164 | $316.07 | 50% |
| Leuchars | 16 | $3,957 | $426.68 | 40% |