Pricing your short-let
Pricing is the lever that moves bookings fastest — and the one most owners set once and never revisit.
Start from comparable listings, not from your costs
Your mortgage, cleaning fee and management cost tell you your break-even, not what a guest will pay. Look at five to ten genuinely comparable listings nearby — same bedroom count, similar standard, similar location — and see where they actually sit, not just their asking price (occupancy on those listings tells you if the price is working).
Use a real benchmark, not a guess
Our earnings benchmark shows the 25th percentile, median and 75th percentile nightly price for comparable entire-home listings in London and Dublin, built from public booking data rather than asking prices — a useful sanity check before you set your own.
Price the calendar, not just the listing
A single flat rate leaves money on the table on high-demand nights and kills bookings on slow ones. Set a base rate, then adjust up for weekends and known local events, and down for midweek and the deep off-season — most booking platforms let you set this as a simple day-of-week multiplier.
Watch occupancy, not just price, as your signal
If a listing is booked solid more than roughly four to six weeks out with no gaps, it's priced too low for demand. If it sits empty while comparable listings are booking, it's priced too high — adjust in small steps (5–10%) and watch what happens over two to three weeks rather than overcorrecting immediately.
Don't compete on price alone
A property that's clean, well-photographed and well-reviewed can sit meaningfully above the cheapest comparable listing and still book well — guests are paying for certainty as much as for the room. See our seasonal pricing guide for adjusting across the year.