Holiday-let pricing
How do I price a holiday let?
Good pricing is not one number. It is a clear seasonal plan that helps the right guests book while still covering the costs and value of the property.
The straight answer
Start with a peak, shoulder and off-peak price rather than a single annual rate. Then test minimum stays, weekend and midweek pricing against your actual availability, costs and booking pace.
Build the calendar around demand
School holidays, bank holidays, local events and the summer season often support a different rate from midweek dates in quieter months. A pricing plan should reflect this rather than applying peak-week expectations everywhere.
Use the property's real strengths in the comparison: sleeps, bedrooms, amenities, pet policy, hot tub, parking, views, access to attractions and condition. Do not assume that a nearby listing's advertised price is its achieved price.
Set a minimum stay that works with gaps
A long minimum stay can protect changeover time and cleaning cost, but it can also leave awkward gaps that are hard to sell. A shorter minimum can fill the calendar but may create more changeovers and higher booking costs.
Look at the dates left between bookings. A targeted 3- or 4-night offer can sometimes be more commercially sensible than holding an empty gap for a full week, especially close to arrival.
Watch booking pace before changing everything
If a desirable date has little interest, check the whole offer: photos, listing clarity, minimum stay, cancellation terms and price. If the property is booking too quickly at a particular point in the season, that may indicate room to test a higher price next time.
Change one meaningful variable at a time where you can. That makes the result easier to understand than repeatedly changing price, stay length and promotion together.
Illustrative structure
A simple rate plan
The amounts below are placeholders only. A property-specific rate depends on its market, condition, availability and evidence.
- Peak school-holiday week
- Highest planned rate
- Shoulder-season week
- Core comparison rate
- Quiet midweek or short gap
- Targeted, lower rate
- Last-minute promotion
- Only when a gap needs filling
A lower price does not always create enough additional bookings to improve the result. Check the revenue kept after booking costs and the gap you are trying to fill.
Make it specific
See the numbers for the property you are considering.
BUKDup Check keeps assumptions visible and helps you test the costs, bookings and questions that matter for one property.