Eton Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in England, United Kingdom
Is Airbnb profitable in Eton in 2025? Explore comprehensive Airbnb analytics for Eton, England, United Kingdom to uncover income potential. This 2025 STR market report for Eton, based on AirROI data from April 2024 to March 2025, reveals key trends in the niche market of 28 active listings.
Whether you're considering an Airbnb investment in Eton, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Eton 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 Eton Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Eton (2025)
Understanding the monthly revenue variations for Airbnb listings in Eton 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 Eton is typically June, while February often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Eton across different performance tiers:
- Best-in-class properties (Top 10%) achieve $8,254+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $5,997 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $3,589 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,866, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Eton
Eton Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Eton STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Julysees 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 Eton:
- Best-in-class properties (Top 10%) achieve 81%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 67% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 48%.
- Entry-level properties (Bottom 25%) average 27% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Eton
Average Daily Rate (ADR) Airbnb Trends in Eton (2025)
Effective short term rental pricing strategy in Eton involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Eton typically peaks in December and dips lowest during April. 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 $428+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $321 or more.
- Typical properties (Median) charge around $242 per night.
- Entry-level properties (Bottom 25%) earn around $147 per night.
Average Daily Rate (ADR) Trend by Month in Eton
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Airbnb Seasonality Analysis & Trends in Eton (2025)
Peak Season (June, July, May)
- Revenue averages $5,619 per month
- Occupancy rates average 55.7%
- Daily rates average $273
Shoulder Season
- Revenue averages $4,283 per month
- Occupancy maintains around 48.6%
- Daily rates hold near $270
Low Season (January, February, March)
- Revenue drops to average $2,678 per month
- Occupancy decreases to average 40.4%
- Daily rates adjust to average $263
Seasonality Insights for Eton
- The Airbnb seasonality in Eton 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 Eton's highest earning potential, with monthly revenues capable of climbing to $5,866, occupancy reaching a high of 63.2%, and ADRs peaking at $295.
- 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 $2,496, occupancy could drop to 35.7%, and ADRs may adjust down to $253.
- 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 Eton.
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 Eton seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Eton (2025)
Exploring the top neighborhoods for short-term rentals in Eton? 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 |
|---|---|---|
| Eton High Street | The heart of Eton, lined with shops, cafes, and restaurants. It's a popular spot for tourists visiting Eton College and enjoying the vibrant atmosphere. | Eton College, Eton High Street shops, The Union Inn, Crooked Tea House, Berkshire Village |
| Eton College | A historic institution that attracts many visitors. Hosting an Airbnb nearby can attract families and visitors to the college. | Eton College grounds, School Yard, College Chapel, Museum of Eton Life, The Long Walk |
| The River Thames | Scenic riverside location ideal for walking and boating. Popular among tourists for its picturesque views and leisure activities. | Thames Path, Barge Walk, Windsor Bridge, Queen's Walk, Eton Rowing Centre |
| Windsor Castle | Adjacent to Eton, Windsor Castle is a major tourist attraction. Perfect for Airbnb hosts due to the influx of visitors year-round. | Windsor Castle, Queen Mary's Dolls' House, St. George's Chapel, Windsor Great Park, Changing of the Guard |
| Windsor Great Park | A vast, beautiful park offering green spaces and recreational activities. Guests enjoying nature and outdoor activities frequent here. | The Long Walk, Duchess of Cambridge's Garden, The Virginia Water Lake, The Crown Estate, Savill Garden |
| Eton Dorney | Known for the Dorney Lake which hosts events and is popular for rowing. Attracts sports enthusiasts and visitors during events. | Dorney Lake, Eton Dorney rowing events, Wildlife walking trails, The Thatched House, Eton Dorney village |
| Eton Wick | A quaint village setting close to Eton, offering a quieter experience with access to nature and local charm. | Eton Wick Village Green, The Old Bell, Eton Wick Church, Thames footpaths, Local pubs and bistros |
| Berkshire countryside | Attracts those looking for a rural escape while being close to Eton and Windsor. Great for nature lovers and families. | Ascot Racecourse, Royal Windsor Racecourse, Berkshire hiking trails, Local farms, Charming villages nearby |
Understanding Airbnb License Requirements & STR Laws in Eton (2025)
While Eton, England, United Kingdom 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 Eton to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Eton (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Etonbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Stunning, CastleView, Riverside, Modern Townhouse
Entire Place • 4 bedrooms
FAMILY FRIENDLY ESCAPE IN ETON ❤ COUNTRYSIDE VIEWS
Entire Place • 4 bedrooms
Eton Townhouse - Central - Castle Views - Parking.
Entire Place • 5 bedrooms
Radiant Penthouse on the Banks of the Thames
Entire Place • 3 bedrooms
Design-Led-2xSuper-King Bed-2xEnsuites W Parking
Entire Place • 2 bedrooms
Hampden Apartments - The Louis
Entire Place • 1 bedroom
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Eton (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Eton 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 |
|---|---|---|---|---|
| Tempstay | 3 | $178,829 | 135 | 4.74/5.0 |
| Tim | 4 | $163,715 | 155 | 4.84/5.0 |
| Demetri | 1 | $101,590 | 67 | 4.99/5.0 |
| Nest Nine | 1 | $86,597 | 72 | 4.90/5.0 |
| Gordon-Pass The Keys | 1 | $83,578 | 85 | 4.91/5.0 |
| Nest | 1 | $70,302 | 58 | 4.98/5.0 |
| Jeremy | 1 | $62,948 | 94 | 4.94/5.0 |
| Alex | 4 | $53,773 | 90 | 4.86/5.0 |
| Becki Ryan | 1 | $47,366 | 22 | 4.91/5.0 |
| Max | 1 | $46,209 | 41 | 4.76/5.0 |
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 Eton.
Dive Deeper: Advanced Eton STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Eton. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsEton Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Eton
- The Eton Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 96.4% of the 28 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Eton, Apartment/Condo properties are the most common (53.6%), reflecting the local real estate landscape.
- Houses represent a significant 39.3% portion, catering likely to families or larger groups.
- Smaller segments like outdoor/unique, hotel/boutique (combined 7.2%) offer potential for unique stay experiences.
Eton Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Eton
- The dominant room capacity in Eton is 2 bedrooms listings, making up 42.9% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 1 bedroom properties represent 78.6% of the active Airbnb listings in Eton, indicating a high concentration in these sizes.
- A significant 21.4% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Eton.
Eton Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Eton
- The most common guest capacity trend in Eton vacation rentals is listings accommodating 4 guests (35.7%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 6 guests dominate the Eton STR market, accounting for 57.1% of listings.
- 35.6% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Eton.
- On average, properties in Eton are equipped to host 4.4 guests.
Eton Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Eton
- The most common availability pattern in Eton falls within the 181-270 days range, representing 42.9% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 67.9% 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 Eton (39.3%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 35.7% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Eton Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
3 listings
12% of total
2 Nights
9 listings
36% of total
3 Nights
1 listings
4% of total
4-6 Nights
1 listings
4% of total
7-29 Nights
5 listings
20% of total
30+ Nights
6 listings
24% of total
Key Insights
- The most prevalent minimum stay requirement in Eton is 2 Nights, adopted by 36% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (24%) caters to monthly stays (30+ nights) in Eton, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 36% of Eton hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 12% currently do.
- A 2-night minimum appears standard (36%). Consider this for weekends or peak periods.
- Explore offering discounts for stays of 30+ nights to attract the 24% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Eton.
Eton Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
1 listings
4% of total
Moderate
9 listings
36% of total
Firm
7 listings
28% of total
Strict
8 listings
32% of total
Cancellation Policy Insights for Eton
- The prevailing Airbnb cancellation policy trend in Eton is Moderate, used by 36% of listings.
- A majority (60.0%) of hosts in Eton utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Moderate policy to align with the 36% market standard in Eton.
- With 32% using Strict terms, this is a viable option in Eton, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Eton.
Eton STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Eton
- The overall average booking lead time for vacation rentals in Eton is 66 days.
- Guests book furthest in advance for stays during June (average 138 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in March (average 36 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (102 days avg.) sees the longest lead times, while Winter (44 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (66 days) as a baseline for your pricing and availability strategy in Eton.
- For June stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 138 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 102 days) to capture early planners.
- Monitor your own booking lead times against these Eton averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Eton (2025)
Amenity Prevalence
Amenity Insights for Eton
- Essential amenities in Eton that guests expect include: Heating, TV, Iron, Wifi, Carbon monoxide alarm, Hair dryer, Kitchen, Essentials, Hangers, Hot water. Lacking these (any) could significantly impact bookings.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Eton: Heating, TV, Iron, Wifi, Carbon monoxide alarm, Hair dryer, Kitchen, Essentials, Hangers, Hot water.
- Prioritize adding missing essentials: Carbon monoxide alarm, Hair dryer, Kitchen, Essentials, Hangers, Hot water.
- 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 Eton to stay competitive.
Eton Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Eton
- The typical guest profile for Airbnb in Eton consists of a mix of domestic (61%) and international guests, often arriving from nearby England, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or German.
- Domestic travelers account for 60.5% of guests.
- Key international markets include United Kingdom (60.5%) and United States (17.8%).
- Top languages spoken are English (65.9%) followed by German (5.2%).
- 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 Eton 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 |
|---|---|---|---|---|
| Dorney | 12 | $8,335 | $622.48 | 45% |
| Lambourn | 11 | $6,081 | $669.47 | 28% |
| City of Westminster | 1,327 | $6,043 | $486.66 | 52% |
| Wraysbury | 14 | $4,719 | $396.18 | 46% |
| Old Windsor | 22 | $4,655 | $347.12 | 54% |
| Dinton | 11 | $4,637 | $242.16 | 58% |
| Flore | 10 | $4,534 | $347.03 | 40% |
| Kintbury | 12 | $4,015 | $250.13 | 54% |
| Nettlestone | 26 | $3,980 | $391.99 | 42% |
| Cotswold District | 1,829 | $3,905 | $362.83 | 44% |