Kirkwall Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Scotland, United Kingdom
Is Airbnb profitable in Kirkwall in 2025? Explore comprehensive Airbnb analytics for Kirkwall, Scotland, United Kingdom to uncover income potential. This 2025 STR market report for Kirkwall, based on AirROI data from April 2024 to March 2025, reveals key trends in the niche market of 120 active listings.
Whether you're considering an Airbnb investment in Kirkwall, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Kirkwall 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 Kirkwall Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Kirkwall (2025)
Understanding the monthly revenue variations for Airbnb listings in Kirkwall 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 Kirkwall is typically August, while January often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Kirkwall across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,536+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $3,440 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $2,492 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,603, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Kirkwall
Kirkwall Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Kirkwall 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 Kirkwall:
- Best-in-class properties (Top 10%) achieve 80%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 69% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 53%.
- Entry-level properties (Bottom 25%) average 38% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Kirkwall
Average Daily Rate (ADR) Airbnb Trends in Kirkwall (2025)
Effective short term rental pricing strategy in Kirkwall involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Kirkwall 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 $231+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $187 or more.
- Typical properties (Median) charge around $144 per night.
- Entry-level properties (Bottom 25%) earn around $115 per night.
Average Daily Rate (ADR) Trend by Month in Kirkwall
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Airbnb Seasonality Analysis & Trends in Kirkwall (2025)
Peak Season (August, July, June)
- Revenue averages $4,211 per month
- Occupancy rates average 77.4%
- Daily rates average $155
Shoulder Season
- Revenue averages $2,621 per month
- Occupancy maintains around 51.3%
- Daily rates hold near $156
Low Season (January, February, March)
- Revenue drops to average $1,287 per month
- Occupancy decreases to average 29.3%
- Daily rates adjust to average $164
Seasonality Insights for Kirkwall
- The Airbnb seasonality in Kirkwall 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 Kirkwall's highest earning potential, with monthly revenues capable of climbing to $4,332, occupancy reaching a high of 80.9%, and ADRs peaking at $171.
- 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 $1,193, occupancy could drop to 26.8%, and ADRs may adjust down to $148.
- 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 Kirkwall.
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 Kirkwall seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Kirkwall (2025)
Exploring the top neighborhoods for short-term rentals in Kirkwall? 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 |
|---|---|---|
| St. Magnus Cathedral | A historic cathedral dating back to the 12th century, it is a must-visit for anyone in Kirkwall, attracting tourists interested in history and architecture. | St. Magnus Cathedral, Orkney Museum, The Bishop's and Earl's Palaces |
| Orkney Museum | Located in the heart of Kirkwall, this museum offers insights into Orkney's rich heritage and attracts history enthusiasts. | Orkney Museum, Orkney's Viking History, Local Art Exhibitions |
| Harbour Area | The scenic harbour area is popular with visitors for its beautiful views and access to local shops and restaurants. | Kirkwall Harbour, Local Seafood Restaurants, Fishing Tours |
| High Street | The bustling high street of Kirkwall is perfect for shopping and dining, making it ideal for visitors wanting local experiences. | Local Shops, Cafes and Bistros, Art Galleries |
| Scapa Flow | The famous naval anchorage offers stunning views and historical significance, appealing to both tourists and those interested in maritime history. | Scapa Flow Visitor Centre, Scapa Flow Tours, World War II History |
| Orkney Distilling | Famous for producing local spirits, this distillery attracts both tourists and locals with its tastings and tours. | Local Gin Distillery, Tasting Sessions, Distillery Tours |
| Bishop's Palace | A historical site with beautiful architecture that tells the story of Orkney's bishops and is appealing to history buffs. | Historic Ruins, Guided Tours, Cultural Events |
| Holm of Grimbister | A serene and picturesque area perfect for nature lovers and those looking to escape the hustle of the town, appealing to tourists who enjoy the great outdoors. | Nature Walks, Wildlife Viewing, Scenic Views |
Understanding Airbnb License Requirements & STR Laws in Kirkwall (2025)
With 26% of listings showing registration in 2025, understanding potential Airbnb license requirements is crucial in Kirkwall. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Kirkwall to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 26% licensed listings)
Top Performing Airbnb Properties in Kirkwall (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Kirkwallbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
BLACKHALL 3-bedroom bungalow with hot-tub
Entire Place • 3 bedrooms
Nord House, Kirkwall Townhouse
Entire Place • 4 bedrooms
The Smiddy Kirkwall
Entire Place • 3 bedrooms
Secluded cottage by the Sea
Entire Place • 2 bedrooms
Castleyards Apartment 2 - Kirkwall
Entire Place • 2 bedrooms
Central Kirkwall Townhouse
Entire Place • 3 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Kirkwall (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Kirkwall 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 |
|---|---|---|---|---|
| Kerry And Tara | 13 | $341,207 | 612 | 4.91/5.0 |
| Allison | 11 | $280,346 | 200 | 4.46/5.0 |
| Hazel | 7 | $159,648 | 382 | 4.89/5.0 |
| Amanda | 3 | $133,645 | 233 | 4.90/5.0 |
| Robert | 3 | $104,760 | 190 | 4.98/5.0 |
| Kathleen | 1 | $95,780 | 102 | 5.00/5.0 |
| Sammy | 4 | $93,081 | 20 | 1.24/5.0 |
| Malcolm | 5 | $81,888 | 872 | 4.49/5.0 |
| Christine | 2 | $77,665 | 134 | 4.95/5.0 |
| Host #444029366 | 4 | $71,158 | 114 | 4.74/5.0 |
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 Kirkwall.
Dive Deeper: Advanced Kirkwall STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Kirkwall. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsKirkwall Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Kirkwall
- The Kirkwall Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 86.7% of the 120 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Kirkwall, House properties are the most common (58.3%), reflecting the local real estate landscape.
- Houses represent a significant 58.3% portion, catering likely to families or larger groups.
- Smaller segments like others, outdoor/unique, hotel/boutique (combined 4.2%) offer potential for unique stay experiences.
Kirkwall Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Kirkwall
- The dominant room capacity in Kirkwall is 2 bedrooms listings, making up 41.7% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 1 bedroom properties represent 68.4% of the active Airbnb listings in Kirkwall, indicating a high concentration in these sizes.
- A significant 20.8% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Kirkwall.
Kirkwall Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Kirkwall
- The most common guest capacity trend in Kirkwall vacation rentals is listings accommodating 4 guests (44.2%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Kirkwall STR market, accounting for 60.9% of listings.
- 17.6% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Kirkwall.
- On average, properties in Kirkwall are equipped to host 3.8 guests.
Kirkwall Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Kirkwall
- The most common availability pattern in Kirkwall falls within the 181-270 days range, representing 44.2% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 60.9% 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 Kirkwall (44.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 41.7% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Kirkwall Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
6 listings
5.3% of total
2 Nights
13 listings
11.4% of total
3 Nights
41 listings
36% of total
4-6 Nights
32 listings
28.1% of total
7-29 Nights
10 listings
8.8% of total
30+ Nights
12 listings
10.5% of total
Key Insights
- The most prevalent minimum stay requirement in Kirkwall is 3 Nights, adopted by 36% of listings. This highlights the market's preference for longer commitments.
- Very short stays (1-2 nights) are less common (16.7%), suggesting hosts prefer slightly longer bookings to optimize turnover.
- A significant segment (10.5%) caters to monthly stays (30+ nights) in Kirkwall, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 3 Nights minimum stay, as 36% of Kirkwall hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 5.3% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 10.5% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Kirkwall.
Kirkwall Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
24 listings
21.6% of total
Moderate
31 listings
27.9% of total
Firm
21 listings
18.9% of total
Strict
35 listings
31.5% of total
Cancellation Policy Insights for Kirkwall
- The prevailing Airbnb cancellation policy trend in Kirkwall is Strict, used by 31.5% of listings.
- A majority (50.4%) of hosts in Kirkwall 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 31.5% market standard in Kirkwall.
- With 31.5% using Strict terms, this is a viable option in Kirkwall, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Kirkwall.
Kirkwall STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Kirkwall
- The overall average booking lead time for vacation rentals in Kirkwall is 90 days.
- Guests book furthest in advance for stays during July (average 164 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 46 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (147 days avg.) sees the longest lead times, while Winter (71 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (90 days) as a baseline for your pricing and availability strategy in Kirkwall.
- For July stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 164 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 147 days) to capture early planners.
- Monitor your own booking lead times against these Kirkwall averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Kirkwall (2025)
Amenity Prevalence
Amenity Insights for Kirkwall
- Essential amenities in Kirkwall that guests expect include: Wifi, TV, Smoke alarm. Lacking these (any) could significantly impact bookings.
- Popular amenities like Kitchen, Heating, Essentials are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Kirkwall: Wifi, TV, Smoke alarm.
- Prioritize adding missing essentials: TV, Smoke alarm.
- Consider adding popular differentiators like Kitchen or Heating 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 Kirkwall to stay competitive.
Kirkwall Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Kirkwall
- The typical guest profile for Airbnb in Kirkwall consists of a mix of domestic (62%) and international guests, 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 61.8% of guests.
- Key international markets include United Kingdom (61.8%) and United States (14.5%).
- Top languages spoken are English (62.3%) followed by French (9.9%).
- 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 Scotland.
- 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 Kirkwall 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 |
|---|---|---|---|---|
| Insh | 14 | $4,473 | $289.96 | 63% |
| Nethy Bridge | 49 | $3,742 | $259.42 | 52% |
| Fochabers | 14 | $3,540 | $310.94 | 48% |
| Dulnain Bridge | 16 | $3,431 | $305.50 | 44% |
| Keiss | 14 | $3,312 | $211.80 | 52% |
| Aberlour | 22 | $3,306 | $192.86 | 58% |
| Aviemore | 220 | $3,235 | $251.04 | 50% |
| Craigellachie | 15 | $3,231 | $217.83 | 54% |
| Hopeman | 10 | $3,209 | $239.44 | 59% |
| Ballindalloch | 13 | $3,056 | $158.80 | 66% |