Kulai, Johor Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Kulai, Johor? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $6,114 per year — at a $100 nightly rate, 25.5% occupancy, and a $23 RevPAR that reflects a wider gap between nightly rates and realized revenue that rewards occupancy-focused strategies.
At 120 active listings, Kulai is a boutique market where selective demand that rewards strong listing quality and pricing strategy. Supply grew 287.1% over the past year, yet revenue and nightly rates both trended upward — a signal that traveler demand is outpacing new inventory rather than being diluted by it. For hosts, pricing power remains intact even as competition increases.
Regulation is low with minimal registration requirements, pointing to an operator-friendly environment. In a market this size, differentiated listings with strong reviews can capture outsized returns relative to the competition.
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What Are the Key Airbnb Metrics in Kulai?
In Kulai, the headline Airbnb metrics are $6,114 in average annual revenue,25.5% occupancy, $100 ADR, and $23 in RevPAR, and guests book about 22 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Kulai?
Understanding the monthly revenue variations for Airbnb listings in Kulai 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 Kulai is typically December, while April often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Kulai across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,524+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $918 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $524 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $260, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Kulai
What Is the Monthly Airbnb Occupancy Rate in Kulai?
Maximize your bookings by understanding the Kulai STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Junesees the highest demand (peak season occupancy), while March 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 Kulai:
- Best-in-class properties (Top 10%) achieve 59%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 39% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 23%.
- Entry-level properties (Bottom 25%) average 12% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Kulai
What Is the Average Airbnb Nightly Rate in Kulai?
Effective short term rental pricing strategy in Kulai involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Kulai typically peaks in February 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 $239+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $94 or more.
- Typical properties (Median) charge around $70 per night.
- Entry-level properties (Bottom 25%) earn around $52 per night.
Average Daily Rate (ADR) Trend by Month in Kulai
What Is the RevPAR for Airbnb in Kulai?
RevPAR in Kulai is currently $23. Because RevPAR combines nightly rates with realized occupancy, it is one of the cleanest ways to compare how efficiently listings turn demand into revenue across the market.
- Entry-level properties (Bottom 25%) see $9 RevPAR.
- Typical properties (Median) generate $19 RevPAR.
- Strong performers (Top 25%) earn $28 RevPAR.
- Best-in-class (Top 10%) achieve $41 RevPAR.
Average Monthly RevPAR Trend in Kulai
RevPAR Insights for Kulai
- The average RevPAR in Kulai is $23. This metric combines nightly rates with realized occupancy, making it one of the best single-number indicators of market efficiency.
- The gap between the top 10% ($41) and bottom 25% ($9) is $32, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Dec and bottoms out in Apr, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Kulai benchmarks. If your RevPAR falls below the median of $19, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $28+ RevPAR through a combination of competitive pricing, strong reviews, and strategic amenities. Target this tier through incremental improvements.
- Use RevPAR rather than revenue alone when comparing properties of different sizes — it normalizes for available nights and gives a more accurate picture of performance.
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When Is the Peak Season for Airbnb in Kulai?
Kulai's peak Airbnb season falls in December, January, June, while the softest stretch is April, May, September. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (December, January, June)
- Revenue averages $1,137 per month
- Occupancy rates average 31.3%
- Daily rates average $116
Shoulder Season
- Revenue averages $720 per month
- Occupancy maintains around 27.2%
- Daily rates hold near $107
Low Season (April, May, September)
- Revenue drops to average $581 per month
- Occupancy decreases to average 26.0%
- Daily rates adjust to average $95
Seasonality Insights for Kulai
- Airbnb seasonality in Kulai is pronounced. Revenue swings sharply between peak and low months, which means pricing strategy, minimum-stay settings, and cash reserves all need to account for extended slower periods.
- During the high season, the absolute peak month showcases Kulai's highest earning potential, with monthly revenues climbing to $1,373, occupancy reaching 32.5%, and ADRs peaking at $132.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $537, occupancy could drop to 19.6%, and ADRs may adjust to $93.
- Lower occupancy paired with meaningful seasonality means hosts in Kulai need to maximize every peak-season booking and seriously consider whether off-season pricing adjustments or minimum-stay changes can capture incremental revenue.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability and consider tightening cancellation policies to reduce last-minute gaps.
- Low Season: Offer competitive pricing, extended-stay discounts, and flexible cancellation policies. Target off-season travelers like remote workers, budget-conscious guests, and travelers with flexible schedules.
- Shoulder Seasons: Implement dynamic pricing that bridges peak and low rates. Target weekend travelers, local events, and business visitors. Slightly more flexible terms than peak season can help maintain occupancy without deep discounting.
- In a highly seasonal market like Kulai, building a cash reserve during the top months is essential for covering fixed costs during the slow period. Automated pricing tools can help capture demand shifts in real time.
Do You Need a License for Airbnb in Kulai?
Low regulation and minimal registration activity in Kulai, Johor, Malaysia point to an operator-friendly environment. That said, even low-regulation markets may have tax collection requirements, safety standards, or HOA rules that affect short-term rental operations. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Kulai to ensure full compliance before hosting.
(Source: AirROI data, 2026, finding no licensed listings among those analyzed)
What Are the Best Neighborhoods for Airbnb in Kulai?
Kulai is a smaller vacation rental market where a handful of neighborhoods drive most of the booking activity. Choosing the right area is especially important in boutique markets — there is less room for a mediocre location to succeed on volume alone. The areas below highlight where short-term rental demand is strongest and why.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Bandar Kulai | The central district of Kulai, it's a bustling area with easy access to shopping, dining, and local attractions. Ideal for business travelers and tourists looking for convenience. | Kulai Mall, Batu Pahat Mall, JPO (Johor Premium Outlets), Kulai Night Market, Kulai Wet Market |
| Senai | Close to the Senai International Airport, this area is perfect for travelers needing quick access to flights and has various accommodations for short-term stays. | Senai International Airport, Batu Pahat Golf Club, Senai Business Park, Skudai Common Green, Eco Garden |
| Robina | A rapidly growing suburb in Kulai, Robina offers modern amenities and is a peaceful residential area, appealing to families and longer-term visitors. | Robina Park, Robina Heritage Trail, Kulai Public Library, local cafes and restaurants |
| Kulai Industrial Area | This area attracts business travelers due to its proximity to many factories and industries, perfect for corporate stays. | Kulai Industrial Park, Taman Perindustrian Cemerlang, local eateries and hawker centers |
| Taman Puteri | A popular residential area that is well-connected to main roads, this locale provides easy access to other parts of Johor and has various attractive housing options. | Taman Puteri Playground, local shopping centers, community parks, restaurants |
| Jaya One | A vibrant area with many cafes, shops, and entertainment options, attracting young professionals and families looking for a lively neighborhood atmosphere. | Jaya One Shopping Mall, entertainment hubs, community events |
| Johor Premium Outlets (JPO) | An outlet shopping destination that attracts tourists and shoppers, making it a lucrative spot for short-term rentals close to shopping attractions. | Johor Premium Outlets, various dining options, shopping experiences, local markets |
| Kulai Heritage Center | Rich in cultural history, this area attracts guests interested in local traditions and history, offering a unique perspective on the region. | Kulai Heritage Center, local museums, cultural festivals |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Kulai offers diversification within a single market. Investors can tailor their strategy — from high-turnover tourist zones to quieter residential areas that attract longer stays and remote workers.
What Types of Properties Are on Airbnb in Kulai?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Kulai
- The Kulai Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 81.7% of the 120 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Kulai, House properties are the most common (50%), reflecting the local real estate landscape.
- Houses represent a significant 50% portion, catering likely to families or larger groups.
- The presence of 11.7% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like outdoor/unique, unique stays, others (combined 4.9%) offer potential for unique stay experiences.
Kulai Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Kulai
- The dominant room capacity in Kulai is 3 bedrooms listings, making up 29.2% of the market. This suggests a strong demand for properties suitable for families or small groups.
- Together, 3 bedrooms and 4 bedrooms properties represent 52.5% of the active Airbnb listings in Kulai, indicating a high concentration in these sizes.
- A significant 58.3% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Kulai.
Kulai Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Kulai
- The most common guest capacity trend in Kulai vacation rentals is listings accommodating 8+ guests (54.2%). This suggests the primary traveler segment is likely larger groups.
- Properties designed for 8+ guests and 6 guests dominate the Kulai STR market, accounting for 70.9% of listings.
- 75.9% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Kulai.
- On average, properties in Kulai are equipped to host 6.3 guests.
How Do Listings in Kulai Compare on Quality?
Listing quality in Kulai can be approximated through presentation depth, bedroom count, and how often hosts disclose exact locations. These signals show how professionally the local supply base is merchandised.
Listing Quality Insights for Kulai
- At 31.4 photos per listing on average, Kulai hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 45.0% of listings show their exact location. Lower disclosure rates can increase booking hesitation — guests want to know exactly where they are staying.
Recommendations for Hosts
- Enable exact location if possible — it removes a common source of guest uncertainty and can improve your listing's position in map-based searches.
- Use these quality indicators as a self-audit checklist. Listings that exceed the Kulai averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Kulai?
Amenity Prevalence
Amenity Insights for Kulai
- Essential amenities in Kulai that guests expect include: Air conditioning, Wifi. Lacking these (any) could significantly impact bookings.
- Popular amenities like TV, Free parking on premises, Washer are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Kulai: Air conditioning, Wifi.
- Prioritize adding missing essentials: Air conditioning, Wifi.
- Consider adding popular differentiators like TV or Free parking on premises 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 Kulai to stay competitive.
Which Airbnb Amenities Boost Revenue in Kulai?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Kulai, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Kitchen | 77.5% | $7,323 | $1,949 | 275.7% |
OvenHigh opportunity | 5.0% | $14,965 | $5,648 | 165.0% |
Ethernet connectionHigh opportunity | 6.7% | $12,376 | $5,666 | 118.4% |
Pool tableHigh opportunity | 8.3% | $11,359 | $5,637 | 101.5% |
Bathtub | 10.0% | $11,112 | $5,558 | 99.9% |
Hair dryer | 77.5% | $6,882 | $3,467 | 98.5% |
Hot water | 66.7% | $7,285 | $3,770 | 93.2% |
Board games | 10.0% | $10,784 | $5,595 | 92.8% |
Refrigerator | 73.3% | $6,985 | $3,716 | 88.0% |
Sound system | 8.3% | $10,390 | $5,725 | 81.5% |
Revenue Impact Insights for Kulai
- Kitchen tops the revenue impact list with a 275.7% uplift — listings with this amenity earn $7,323 vs. $1,949 without it.
- High-opportunity amenities — Oven, Ethernet connection, Pool table — combine revenue uplift above 100% with prevalence under 10%, meaning most competitors haven't adopted them yet.
Recommendations for Hosts
- Prioritize adding Oven — it has the best combination of high revenue impact and low market saturation in Kulai.
- Focus your upgrade budget on amenities in the top half of this table. Below-median amenities may improve guest experience but contribute less to revenue growth.
- Highlight revenue-impacting amenities prominently in your listing title, photos, and description — guests can't value what they don't notice.
Dive Deeper: Advanced Kulai STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Kulai. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsKulai Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Kulai
- The typical guest profile for Airbnb in Kulai consists of a mix of domestic (59%) and international guests, often arriving from nearby Kuala Lumpur, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Malay.
- Domestic travelers account for 58.9% of guests.
- Key international markets include Malaysia (58.9%) and Singapore (35.9%).
- Top languages spoken are English (42.3%) followed by Malay (25.5%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Balance marketing efforts between domestic and international channels based on the guest mix.
- 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.
What Are Airbnb Guest Ratings in Kulai?
Listings in Kulai average 4.66 out of 5 overall, with about 23.3 reviews per active listing and 9.2% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Kulai
- An average rating of 4.66 places Kulai in solid territory. Most guests leave satisfied, though there is room for hosts to push toward the top tier.
- The strongest subcategory is Communication (4.78), while Value (4.6) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 9.2% of listings carry the Guest Favorite badge, a strong trust signal that can meaningfully lift click-through and booking rates.
Recommendations for Hosts
- Focus improvement efforts on Cleanliness — even small gains in the weakest subcategory can lift overall ratings and search ranking.
- Encourage guests to leave reviews after checkout. Listings with more reviews rank higher in search results and convert browsers into bookers more effectively.
- With only 9.2% of listings earning Guest Favorite status, hosts who consistently exceed expectations have a clear competitive advantage.
Kulai Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Kulai
- The most common availability pattern in Kulai falls within the 271-366 days range, representing 69.2% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 95.0% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 31-90 days range is most frequent in Kulai (39.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 5.0% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
How Far in Advance Do Guests Book Airbnb in Kulai?
Average Booking Lead Time by Month
Booking Lead Time Insights for Kulai
- The overall average booking lead time for vacation rentals in Kulai is 22 days.
- Guests book furthest in advance for stays during February (average 44 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 14 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (34 days avg.) sees the longest lead times, while Summer (16 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (22 days) as a baseline for your pricing and availability strategy in Kulai.
- For February stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 44 days out to capitalize on advance planning.
- During August, focus on last-minute booking availability and promotions, as guests book with very short notice (14 days avg.).
- Target marketing efforts for the Winter season well in advance (at least 34 days) to capture early planners.
- Monitor your own booking lead times against these Kulai averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Kulai?
Guests in Kulai stay about 3.5 nights on average, generating roughly 1,876 reservations and 15.8 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 12:00 PM.
Monthly Length of Stay in Kulai
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Kulai
- A mid-range stay length points to leisure-driven demand — weekend getaways and short vacations. Hosts should optimize for quick turnover efficiency while keeping the guest experience smooth.
- 15.8 bookings per listing is a manageable pace that balances revenue with operational overhead.
- Stay lengths peak in Nov (4.5 nights) and shorten in Dec (2.5 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- With shorter average stays, focus on streamlining turnover. Self-check-in, reliable cleaning crews, and pre-staged amenities can reduce per-booking operational costs.
- Set your check-in time to match or beat the market standard of 3:00 PM. Offering early check-in flexibility can be a low-cost differentiator.
- Monitor length-of-stay seasonality to adjust minimum-night requirements — longer minimums during peak periods maximize revenue while shorter minimums fill gaps in shoulder seasons.
Kulai Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
112 listings
93.3% of total
2 Nights
2 listings
1.7% of total
4-6 Nights
3 listings
2.5% of total
30+ Nights
3 listings
2.5% of total
Key Insights
- The most prevalent minimum stay requirement in Kulai is 1 Night, adopted by 93.3% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (95.0%) of the Kulai Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
- Dedicated monthly rentals (30+ nights) represent a small niche (2.5%), possibly an untapped area for hosts.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 93.3% of Kulai hosts use this setting.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Kulai.
Kulai Airbnb Cancellation Policy Trends Analysis (2026)
Limited
1 listings
0.8% of total
Flexible
25 listings
21% of total
Moderate
66 listings
55.5% of total
Firm
20 listings
16.8% of total
Strict
7 listings
5.9% of total
Cancellation Policy Insights for Kulai
- The prevailing Airbnb cancellation policy trend in Kulai is Moderate, used by 55.5% of listings.
- The market strongly favors guest-friendly terms, with 76.5% of listings offering Flexible or Moderate policies. This suggests guests in Kulai may expect booking flexibility.
- Strict cancellation policies are quite rare (5.9%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Moderate policy to align with the 55.5% market standard in Kulai.
- Using a Strict policy might deter some guests, as only 5.9% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Kulai.
How Much Are Airbnb Cleaning Fees in Kulai?
Cleaning fees in Kulai are meaningful operating levers, not just pass-through charges. What matters most is how often hosts charge them, how high they run relative to market norms, and how large a share of gross revenue they consume.
Cleaning Fee Insights for Kulai
- About 68.3% of Kulai listings charge a cleaning fee — a mixed market where some hosts absorb the cost into nightly rates while others break it out.
- The gap between the average ($914) and median ($22) cleaning fee indicates some high-end properties are pulling the average up considerably.
- Cleaning fees represent 5.8% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Kulai median of $22. Fees significantly above market norms can deter bookings, especially for shorter stays.
- Monitor competitor cleaning fees regularly. Airbnb's search algorithm factors in total price, so a well-calibrated cleaning fee can improve your listing's ranking.
What Do the Top Airbnb Listings in Kulai Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Kulaibased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
CubeStay Resort Villa, Cube on Hill
Entire Place • 4 bedrooms
Euphony 17 Senai Swimming pool / Birthday / KTV /
Entire Place • 4 bedrooms
johor kulai apt 4R 16pax near ioimall airport JPO
Entire Place • 4 bedrooms
Euphony18 @ Senai: Wedding / Birthday / KTV / BBQ
Entire Place • 4 bedrooms
CosyCityHub#3MIN(AEON)(JPO)(MIDDLE KULAI)(15pax)
Entire Place • 4 bedrooms
senai golf club big resort jpo 5room 20
Entire Place • 5 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Who Are the Top Airbnb Hosts in Kulai?
Learn from the best! This table showcases top-performing Airbnb hosts in Kulai 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 |
|---|---|---|---|---|
| Miranda | 37 | $245,980 | 667 | 4.65/5.0 |
| Sky | 2 | $59,849 | 49 | 5.00/5.0 |
| CubeStay | 1 | $31,421 | 39 | 4.85/5.0 |
| Three Leaf | 7 | $24,995 | 91 | 4.34/5.0 |
| Joyous | 2 | $24,305 | 3 | Not Rated |
| Asr Homes | 2 | $21,107 | 34 | 3.67/5.0 |
| Centre Home | 2 | $18,945 | 63 | 4.94/5.0 |
| Hebat Homestay | 2 | $18,573 | 219 | 4.83/5.0 |
| Li Chi | 3 | $17,170 | 64 | 4.90/5.0 |
| Vivon | 1 | $15,188 | 25 | 4.64/5.0 |
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 Kulai.
Who Are the Airbnb Hosts in Kulai?
Kulai has a relatively balanced host base.
Host Profile Insights for Kulai
- Only 17.5% of hosts hold Superhost status, suggesting a relatively young or casual market where quality improvements can pay outsized dividends.
- 6.7% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 75.0% of listings use Airbnb's simplified pricing (host-only fee), where the host pays the entire platform service fee and the guest sees one all-in price with no separate Airbnb service charge. High adoption signals a professional, PMS-connected host base — Airbnb mandates simplified pricing for software-connected listings.
Recommendations for Hosts
- Earning Superhost status can significantly improve search ranking and guest trust. Focus on maintaining high response rates, low cancellations, and strong reviews.
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 56.7% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Kulai averages regularly and adjust your hosting strategy based on what top performers do differently.
How Does Kulai's Airbnb Market Compare to Nearby Cities?
How does the Kulai 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.
Compared with Johor Bahru, Kulai has 3 percentage points lower occupancy and about $16 higher ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Ulu Tiram | 10 | $1,480 | $232.01 | 21% |
| Kuala Sungai Baru | 13 | $1,171 | $164.46 | 21% |
| Pulau Sebang | 89 | $914 | $208.45 | 19% |
| Singapore | 933 | $909 | $183.34 | 27% |
| Alor Gajah | 95 | $703 | $152.60 | 18% |
| Jasin | 40 | $624 | $127.45 | 18% |
| Johor Bahru | 4,446 | $582 | $83.42 | 28% |
| Malacca | 375 | $565 | $97.87 | 24% |
| Melaka | 30 | $554 | $117.69 | 18% |
| Hang Tuah Jaya Municipal Council | 58 | $542 | $126.73 | 18% |
Frequently Asked Questions About Airbnb in Kulai
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Kulai.
How much do Airbnb hosts make in Kulai?
Kulai hosts earn about $6,114 per year on average, with an average nightly rate of $100 and RevPAR of $23. Those figures describe the typical revenue environment for active listings in Kulai, Johor, not the ceiling for the best operators. Source: AirROI 2026 data, Kulai market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Kulai?
The average Airbnb occupancy rate in Kulai is 25.5%. December is the strongest month and April is the softest, so hosts should expect demand to move meaningfully throughout the year rather than stay flat.
What is the average Airbnb daily rate in Kulai?
Listings in Kulai average $100 per night. The broader pricing spread also matters: lower-performing listings cluster closer to the lower quartiles, while premium homes can price materially above the city average when demand spikes or listing quality stands out.
How many Airbnb listings are active in Kulai?
Kulai currently has about 120 active Airbnb listings in AirROI's market dataset. That supply count helps explain how competitive the market is, how much depth there is for benchmarking, and whether the market behaves like a niche destination or a scaled urban market.
How strict are short-term rental regulations in Kulai?
AirROI currently classifies the short-term rental regulation level in Kulai as Low. The dataset also shows about 0.0% of listings with registration evidence. That is a market signal, not legal advice, so hosts should still confirm current licensing and compliance rules locally before listing.
What is the RevPAR for Airbnb in Kulai?
RevPAR in Kulai is about $23. That metric combines pricing and occupancy into one efficiency number, so it is often a better quick benchmark than ADR alone when investors want to compare how well listings convert nightly rates into realized revenue.
Is Airbnb profitable in Kulai?
Occupancy of 25.5% means Kulai is a more selective market. Profitability is achievable but requires careful cost management, premium positioning, or targeting longer stays to reduce turnover. Average annual revenue is $6,114, but individual returns depend on property type, location within the city, and the host's operating efficiency.
How far in advance do guests book Airbnb in Kulai?
The average booking lead time in Kulai is about 22 days — a moderate lead time that gives hosts planning visibility while still benefiting from last-minute bookings. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Kulai?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Kulai include Bandar Kulai, Senai, Robina. Each area attracts different guest profiles — from business travelers to leisure visitors — so the best location depends on the property type and target audience a host is aiming for. See the full neighborhood breakdown above.
What type of property performs best on Airbnb in Kulai?
entire_home listings make up 81.7% of the active supply in Kulai. The most common configuration does not always mean the most profitable — operators who identify underserved property types or bedroom counts can sometimes outperform the market average by filling a gap in local supply.
How does Kulai compare to nearby Airbnb markets?
Among neighboring markets, Ulu Tiram posts $17,765 in average annual revenue with 21.3% occupancy, compared to Kulai's $6,114 and 25.5%. Comparing nearby markets helps investors understand whether a destination's performance reflects local demand or broader regional trends.
What is the average length of stay in Kulai?
The average Airbnb stay length in Kulai is about 3.5 nights. That matters for turnover, cleaning operations, and pricing strategy because shorter stays increase changeovers while longer stays can smooth occupancy and reduce operational friction.
What is the average Airbnb guest rating in Kulai?
Airbnb listings in Kulai average 4.66 out of 5 overall. About 9.2% of listings carry the guest favorite badge, which suggests a meaningful share of inventory is competing on review quality rather than price alone.
Which amenities boost Airbnb revenue in Kulai?
Kitchen and Oven are among the strongest revenue-linked amenities in Kulai. In AirROI's latest dataset, listings with these amenities outperform those without on average revenue, which makes amenities analysis useful for prioritizing investment and listing upgrades.
Do Airbnb hosts charge cleaning fees in Kulai?
Yes. About 68.3% of active Airbnb listings in Kulai charge a cleaning fee, and the average fee is $914. The more important operating benchmark is how much of gross revenue that fee consumes, not just the absolute dollar amount.
What percentage of Airbnb hosts are Superhosts in Kulai?
Only 17.5% of hosts hold Superhost status, suggesting the market has a large share of newer or less active operators — an opportunity for committed hosts to stand out.
About AirROI Market Data
AirROI tracks over 20 million properties across 190+ countries and maintains 15+ years of historical performance data, making it one of the deepest Airbnb and STR intelligence platforms available. The analytics pipeline aggregates listing-level data monthly — revenue, occupancy, nightly rates, RevPAR, guest demographics, booking patterns, and competitive supply — so investors and operators can benchmark any market against its own history and against neighboring destinations.
Real estate investors, property managers, financial institutions, hedge funds, tourism boards, hospitality consultants, tech platforms, and academic researchers rely on AirROI data to underwrite acquisitions, optimize pricing, model macro trends, and conduct peer-reviewed research. Data is available through in-depth market reports like this one and the Airbnb API with 22 endpoints and an Airbnb MCP Server for AI agents.
AirROI proprietary analytics as of 2026-03-31. Metrics reflect trailing twelve-month aggregates from active listings. Revenue figures are market averages, not projections. Neighborhood descriptions are AI-generated and reviewed for accuracy. For full methodology, see the data methodology page.