Kota Kinabalu, Sabah Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Kota Kinabalu, Sabah? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $7,246 per year — at a $83 nightly rate, 30.8% occupancy, and a $25 RevPAR that reflects a wider gap between nightly rates and realized revenue that rewards occupancy-focused strategies.
With 1,547 active listings and selective demand that rewards strong listing quality and pricing strategy, Kota Kinabalu is an established vacation rental market. Supply grew 158.3% 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. The data points to a market where fundamentals reward execution — the right property, priced well, in the right neighborhood still outperforms.
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What Are the Key Airbnb Metrics in Kota Kinabalu?
In Kota Kinabalu, the headline Airbnb metrics are $7,246 in average annual revenue,30.8% occupancy, $83 ADR, and $25 in RevPAR, and guests book about 28 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Kota Kinabalu?
Understanding the monthly revenue variations for Airbnb listings in Kota Kinabalu 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 Kota Kinabalu is typically August, while March often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Kota Kinabalu across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,764+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $1,138 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $600 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $274, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Kota Kinabalu
What Is the Monthly Airbnb Occupancy Rate in Kota Kinabalu?
Maximize your bookings by understanding the Kota Kinabalu STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees 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 Kota Kinabalu:
- Best-in-class properties (Top 10%) achieve 71%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 50% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 28%.
- Entry-level properties (Bottom 25%) average 14% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Kota Kinabalu
What Is the Average Airbnb Nightly Rate in Kota Kinabalu?
Effective short term rental pricing strategy in Kota Kinabalu involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Kota Kinabalu 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 $137+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $90 or more.
- Typical properties (Median) charge around $64 per night.
- Entry-level properties (Bottom 25%) earn around $48 per night.
Average Daily Rate (ADR) Trend by Month in Kota Kinabalu
What Is the RevPAR for Airbnb in Kota Kinabalu?
RevPAR in Kota Kinabalu is currently $25. 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 $11 RevPAR.
- Typical properties (Median) generate $19 RevPAR.
- Strong performers (Top 25%) earn $32 RevPAR.
- Best-in-class (Top 10%) achieve $48 RevPAR.
Average Monthly RevPAR Trend in Kota Kinabalu
RevPAR Insights for Kota Kinabalu
- The average RevPAR in Kota Kinabalu is $25. 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% ($48) and bottom 25% ($11) is $38, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Aug and bottoms out in Mar, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Kota Kinabalu 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 $32+ 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 Kota Kinabalu?
Kota Kinabalu's peak Airbnb season falls in August, July, December, while the softest stretch is January, March, November. Overall, the market shows moderate seasonality with distinct peak and low periods, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (August, July, December)
- Revenue averages $1,085 per month
- Occupancy rates average 42.3%
- Daily rates average $82
Shoulder Season
- Revenue averages $789 per month
- Occupancy maintains around 33.1%
- Daily rates hold near $81
Low Season (January, March, November)
- Revenue drops to average $638 per month
- Occupancy decreases to average 27.7%
- Daily rates adjust to average $82
Seasonality Insights for Kota Kinabalu
- The Airbnb seasonality pattern in Kota Kinabalu shows moderate seasonality with distinct peak and low periods. While the sections above show seasonal averages, it is also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Kota Kinabalu's highest earning potential, with monthly revenues climbing to $1,170, occupancy reaching 45.9%, and ADRs peaking at $86.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $606, occupancy could drop to 25.7%, and ADRs may adjust to $77.
- Lower occupancy paired with meaningful seasonality means hosts in Kota Kinabalu 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.
- Regularly analyze your own performance against these Kota Kinabalu seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Do You Need a License for Airbnb in Kota Kinabalu?
Kota Kinabalu, Sabah, Malaysia currently shows a low regulation profile despite having 1,547 active listings. Larger markets with light regulation can attract new supply quickly, but that also means regulatory frameworks may evolve as local governments respond to growth — staying informed protects your investment. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Kota Kinabalu to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 0% licensed listings)
What Are the Best Neighborhoods for Airbnb in Kota Kinabalu?
Kota Kinabalu is a large short-term rental market, and performance varies significantly by location within the city. The neighborhoods below are among the most active areas for Airbnb hosts — each with distinct guest demographics, demand drivers, and local attractions. Use this as a starting point for neighborhood-level investment analysis in Kota Kinabalu, Sabah.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Tanjung Aru | Famous for its beautiful sunsets and beach, Tanjung Aru is a favorite among tourists and locals alike. This area attracts visitors looking for beach activities and laid-back vibes. | Tanjung Aru Beach, Tanjung Aru Sunset |
| City Centre (Bandar Kota Kinabalu) | The vibrant heart of Kota Kinabalu, this area is bustling with shops, restaurants, and nightlife. Perfect for travelers wanting to be close to everything. | Gaya Street Sunday Market, Filipino Market, Sutera Harbour Golf & Country Club, Signal Hill Observatory Platform |
| Likas | Known for its scenic views and the Likas Bay, this area is popular for its proximity to nature and local attractions, offering a peaceful experience with great views. | Likas Bay, Likas Wetlands Park, The Istana, Kota Kinabalu City Mosque |
| Kundasang | Located in the foothills of Mount Kinabalu, Kundasang is famous for its cool climate and breathtaking views. Ideal for nature lovers and hikers. | Mount Kinabalu National Park, Kundasang War Memorial, Desa Dairy Farm |
| Jesselton Point | The gateway to nearby islands, Jesselton Point is vital for access to adventure tours and island hopping, making it popular among tourists. | Tunku Abdul Rahman Marine Park, Island Hopping Tours, Jesselton Point Ferry Terminal |
| Kota Kinabalu Waterfront | This area boasts a lovely promenade along the coast, filled with eateries and entertainment options, ideal for leisurely strolls and dining experiences. | Kota Kinabalu Waterfront, Giant Waterlily Pond, Seafood restaurants, Night markets |
| Menggatal | A developing area with local flavor, Menggatal offers a more authentic experience of Sabah away from tourist spots, with local markets and eateries. | Local night markets, Sabah International Convention Centre |
| Karambunai | Known for luxurious resorts and serene beaches, Karambunai attracts those looking for a premium and tranquil holiday experience. | Nexus Resort Karambunai, Karambunai Beach, Golf resorts |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Kota Kinabalu 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 Kota Kinabalu?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Kota Kinabalu
- The Kota Kinabalu Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 91.9% of the 1,547 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Kota Kinabalu, Apartment/Condo properties are the most common (90.3%), reflecting the local real estate landscape.
- The presence of 5.6% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like house, others (combined 4.1%) offer potential for unique stay experiences.
Kota Kinabalu Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Kota Kinabalu
- The dominant room capacity in Kota Kinabalu is 2 bedrooms listings, making up 46.9% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 1 bedroom properties represent 74.7% of the active Airbnb listings in Kota Kinabalu, indicating a high concentration in these sizes.
Kota Kinabalu Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Kota Kinabalu
- The most common guest capacity trend in Kota Kinabalu vacation rentals is listings accommodating 4 guests (25.9%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 5 guests dominate the Kota Kinabalu STR market, accounting for 45.6% of listings.
- 32.7% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Kota Kinabalu.
- On average, properties in Kota Kinabalu are equipped to host 4.8 guests.
How Do Listings in Kota Kinabalu Compare on Quality?
Listing quality in Kota Kinabalu 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 Kota Kinabalu
- At 27.8 photos per listing on average, Kota Kinabalu hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 32.0% 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 Kota Kinabalu averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Kota Kinabalu?
Amenity Prevalence
Amenity Insights for Kota Kinabalu
- Essential amenities in Kota Kinabalu that guests expect include: Wifi, Air conditioning, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Hair dryer, Iron, Kitchen are common but not universal. Offering these can provide a competitive edge.
- A pool is a highly desired but not standard amenity, making it a key feature for attracting guests seeking leisure in Kota Kinabalu.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Kota Kinabalu: Wifi, Air conditioning, TV.
- Prioritize adding missing essentials: Wifi, Air conditioning, TV.
- Consider adding popular differentiators like Hair dryer or Iron 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 Kota Kinabalu to stay competitive.
Which Airbnb Amenities Boost Revenue in Kota Kinabalu?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Kota Kinabalu, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Kitchen | 85.8% | $8,150 | $1,791 | 355.1% |
Dishes and silverware | 76.1% | $8,317 | $3,838 | 116.7% |
Pool | 79.3% | $8,117 | $3,907 | 107.8% |
Refrigerator | 75.6% | $8,259 | $4,101 | 101.4% |
Outlet covers | 0.6% | $14,199 | $7,201 | 97.2% |
Hair dryer | 88.9% | $7,655 | $3,952 | 93.7% |
Hot water | 80.3% | $7,971 | $4,295 | 85.6% |
Washer | 58.6% | $8,941 | $4,850 | 84.3% |
Barbecue utensils | 0.8% | $13,121 | $7,196 | 82.3% |
Children’s dinnerware | 3.0% | $12,847 | $7,071 | 81.7% |
Revenue Impact Insights for Kota Kinabalu
- Kitchen tops the revenue impact list with a 355.1% uplift — listings with this amenity earn $8,150 vs. $1,791 without it.
- Kitchen, Hair dryer, Hot water — while widespread — still correlate with meaningful revenue gains, making them table stakes rather than true differentiators.
Recommendations for Hosts
- 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 Kota Kinabalu STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Kota Kinabalu. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsKota Kinabalu Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Kota Kinabalu
- The typical guest profile for Airbnb in Kota Kinabalu consists of a mix of domestic (46%) and international guests, with top international origins including China, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Malay.
- Domestic travelers account for 46.0% of guests.
- Key international markets include Malaysia (46%) and China (17.1%).
- Top languages spoken are English (41.2%) followed by Malay (25.1%).
- 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 Kota Kinabalu?
Listings in Kota Kinabalu average 4.65 out of 5 overall, with about 33.5 reviews per active listing and 14.4% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Kota Kinabalu
- An average rating of 4.65 places Kota Kinabalu in solid territory. Most guests leave satisfied, though there is room for hosts to push toward the top tier.
- The strongest subcategory is Location (4.81), while Cleanliness (4.6) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 14.4% 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 14.4% of listings earning Guest Favorite status, hosts who consistently exceed expectations have a clear competitive advantage.
Kota Kinabalu Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Kota Kinabalu
- The most common availability pattern in Kota Kinabalu falls within the 271-366 days range, representing 61.8% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 87.1% 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 Kota Kinabalu (37.3%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 13.7% 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 Kota Kinabalu?
Average Booking Lead Time by Month
Booking Lead Time Insights for Kota Kinabalu
- The overall average booking lead time for vacation rentals in Kota Kinabalu is 28 days.
- Guests book furthest in advance for stays during February (average 35 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in June (average 19 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (31 days avg.) sees the longest lead times, while Spring (24 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (28 days) as a baseline for your pricing and availability strategy in Kota Kinabalu.
- Target marketing efforts for the Winter season well in advance (at least 31 days) to capture early planners.
- Monitor your own booking lead times against these Kota Kinabalu averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Kota Kinabalu?
Guests in Kota Kinabalu stay about 3 nights on average, generating roughly 35,524 reservations and 23 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 Kota Kinabalu
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Kota Kinabalu
- 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.
- At 23 bookings per listing, the turnover rate is high. Hosts with streamlined operations (self-check-in, automated messaging, reliable cleaners) have a structural advantage.
- Stay lengths peak in Jul (3.4 nights) and shorten in Apr (2.4 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.
Kota Kinabalu Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
1288 listings
83.3% of total
2 Nights
112 listings
7.2% of total
3 Nights
8 listings
0.5% of total
4-6 Nights
2 listings
0.1% of total
7-29 Nights
2 listings
0.1% of total
30+ Nights
135 listings
8.7% of total
Key Insights
- The most prevalent minimum stay requirement in Kota Kinabalu is 1 Night, adopted by 83.3% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (90.5%) of the Kota Kinabalu Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 83.3% of Kota Kinabalu hosts use this setting.
- Explore offering discounts for stays of 30+ nights to attract the 8.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Kota Kinabalu.
Kota Kinabalu Airbnb Cancellation Policy Trends Analysis (2026)
Limited
10 listings
0.6% of total
Super Strict 30 Days
11 listings
0.7% of total
Flexible
414 listings
26.8% of total
Moderate
391 listings
25.3% of total
Firm
550 listings
35.6% of total
Strict
167 listings
10.8% of total
Cancellation Policy Insights for Kota Kinabalu
- The prevailing Airbnb cancellation policy trend in Kota Kinabalu is Firm, used by 35.6% of listings.
- There's a relatively balanced mix between guest-friendly (52.1%) and stricter (46.4%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 35.6% market standard in Kota Kinabalu.
- Using a Strict policy might deter some guests, as only 10.8% 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 Kota Kinabalu.
How Much Are Airbnb Cleaning Fees in Kota Kinabalu?
Cleaning fees in Kota Kinabalu 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 Kota Kinabalu
- About 58.6% of Kota Kinabalu listings charge a cleaning fee — a mixed market where some hosts absorb the cost into nightly rates while others break it out.
- The average cleaning fee of $14 is close to the median ($12), suggesting a relatively consistent fee structure across the market.
- Cleaning fees represent 4.5% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Kota Kinabalu median of $12. 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 Kota Kinabalu Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Kota Kinabalubased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Mari 2 Homestay M18 (4+1BR) @ Imago The Loft C
Entire Place • 4 bedrooms
Kota Kinabalu Penthouse - Marina Haven
Entire Place • 4 bedrooms
Mari2 Homestay M23 (3BR) @ Imago The Loft C
Entire Place • 3 bedrooms
✨Hidden Gem Luxury 3BR Seaview at Imago The Loft
Entire Place • 3 bedrooms
Jesselton Quay Central Seaview near FERRY POINT
Entire Place • 2 bedrooms
Maison Life 24｜小居屋#Sea View 3BR@The Loft Imago
Entire Place • 3 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 Kota Kinabalu?
Learn from the best! This table showcases top-performing Airbnb hosts in Kota Kinabalu 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 |
|---|---|---|---|---|
| Soo | 67 | $668,706 | 911 | 4.46/5.0 |
| Nicholas | 84 | $541,626 | 1912 | 4.74/5.0 |
| Yee | 25 | $421,683 | 485 | 4.72/5.0 |
| HayBay | 13 | $335,115 | 694 | 4.90/5.0 |
| Maison | 38 | $333,752 | 741 | 4.59/5.0 |
| Zeluxo | 14 | $320,392 | 747 | 4.84/5.0 |
| Kwen Homestay/Suites | 21 | $275,624 | 865 | 4.61/5.0 |
| Ray 小煜 | 19 | $260,884 | 1501 | 4.87/5.0 |
| Nurwassidah | 14 | $235,339 | 1287 | 4.92/5.0 |
| Laxzone | 22 | $233,441 | 601 | 4.86/5.0 |
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 Kota Kinabalu.
Who Are the Airbnb Hosts in Kota Kinabalu?
Kota Kinabalu has a relatively balanced host base.
Host Profile Insights for Kota Kinabalu
- A 36.3% Superhost share is healthy — enough experienced operators to anchor quality without making the market impenetrable for newcomers.
- 1.0% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 8.4% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 66.6% 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 49.0% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Kota Kinabalu averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Kota Kinabalu
These are the highest-grossing professional property management operations in Kota Kinabalu, ranked by total revenue across their portfolio. Their performance metrics offer a benchmark for what institutional-level hosting looks like in this market.
| Company | Listings | Revenue | ADR | Occ. | Rating |
|---|---|---|---|---|---|
| Nathan | 7 | $174,765 | $234 | 30.8% | 5.00/5 |
| Super | 5 | $94,706 | $95 | 54.5% | 4.83/5 |
| Yi Chuan | 6 | $49,273 | $138 | 19.1% | 5.00/5 |
| The Magellan Sutera | 1 | $16,765 | $262 | 23.2% | N/A |
| Roland | 1 | $10,075 | $235 | 19.8% | 4.31/5 |
| Sing Chi | 12 | $9,121 | $44 | 16.7% | 4.64/5 |
| Mile ThirtySix | 1 | $7,594 | $44 | 47.4% | 4.86/5 |
| Wendy | 2 | $3,892 | $52 | 16.3% | 4.89/5 |
Management Company Insights for Kota Kinabalu
- The leading management company, Nathan, operates 7 listings with $174,765 in gross revenue — a useful benchmark for what scale looks like in Kota Kinabalu.
- Top managers average 4 properties each, suggesting professional management in Kota Kinabalu still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.79/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 1.0% of listings professionally managed, there may be an opportunity to differentiate through more structured operations and consistent guest experiences.
- Study how top management companies price, position, and maintain their portfolios — their ADR and occupancy rates reflect strategies refined across dozens of listings.
- If you're considering hiring a property manager, compare their portfolio performance against these benchmarks before committing.
How Does Kota Kinabalu's Airbnb Market Compare to Nearby Cities?
How does the Kota Kinabalu 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 Tanjung Aru, Kota Kinabalu has 1 percentage points lower occupancy and about $20 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 |
|---|---|---|---|---|
| Kampung Mesilau | 39 | $1,306 | $132.01 | 30% |
| Kundasang | 27 | $1,276 | $133.56 | 31% |
| CINTA MATA | 12 | $909 | $142.51 | 24% |
| Dumpiring Atas | 10 | $785 | $89.48 | 22% |
| Kudat | 15 | $606 | $109.75 | 21% |
| Tanjung Aru | 179 | $570 | $63.21 | 32% |
| Api-Api Center | 42 | $509 | $70.69 | 28% |
| Putatan | 17 | $458 | $82.96 | 19% |
| Kampung Sembulan Lama | 147 | $426 | $92.51 | 26% |
| Tawau | 77 | $296 | $62.27 | 23% |
Frequently Asked Questions About Airbnb in Kota Kinabalu
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Kota Kinabalu.
How much do Airbnb hosts make in Kota Kinabalu?
Kota Kinabalu hosts earn about $7,246 per year on average, with an average nightly rate of $83 and RevPAR of $25. Those figures describe the typical revenue environment for active listings in Kota Kinabalu, Sabah, not the ceiling for the best operators. Source: AirROI 2026 data, Kota Kinabalu market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Kota Kinabalu?
The average Airbnb occupancy rate in Kota Kinabalu is 30.8%. August is the strongest month and March 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 Kota Kinabalu?
Listings in Kota Kinabalu average $83 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 Kota Kinabalu?
Kota Kinabalu currently has about 1,547 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 Kota Kinabalu?
AirROI currently classifies the short-term rental regulation level in Kota Kinabalu as Low. The dataset also shows about 0.2% 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 Kota Kinabalu?
RevPAR in Kota Kinabalu is about $25. 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 Kota Kinabalu?
Occupancy of 30.8% means Kota Kinabalu 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 $7,246, 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 Kota Kinabalu?
The average booking lead time in Kota Kinabalu is about 28 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 Kota Kinabalu?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Kota Kinabalu include Tanjung Aru, City Centre (Bandar Kota Kinabalu), Likas. 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 Kota Kinabalu?
entire_home listings make up 91.9% of the active supply in Kota Kinabalu. 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 Kota Kinabalu compare to nearby Airbnb markets?
Among neighboring markets, Kampung Mesilau posts $15,668 in average annual revenue with 29.8% occupancy, compared to Kota Kinabalu's $7,246 and 30.8%. 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 Kota Kinabalu?
The average Airbnb stay length in Kota Kinabalu is about 3 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 Kota Kinabalu?
Airbnb listings in Kota Kinabalu average 4.65 out of 5 overall. About 14.4% 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 Kota Kinabalu?
Kitchen and Dishes and silverware are among the strongest revenue-linked amenities in Kota Kinabalu. 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 Kota Kinabalu?
Yes. About 58.6% of active Airbnb listings in Kota Kinabalu charge a cleaning fee, and the average fee is $14. 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 Kota Kinabalu?
At 36.3%, there is a healthy mix of experienced and newer hosts — earning Superhost status can still provide a meaningful visibility boost.
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.