Guarulhos Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in São Paulo, Brazil
Is Airbnb profitable in Guarulhos in 2025? Explore comprehensive Airbnb analytics for Guarulhos, São Paulo, Brazil to uncover income potential. This 2025 STR market report for Guarulhos, based on AirROI data from April 2024 to March 2025, reveals key trends in the market of 500 active listings.
Whether you're considering an Airbnb investment in Guarulhos, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Guarulhos Airbnb data is crucial. Leveraging the low regulation environment is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Guarulhos Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Guarulhos (2025)
Understanding the monthly revenue variations for Airbnb listings in Guarulhos 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 Guarulhos is typically April, while February often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Guarulhos across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,050+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $796 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $501 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $251, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Guarulhos
Guarulhos Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Guarulhos STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Julysees 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 Guarulhos:
- Best-in-class properties (Top 10%) achieve 85%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 70% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 47%.
- Entry-level properties (Bottom 25%) average 24% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Guarulhos
Average Daily Rate (ADR) Airbnb Trends in Guarulhos (2025)
Effective short term rental pricing strategy in Guarulhos involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Guarulhos typically peaks in April and dips lowest during February. 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 $58+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $39 or more.
- Typical properties (Median) charge around $30 per night.
- Entry-level properties (Bottom 25%) earn around $20 per night.
Average Daily Rate (ADR) Trend by Month in Guarulhos
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Airbnb Seasonality Analysis & Trends in Guarulhos (2025)
Peak Season (April, May, June)
- Revenue averages $732 per month
- Occupancy rates average 44.5%
- Daily rates average $41
Shoulder Season
- Revenue averages $559 per month
- Occupancy maintains around 50.5%
- Daily rates hold near $39
Low Season (January, February, March)
- Revenue drops to average $456 per month
- Occupancy decreases to average 44.5%
- Daily rates adjust to average $35
Seasonality Insights for Guarulhos
- The Airbnb seasonality in Guarulhos shows moderate seasonality with distinct peak and low periods. 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 Guarulhos's highest earning potential, with monthly revenues capable of climbing to $746, occupancy reaching a high of 53.2%, and ADRs peaking at $42.
- 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 $418, occupancy could drop to 41.4%, and ADRs may adjust down to $34.
- 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 Guarulhos.
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 Guarulhos seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Guarulhos (2025)
Exploring the top neighborhoods for short-term rentals in Guarulhos? 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 |
|---|---|---|
| Centro | The heart of Guarulhos, ideal for both business and leisure travelers. Close to shopping, dining, and transportation. | Avenida Paulo Faccini, Praca Getulio Vargas, Bosque Maia, Shopping Internacional Guarulhos, Estação de Trem Guarulhos |
| Vila Galvão | A vibrant neighborhood with a mix of residential and commercial areas, popular among families and locals. | Parque Julio Fracalanza, Shopping Fine Center, Rua João Gomes, Catedral de Guarulhos |
| Cumbica | Located near the airport, making it perfect for travelers on the go and those needing short stays close to GRU. | Aeroporto Internacional de São Paulo, Cumbica Park, Centro de Convenções, Restaurantes variados |
| Picanço | A rapidly developing area with local amenities and proximity to commercial districts, attractive to budget-conscious travelers. | Parque Parque Uirapuru, Feira de Picanço, Shopping Picanço |
| Jardim Cumbica | Offers a peaceful residential atmosphere while being conveniently located near the airport and local businesses. | Praça São Judas Tadeu, Comércio local, Praça do Jardim Cumbica |
| Gopoúva | Known for its local charm, attracting visitors looking for an authentic experience away from the tourist crowds. | Feira de Gopoúva, Parque Nogueira, Igreja Nossa Senhora da Conceição |
| Tatuapé | A lively district with a mix of suburban feel and urban conveniences, appealing to a diverse group of travelers. | Parque Tatuapé, Shopping Boulevard Tatuapé, Teatro Tatuapé |
| Cecap | A growing area with new developments, appealing to families and short-term visitors looking for convenience and local flavor. | Parque Cecap, Local markets, Igreja do Cecap |
Understanding Airbnb License Requirements & STR Laws in Guarulhos (2025)
While Guarulhos, São Paulo, Brazil currently shows low STR regulations, specific Airbnb license requirements might still exist or change. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Guarulhos to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Guarulhos (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Guarulhosbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Chácara, 03 Suites, swimming pool, lake and WiFi 250Mb/s
Entire Place • 4 bedrooms
Chácara - Swimming Pool and Wi-Fi - Próx de Arujá
Entire Place • 7 bedrooms
Chácara Moderna. WiFi Fiber. Very close to SP!
Entire Place • 5 bedrooms
GRU Airport | Urban farm-Bring Family and Friends
Entire Place • 3 bedrooms
Sítio em Guarulhos - Easy Access
Entire Place • 5 bedrooms
2 km from Guarulhos airport
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 Guarulhos (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Guarulhos 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 |
|---|---|---|---|---|
| New Habitat | 20 | $143,070 | 288 | 4.60/5.0 |
| Rosimeire | 12 | $104,065 | 456 | 4.47/5.0 |
| Nelson E Carla | 13 | $101,379 | 1131 | 4.87/5.0 |
| Daniele | 8 | $82,464 | 699 | 4.91/5.0 |
| Fernando José | 1 | $54,258 | 9 | 5.00/5.0 |
| André | 1 | $53,327 | 169 | 4.91/5.0 |
| Rafael | 18 | $42,906 | 110 | 2.85/5.0 |
| Carmela | 7 | $41,448 | 463 | 4.78/5.0 |
| Rafael | 6 | $39,847 | 556 | 4.75/5.0 |
| Carolina | 4 | $33,783 | 921 | 4.91/5.0 |
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 Guarulhos.
Dive Deeper: Advanced Guarulhos STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Guarulhos. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsGuarulhos Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Guarulhos
- The Guarulhos Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 82.4% of the 500 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Guarulhos, Apartment/Condo properties are the most common (75.4%), reflecting the local real estate landscape.
- Houses represent a significant 17.4% portion, catering likely to families or larger groups.
- The presence of 5.4% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, outdoor/unique, unique stays (combined 1.8%) offer potential for unique stay experiences.
Guarulhos Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Guarulhos
- The dominant room capacity in Guarulhos is 1 bedroom listings, making up 59.8% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 76.6% of the active Airbnb listings in Guarulhos, indicating a high concentration in these sizes.
- With over half the market (59.8%) consisting of studios or 1-bedroom units, Guarulhos is particularly well-suited for individuals or couples.
- Listings with 3+ bedrooms (8.0%) represent a smaller niche, potentially indicating an underserved market for larger group accommodations in Guarulhos.
Guarulhos Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Guarulhos
- The most common guest capacity trend in Guarulhos vacation rentals is listings accommodating 2 guests (26.8%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Guarulhos STR market, accounting for 52.0% of listings.
- 11.2% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Guarulhos.
- On average, properties in Guarulhos are equipped to host 3.2 guests.
Guarulhos Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Guarulhos
- The most common availability pattern in Guarulhos falls within the 271-366 days range, representing 31.8% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 63.4% 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 Guarulhos (30.8%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 38.4% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Guarulhos Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
282 listings
61% of total
2 Nights
62 listings
13.4% of total
3 Nights
20 listings
4.3% of total
4-6 Nights
12 listings
2.6% of total
7-29 Nights
17 listings
3.7% of total
30+ Nights
69 listings
14.9% of total
Key Insights
- The most prevalent minimum stay requirement in Guarulhos is 1 Night, adopted by 61% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (74.4%) of the Guarulhos Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
- A significant segment (14.9%) caters to monthly stays (30+ nights) in Guarulhos, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 61% of Guarulhos hosts use this setting.
- Explore offering discounts for stays of 30+ nights to attract the 14.9% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Guarulhos.
Guarulhos Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
152 listings
36.8% of total
Moderate
125 listings
30.3% of total
Firm
66 listings
16% of total
Strict
70 listings
16.9% of total
Cancellation Policy Insights for Guarulhos
- The prevailing Airbnb cancellation policy trend in Guarulhos is Flexible, used by 36.8% of listings.
- There's a relatively balanced mix between guest-friendly (67.1%) and stricter (32.9%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Flexible policy to align with the 36.8% market standard in Guarulhos.
- Regularly review your cancellation policy against competitors and market demand shifts in Guarulhos.
Guarulhos STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Guarulhos
- The overall average booking lead time for vacation rentals in Guarulhos is 23 days.
- Guests book furthest in advance for stays during November (average 27 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 18 days), indicating more last-minute travel plans during this time.
- Seasonally, Fall (24 days avg.) sees the longest lead times, while Summer (20 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (23 days) as a baseline for your pricing and availability strategy in Guarulhos.
- Target marketing efforts for the Fall season well in advance (at least 24 days) to capture early planners.
- Monitor your own booking lead times against these Guarulhos averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Guarulhos (2025)
Amenity Prevalence
Amenity Insights for Guarulhos
- Essential amenities in Guarulhos that guests expect include: Wifi, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Kitchen, Hot water, Dishes and silverware are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Guarulhos: Wifi, TV.
- Prioritize adding missing essentials: Wifi, TV.
- Consider adding popular differentiators like Kitchen or Hot water 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 Guarulhos to stay competitive.
Guarulhos Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Guarulhos
- The typical guest profile for Airbnb in Guarulhos consists of primarily domestic travelers (82%), often arriving from nearby São Paulo, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking Portuguese or English.
- Domestic travelers account for 82.1% of guests.
- Key international markets include Brazil (82.1%) and United States (4.2%).
- Top languages spoken are Portuguese (43.7%) followed by English (29.4%).
- 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 São Paulo and Rio de Janeiro.
- 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 Guarulhos 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 |
|---|---|---|---|---|
| Itupeva | 137 | $1,734 | $204.10 | 32% |
| Vargem | 39 | $1,700 | $162.45 | 33% |
| Morungaba | 30 | $1,595 | $298.23 | 31% |
| Valinhos | 49 | $1,569 | $172.71 | 37% |
| Tuiuti | 18 | $1,470 | $147.47 | 33% |
| Nova Odessa | 13 | $1,459 | $123.61 | 47% |
| Igaratá | 131 | $1,439 | $191.89 | 29% |
| Tietê | 15 | $1,394 | $310.64 | 28% |
| Ribeirão Pires | 17 | $1,376 | $145.19 | 31% |
| Brazópolis | 16 | $1,366 | $150.74 | 33% |