Santos Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in São Paulo, Brazil
Is Airbnb profitable in Santos in 2025? Explore comprehensive Airbnb analytics for Santos, São Paulo, Brazil to uncover income potential. This 2025 STR market report for Santos, based on AirROI data from April 2024 to March 2025, reveals key trends in the bustling market of 1,784 active listings.
Whether you're considering an Airbnb investment in Santos, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Santos 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 Santos Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Santos (2025)
Understanding the monthly revenue variations for Airbnb listings in Santos 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 Santos is typically December, while August often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Santos across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,832+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $1,153 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $686 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $322, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Santos
Santos Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Santos STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Januarysees the highest demand (peak season occupancy), while June 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 Santos:
- Best-in-class properties (Top 10%) achieve 83%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 65% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 40%.
- Entry-level properties (Bottom 25%) average 19% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Santos
Average Daily Rate (ADR) Airbnb Trends in Santos (2025)
Effective short term rental pricing strategy in Santos involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Santos typically peaks in December and dips lowest during November. 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 $120+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $78 or more.
- Typical properties (Median) charge around $52 per night.
- Entry-level properties (Bottom 25%) earn around $36 per night.
Average Daily Rate (ADR) Trend by Month in Santos
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Airbnb Seasonality Analysis & Trends in Santos (2025)
Peak Season (December, January, April)
- Revenue averages $1,240 per month
- Occupancy rates average 47.8%
- Daily rates average $78
Shoulder Season
- Revenue averages $820 per month
- Occupancy maintains around 41.8%
- Daily rates hold near $67
Low Season (August, September, October)
- Revenue drops to average $640 per month
- Occupancy decreases to average 41.0%
- Daily rates adjust to average $68
Seasonality Insights for Santos
- The Airbnb seasonality in Santos shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Santos's highest earning potential, with monthly revenues capable of climbing to $1,441, occupancy reaching a high of 51.9%, and ADRs peaking at $83.
- 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 $634, occupancy could drop to 33.9%, and ADRs may adjust down to $63.
- 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 Santos.
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 Santos seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Santos (2025)
Exploring the top neighborhoods for short-term rentals in Santos? 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 |
|---|---|---|
| Gonzaga | A vibrant beachfront neighborhood, ideal for tourists with a lively atmosphere. Close to shopping centers, restaurants, and cultural sites. | Shopping Parque Balneário, Orla de Santos, Praia de Gonzaga, Museu Pelé, Morro do Sabão |
| Boqueirão | Known for its family-friendly environment, this area offers a combination of beach and urban life, making it attractive for both leisure and business travelers. | Praia do Boqueirão, Biquinha de Anchieta, Vila de São Vicente, Teatro Astral, Restaurantes a beira-mar |
| Embaré | A traditional neighborhood with a strong local culture, it attracts visitors looking for a more authentic experience while still being close to the beach. | Praia do Embaré, Casario do Embaré, Feira de Artesanato, Igreja do Embaré, Caminhada pela orla |
| Ponta da Praia | A quieter area that's perfect for families, known for its parks and proximity to the Santos Yacht Club. Offers beautiful views and a relaxed vibe. | Praia Ponta da Praia, Aquário de Santos, Orquidário Municipal, Praça da Independência, Parque Roberto Mário Santini |
| Santos Historic Center | Rich in history, this area attracts tourists with its colonial architecture and cultural attractions. Ideal for those interested in heritage and local history. | Museu de Pesca, Sala São Paulo, Centro Cultural Mendes, Praça Mauá, Teatro Coliseu |
| José Menino | A beachfront neighborhood popular with young adults and families, offering a lively atmosphere with plenty of bars and restaurants along the coast. | Praia do José Menino, Praça das bandeiras, Jardim das Artes, Mirante da Ponta da Praia, Ciclofaixa |
| São Vicente | Adjacent to Santos, this area is known for its calm beaches and is ideal for those seeking to escape the bustling city while enjoying coastal activities. | Praia do Itararé, Praia do Gonzaguinha, Parque do Itararé, Museu de História Natural, Feiras de Rua |
| Saboó | A more local neighborhood, away from the tourist spots but attractive for those wanting to experience everyday life in Santos, with local markets and eateries. | Feira do Saboó, Mercado Municipal, Igreja de São Judas Tadeu, Parque Ecológico, Caminhadas na região |
Understanding Airbnb License Requirements & STR Laws in Santos (2025)
While Santos, 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 Santos to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Santos (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Santosbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Book Santos — Unlimited 1608 Panoramic 3 bedrooms
Entire Place • 3 bedrooms
Oceanview Modern Private Santos
Entire Place • 3 bedrooms
Book Santos - Unlimited 801 - Real Sea Front!
Entire Place • 2 bedrooms
Cobertura Espetacular Vista Mar 420m2 no Gonzaga
Entire Place • 4 bedrooms
Front Sea! 3 bedrooms and 2 spaces
Entire Place • 3 bedrooms
Book Santos – Unlimited 1808 c/ Sacada Panorâmica
Entire Place • 2 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Santos (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Santos 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 |
|---|---|---|---|---|
| BookSantos | 68 | $1,378,391 | 3932 | 4.81/5.0 |
| Daniel | 40 | $674,694 | 3838 | 4.85/5.0 |
| Théo Do Flat Praia Santos | 26 | $558,713 | 2001 | 4.65/5.0 |
| Victor | 18 | $206,754 | 569 | 4.63/5.0 |
| Anfitrião Prime | 8 | $94,042 | 63 | 3.58/5.0 |
| Francisco E Mônica | 13 | $84,853 | 252 | 4.34/5.0 |
| Milena | 9 | $73,578 | 195 | 4.37/5.0 |
| Débora | 3 | $56,485 | 88 | 4.76/5.0 |
| Thiago | 7 | $55,359 | 279 | 4.75/5.0 |
| Rafael | 1 | $52,550 | 40 | 4.98/5.0 |
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 Santos.
Dive Deeper: Advanced Santos STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Santos. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsSantos Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Santos
- The Santos Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 93.9% of the 1,784 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Santos, Apartment/Condo properties are the most common (96%), reflecting the local real estate landscape.
- Smaller segments like house, hotel/boutique, others, unique stays (combined 4.1%) offer potential for unique stay experiences.
Santos Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Santos
- The dominant room capacity in Santos is 1 bedroom listings, making up 55.3% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 80.9% of the active Airbnb listings in Santos, indicating a high concentration in these sizes.
- With over half the market (55.3%) consisting of studios or 1-bedroom units, Santos is particularly well-suited for individuals or couples.
- Listings with 3+ bedrooms (9.0%) represent a smaller niche, potentially indicating an underserved market for larger group accommodations in Santos.
Santos Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Santos
- The most common guest capacity trend in Santos vacation rentals is listings accommodating 4 guests (39.5%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 6 guests dominate the Santos STR market, accounting for 53.1% of listings.
- 23.2% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Santos.
- On average, properties in Santos are equipped to host 4.3 guests.
Santos Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Santos
- The most common availability pattern in Santos falls within the 271-366 days range, representing 43.6% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 70.8% 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 Santos (27.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 30.4% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Santos Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
358 listings
21.8% of total
2 Nights
542 listings
33% of total
3 Nights
155 listings
9.4% of total
4-6 Nights
82 listings
5% of total
7-29 Nights
33 listings
2% of total
30+ Nights
473 listings
28.8% of total
Key Insights
- The most prevalent minimum stay requirement in Santos is 2 Nights, adopted by 33% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (28.8%) caters to monthly stays (30+ nights) in Santos, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 33% of Santos hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 21.8% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 28.8% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Santos.
Santos Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 30 Days
27 listings
1.8% of total
Flexible
316 listings
20.7% of total
Moderate
399 listings
26.2% of total
Firm
340 listings
22.3% of total
Strict
441 listings
29% of total
Cancellation Policy Insights for Santos
- The prevailing Airbnb cancellation policy trend in Santos is Strict, used by 29% of listings.
- A majority (51.3%) of hosts in Santos utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Strict policy to align with the 29% market standard in Santos.
- Regularly review your cancellation policy against competitors and market demand shifts in Santos.
Santos STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Santos
- The overall average booking lead time for vacation rentals in Santos is 37 days.
- Guests book furthest in advance for stays during December (average 51 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 20 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (42 days avg.) sees the longest lead times, while Summer (23 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (37 days) as a baseline for your pricing and availability strategy in Santos.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 51 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 42 days) to capture early planners.
- Monitor your own booking lead times against these Santos averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Santos (2025)
Amenity Prevalence
Amenity Insights for Santos
- Essential amenities in Santos that guests expect include: Kitchen, TV. Lacking these (any) could significantly impact bookings.
- Popular amenities like Wifi, Dishes and silverware, Hot water are common but not universal. Offering these can provide a competitive edge.
- Warning: Wifi is not universally provided but is considered essential globally. Ensure reliable Wifi is offered.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Santos: Kitchen, TV.
- Prioritize adding missing essentials: Kitchen, TV.
- Consider adding popular differentiators like Wifi or Dishes and silverware 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 Santos to stay competitive.
Santos Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Santos
- The typical guest profile for Airbnb in Santos consists of primarily domestic travelers (93%), 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 93.1% of guests.
- Key international markets include Brazil (93.1%) and United States (1.8%).
- Top languages spoken are Portuguese (49.2%) followed by English (28.7%).
- 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 Santos.
- 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 Santos 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% |