São Sebastião Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in São Paulo, Brazil
Is Airbnb profitable in São Sebastião in 2025? Explore comprehensive Airbnb analytics for São Sebastião, São Paulo, Brazil to uncover income potential. This 2025 STR market report for São Sebastião, based on AirROI data from April 2024 to March 2025, reveals key trends in the bustling market of 5,737 active listings.
Whether you're considering an Airbnb investment in São Sebastião, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the São Sebastião 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 São Sebastião Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in São Sebastião (2025)
Understanding the monthly revenue variations for Airbnb listings in São Sebastião 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 São Sebastião is typically January, while August often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in São Sebastião across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,190+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,198 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $997 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $409, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in São Sebastião
São Sebastião Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the São Sebastião 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 São Sebastião:
- Best-in-class properties (Top 10%) achieve 68%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 47% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 27%.
- Entry-level properties (Bottom 25%) average 12% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in São Sebastião
Average Daily Rate (ADR) Airbnb Trends in São Sebastião (2025)
Effective short term rental pricing strategy in São Sebastião involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in São Sebastião typically peaks in January 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 $417+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $235 or more.
- Typical properties (Median) charge around $127 per night.
- Entry-level properties (Bottom 25%) earn around $68 per night.
Average Daily Rate (ADR) Trend by Month in São Sebastião
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Airbnb Seasonality Analysis & Trends in São Sebastião (2025)
Peak Season (January, December, March)
- Revenue averages $2,624 per month
- Occupancy rates average 41.9%
- Daily rates average $199
Shoulder Season
- Revenue averages $1,621 per month
- Occupancy maintains around 31.2%
- Daily rates hold near $192
Low Season (June, August, September)
- Revenue drops to average $1,173 per month
- Occupancy decreases to average 23.7%
- Daily rates adjust to average $193
Seasonality Insights for São Sebastião
- The Airbnb seasonality in São Sebastião 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 São Sebastião's highest earning potential, with monthly revenues capable of climbing to $3,241, occupancy reaching a high of 49.4%, and ADRs peaking at $210.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $1,055, occupancy could drop to 19.7%, and ADRs may adjust down to $178.
- 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 São Sebastião.
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 São Sebastião seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in São Sebastião (2025)
Exploring the top neighborhoods for short-term rentals in São Sebastião? 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 |
|---|---|---|
| Maçãs Beach | A popular beach known for its beautiful scenery and vibrant nightlife. It's a favorite among tourists and locals for its bars, restaurants, and water sports activities. | Maçãs Beach, Praia das Conchas, Cachoeira do Ribeirão, Night market, Surf schools |
| Camburi Beach | A stunning beach with a laid-back vibe, popular for its natural beauty and ideal surfing conditions. Attracts a mix of families and young adults looking for relaxation and nature. | Camburi Beach, Waterfall of Camburi, Hiking trails, Local craft shops, Cozy beachfront bars |
| Boiçucanga | Known for its stunning beaches and lush green hills, Boiçucanga attracts tourists looking for tranquility and natural beauty, alongside various ecotourism activities. | Boiçucanga Beach, Natural pools, Hiking trails to waterfalls, Cultural heritage sites, Monthly artisan fair |
| Praia de Juquehy | An upscale beach region that boasts beautiful sands and crystal clear waters, popular among tourists looking for luxurious relaxation and seaside resorts. | Juquehy Beach, Charming beachside cafes, Water sports, Boat tours, Local artisan shops |
| Maresias | Famous for its surfing waves and lively nightlife, Maresias attracts a younger crowd and is one of the most famous beaches in the region, making it an ideal Airbnb market. | Maresias Beach, Surf schools, Beach clubs, Ecological trails, Local seafood restaurants |
| Centro Histórico de São Sebastião | Rich in history and culture, this area's colonial architecture and waterfront adds charm for tourists interested in history, art, and local cuisine. | Historic center, São Sebastião Church, Local artisan markets, Cultural events, Harbor views |
| Barra do Una | A less commercialized beach, perfect for those seeking a tranquil escape in nature. It's great for eco-tourism and offers stunning landscapes and wildlife. | Barra do Una Beach, Mangroves, Kayaking, Wildlife spotting, Fishing spots |
| Siriúba | A hidden gem with breathtaking views and pristine beaches, Siriúba is ideal for eco-conscious travelers and offers a more serene experience away from the crowds. | Siriúba Beach, Hiking trails, Eco-lodges, Bird watching, Scenic viewpoints |
Understanding Airbnb License Requirements & STR Laws in São Sebastião (2025)
While São Sebastião, 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 São Sebastião to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 0% licensed listings)
Top Performing Airbnb Properties in São Sebastião (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in São Sebastiãobased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Casa condominio pé na areia em Juquehy
Entire Place • 5 bedrooms
Casa standing in the area in front of Ilhabela
Entire Place • 5 bedrooms
Casa_Toque_Touch: sea, forest, view, a unique place
Entire Place • 4 bedrooms
Charming house on the sand
Entire Place • 6 bedrooms
Maresias House by the Sea
Entire Place • 5 bedrooms
Excellent house-Quadra/Pool-Pauba-Prox. Maresias
Entire Place • 6 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in São Sebastião (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in São Sebastião 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 |
|---|---|---|---|---|
| Alugue | 15 | $418,363 | 315 | 4.53/5.0 |
| 33 Hosts | 16 | $411,020 | 269 | 3.17/5.0 |
| Daniela | 2 | $368,687 | 73 | 4.99/5.0 |
| Host #452749905 | 15 | $314,903 | 4 | 0.00/5.0 |
| Tarcísio | 7 | $308,477 | 123 | 4.12/5.0 |
| Gabriele | 2 | $300,546 | 105 | 4.97/5.0 |
| Ricardo | 7 | $289,360 | 252 | 4.85/5.0 |
| Livia | 9 | $280,231 | 130 | 3.76/5.0 |
| Silvio | 8 | $269,561 | 637 | 4.75/5.0 |
| Ericka | 12 | $266,543 | 897 | 3.15/5.0 |
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 São Sebastião.
Dive Deeper: Advanced São Sebastião STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for São Sebastião. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsSão Sebastião Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for São Sebastião
- The São Sebastião Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 89.3% of the 5,737 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in São Sebastião, House properties are the most common (78.3%), reflecting the local real estate landscape.
- Houses represent a significant 78.3% portion, catering likely to families or larger groups.
- Smaller segments like hotel/boutique, others, outdoor/unique, unique stays (combined 8.1%) offer potential for unique stay experiences.
São Sebastião Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for São Sebastião
- The dominant room capacity in São Sebastião is 3 bedrooms listings, making up 23.3% of the market. This suggests a strong demand for properties suitable for families or small groups.
- Together, 3 bedrooms and 2 bedrooms properties represent 45.4% of the active Airbnb listings in São Sebastião, indicating a high concentration in these sizes.
- A significant 50.4% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in São Sebastião.
São Sebastião Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for São Sebastião
- The most common guest capacity trend in São Sebastião vacation rentals is listings accommodating 8+ guests (46.1%). This suggests the primary traveler segment is likely larger groups.
- Properties designed for 8+ guests and 6 guests dominate the São Sebastião STR market, accounting for 61.5% of listings.
- 65.8% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in São Sebastião.
- On average, properties in São Sebastião are equipped to host 5.9 guests.
São Sebastião Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for São Sebastião
- The most common availability pattern in São Sebastião falls within the 271-366 days range, representing 66.3% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 89.5% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 1-30 days range is most frequent in São Sebastião (32.5%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 11.3% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
São Sebastião Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
652 listings
11.8% of total
2 Nights
2438 listings
44% of total
3 Nights
456 listings
8.2% of total
4-6 Nights
260 listings
4.7% of total
7-29 Nights
30 listings
0.5% of total
30+ Nights
1710 listings
30.8% of total
Key Insights
- The most prevalent minimum stay requirement in São Sebastião is 2 Nights, adopted by 44% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (30.8%) caters to monthly stays (30+ nights) in São Sebastião, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 44% of São Sebastião hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 11.8% currently do.
- A 2-night minimum appears standard (44%). Consider this for weekends or peak periods.
- Explore offering discounts for stays of 30+ nights to attract the 30.8% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in São Sebastião.
São Sebastião Airbnb Cancellation Policy Trends Analysis (2025)
Refundable
14 listings
0.3% of total
Non-refundable
14 listings
0.3% of total
Super Strict 60 Days
21 listings
0.4% of total
Super Strict 30 Days
17 listings
0.4% of total
Flexible
585 listings
12.3% of total
Moderate
909 listings
19.1% of total
Firm
1037 listings
21.8% of total
Strict
2166 listings
45.5% of total
Cancellation Policy Insights for São Sebastião
- The prevailing Airbnb cancellation policy trend in São Sebastião is Strict, used by 45.5% of listings.
- A majority (67.3%) of hosts in São Sebastião 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 45.5% market standard in São Sebastião.
- With 45.5% using Strict terms, this is a viable option in São Sebastião, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in São Sebastião.
São Sebastião STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for São Sebastião
- The overall average booking lead time for vacation rentals in São Sebastião is 42 days.
- Guests book furthest in advance for stays during December (average 60 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 26 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (48 days avg.) sees the longest lead times, while Summer (27 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (42 days) as a baseline for your pricing and availability strategy in São Sebastião.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 60 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 48 days) to capture early planners.
- Monitor your own booking lead times against these São Sebastião averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in São Sebastião (2025)
Amenity Prevalence
Amenity Insights for São Sebastião
- Essential amenities in São Sebastião that guests expect include: Wifi. Lacking these (this) could significantly impact bookings.
- Popular amenities like Kitchen, TV, Free parking on premises are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for São Sebastião: Wifi.
- Prioritize adding missing essentials: Wifi.
- Consider adding popular differentiators like Kitchen or TV 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 São Sebastião to stay competitive.
São Sebastião Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for São Sebastião
- The typical guest profile for Airbnb in São Sebastião consists of primarily domestic travelers (94%), 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 94.1% of guests.
- Key international markets include Brazil (94.1%) and United States (1.4%).
- Top languages spoken are Portuguese (45.5%) followed by English (31.5%).
- 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 Campinas.
- 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 São Sebastião 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 |
|---|---|---|---|---|
| Vargem | 39 | $1,700 | $162.45 | 33% |
| Morungaba | 30 | $1,595 | $298.23 | 31% |
| Valinhos | 49 | $1,569 | $172.71 | 37% |
| Ilha Grande | 10 | $1,509 | $158.50 | 37% |
| Tuiuti | 18 | $1,470 | $147.47 | 33% |
| Igaratá | 131 | $1,439 | $191.89 | 29% |
| Ribeirão Pires | 17 | $1,376 | $145.19 | 31% |
| Brazópolis | 16 | $1,366 | $150.74 | 33% |
| Itatiba | 171 | $1,352 | $183.57 | 34% |
| Jambeiro | 14 | $1,324 | $140.79 | 33% |