Dubrovnik Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Dubrovnik-Neretva County, Croatia
Is Airbnb profitable in Dubrovnik in 2025? Explore comprehensive Airbnb analytics for Dubrovnik, Dubrovnik-Neretva County, Croatia to uncover income potential. This 2025 STR market report for Dubrovnik, based on AirROI data from April 2024 to March 2025, reveals key trends in the bustling market of 4,595 active listings.
Whether you're considering an Airbnb investment in Dubrovnik, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Dubrovnik 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 Dubrovnik Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Dubrovnik (2025)
Understanding the monthly revenue variations for Airbnb listings in Dubrovnik 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 Dubrovnik is typically July, while March often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Dubrovnik across different performance tiers:
- Best-in-class properties (Top 10%) achieve $5,131+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $3,164 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,919 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,106, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Dubrovnik
Dubrovnik Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Dubrovnik STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while January 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 Dubrovnik:
- Best-in-class properties (Top 10%) achieve 77%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 64% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 46%.
- Entry-level properties (Bottom 25%) average 25% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Dubrovnik
Average Daily Rate (ADR) Airbnb Trends in Dubrovnik (2025)
Effective short term rental pricing strategy in Dubrovnik involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Dubrovnik typically peaks in August and dips lowest during March. 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 $430+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $216 or more.
- Typical properties (Median) charge around $133 per night.
- Entry-level properties (Bottom 25%) earn around $94 per night.
Average Daily Rate (ADR) Trend by Month in Dubrovnik
Get Live Dubrovnik Market Intelligence 👇
Explore Real-time Analytics
Airbnb Seasonality Analysis & Trends in Dubrovnik (2025)
Peak Season (July, August, June)
- Revenue averages $4,683 per month
- Occupancy rates average 67.3%
- Daily rates average $260
Shoulder Season
- Revenue averages $2,458 per month
- Occupancy maintains around 45.2%
- Daily rates hold near $212
Low Season (January, February, March)
- Revenue drops to average $885 per month
- Occupancy decreases to average 23.1%
- Daily rates adjust to average $167
Seasonality Insights for Dubrovnik
- The Airbnb seasonality in Dubrovnik 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 Dubrovnik's highest earning potential, with monthly revenues capable of climbing to $5,141, occupancy reaching a high of 72.5%, and ADRs peaking at $266.
- 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 $869, occupancy could drop to 20.9%, and ADRs may adjust down to $164.
- 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 Dubrovnik.
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 Dubrovnik seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Dubrovnik (2025)
Exploring the top neighborhoods for short-term rentals in Dubrovnik? 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 |
|---|---|---|
| Old Town | Famous for its stunning medieval architecture, cobbled streets, and historical significance. A UNESCO World Heritage Site that attracts tourists year-round for its beauty and cultural experiences. | Walls of Dubrovnik, Stradun, Dubrovnik Cathedral, Sponza Palace, Rector's Palace, Onofrio's Fountain |
| Lapad | A beautiful promenade with stunning sea views, beaches, and family-friendly amenities. A popular spot for tourists looking for a more relaxed atmosphere while still being close to the city. | Lapad Bay, Copacabana Beach, Uvala Lapad, Lapad Promenade, Sunset Beach, Hotels and Restaurants |
| Ploče | Offers stunning views of the Old Town and the sea. This area is popular among tourists for its upscale charm and proximity to both the historic center and beaches. | Banje Beach, East West Beach Club, Museum of Modern Art, Ploče Gate, Walking paths along the cliffs, Beautiful coastal views |
| Babin Kuk | Known for its quiet residential area and proximity to great beaches, it offers a more local experience while still being near tourist attractions. | Copacabana Beach, Valamar President Hotel, TTC Shopping Center, Local restaurants, Parks and green spaces, Starry night skies |
| Cavtat | A quaint coastal town just south of Dubrovnik, known for its stunning bay and charming atmosphere. It attracts visitors looking for tranquility and lovely seaside views. | Cavtat Bay, Racic Mausoleum, Cavtat Old Town, Beachfront promenade, Art galleries, Local seafood restaurants |
| Mlini | A small village with beautiful beaches and a relaxed atmosphere. Ideal for family vacations and those looking to escape the busy tourist areas. | Mlini Beach, Srebreno Beach, Local markets, Tranquil walking paths, Restaurants and wine bars, Scenic coastal views |
| Gruž | Dubrovnik’s port area, which is convenient for travelers arriving by ferry and provides access to local markets and residential charm. | Gruž Harbor, Local Farmers Market, Ferry connections to islands, Restaurants along the harbor, Nearby parks, Art galleries |
| Sponza, | N/A | |
N/A | ||
N/A | ||
N/A |
Understanding Airbnb License Requirements & STR Laws in Dubrovnik (2025)
While Dubrovnik, Dubrovnik-Neretva County, Croatia 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 Dubrovnik to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 0% licensed listings)
Top Performing Airbnb Properties in Dubrovnik (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Dubrovnikbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Boutique Villa Paulina - splendid Villa with pool
Entire Place • 5 bedrooms
Villa T Dubrovnik with spectacular Old Town view
Entire Place • 6 bedrooms
Villa Orti
Entire Place • 7 bedrooms
VILLA BRUNA
Entire Place • 6 bedrooms
Villa Vega - Three Bedroom Villa with Swimming Pool
Entire Place • 3 bedrooms
Villa Orange
Entire Place • 4 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Dubrovnik (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Dubrovnik 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 |
|---|---|---|---|---|
| Antonija | 67 | $3,888,873 | 2503 | 4.66/5.0 |
| Bozo | 34 | $1,367,502 | 2005 | 4.32/5.0 |
| Auna | 13 | $993,000 | 213 | 4.22/5.0 |
| Martina | 41 | $927,771 | 1129 | 4.60/5.0 |
| Martina | 45 | $924,072 | 827 | 4.21/5.0 |
| Dubrovnik Homes | 38 | $886,675 | 1512 | 3.99/5.0 |
| In Time | 31 | $717,010 | 1328 | 4.27/5.0 |
| Vedran | 30 | $652,599 | 648 | 4.48/5.0 |
| Novasol | 18 | $648,712 | 258 | 4.22/5.0 |
| Vedran | 21 | $590,968 | 572 | 3.25/5.0 |
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 Dubrovnik.
Dive Deeper: Advanced Dubrovnik STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Dubrovnik. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsDubrovnik Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Dubrovnik
- The Dubrovnik Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 87.7% of the 4,595 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Dubrovnik, Apartment/Condo properties are the most common (76.6%), reflecting the local real estate landscape.
- Houses represent a significant 18% portion, catering likely to families or larger groups.
- Smaller segments like others, hotel/boutique, unique stays, outdoor/unique (combined 5.4%) offer potential for unique stay experiences.
Dubrovnik Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Dubrovnik
- The dominant room capacity in Dubrovnik is 1 bedroom listings, making up 46.1% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 70.9% of the active Airbnb listings in Dubrovnik, indicating a high concentration in these sizes.
Dubrovnik Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Dubrovnik
- The most common guest capacity trend in Dubrovnik vacation rentals is listings accommodating 2 guests (36.9%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Dubrovnik STR market, accounting for 61.8% of listings.
- 14.2% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Dubrovnik.
- On average, properties in Dubrovnik are equipped to host 3.3 guests.
Dubrovnik Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Dubrovnik
- The most common availability pattern in Dubrovnik falls within the 181-270 days range, representing 46.5% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 79.0% 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 Dubrovnik (45.9%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 23.1% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Dubrovnik Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
1046 listings
23.4% of total
2 Nights
1070 listings
23.9% of total
3 Nights
1405 listings
31.4% of total
4-6 Nights
362 listings
8.1% of total
7-29 Nights
81 listings
1.8% of total
30+ Nights
514 listings
11.5% of total
Key Insights
- The most prevalent minimum stay requirement in Dubrovnik is 3 Nights, adopted by 31.4% of listings. This highlights the market's preference for longer commitments.
- A significant segment (11.5%) caters to monthly stays (30+ nights) in Dubrovnik, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 3 Nights minimum stay, as 31.4% of Dubrovnik hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 23.4% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 11.5% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Dubrovnik.
Dubrovnik Airbnb Cancellation Policy Trends Analysis (2025)
Non-refundable
60 listings
1.4% of total
Refundable
46 listings
1.1% of total
Super Strict 60 Days
42 listings
1% of total
Super Strict 30 Days
24 listings
0.6% of total
Flexible
437 listings
10.2% of total
Moderate
1263 listings
29.4% of total
Firm
1152 listings
26.8% of total
Strict
1275 listings
29.7% of total
Cancellation Policy Insights for Dubrovnik
- The prevailing Airbnb cancellation policy trend in Dubrovnik is Strict, used by 29.7% of listings.
- A majority (56.5%) of hosts in Dubrovnik 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 29.7% market standard in Dubrovnik.
- Regularly review your cancellation policy against competitors and market demand shifts in Dubrovnik.
Dubrovnik STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Dubrovnik
- The overall average booking lead time for vacation rentals in Dubrovnik is 69 days.
- Guests book furthest in advance for stays during July (average 85 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in March (average 41 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (83 days avg.) sees the longest lead times, while Winter (47 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (69 days) as a baseline for your pricing and availability strategy in Dubrovnik.
- For July stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 85 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 83 days) to capture early planners.
- Monitor your own booking lead times against these Dubrovnik averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Dubrovnik (2025)
Amenity Prevalence
Amenity Insights for Dubrovnik
- Essential amenities in Dubrovnik that guests expect include: Wifi, Air conditioning. Lacking these (any) could significantly impact bookings.
- Popular amenities like TV, Essentials, Hair dryer are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Dubrovnik: Wifi, Air conditioning.
- Prioritize adding missing essentials: Wifi, Air conditioning.
- Consider adding popular differentiators like TV or Essentials 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 Dubrovnik to stay competitive.
Dubrovnik Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Dubrovnik
- The typical guest profile for Airbnb in Dubrovnik consists of predominantly international visitors (100%), with top international origins including United Kingdom, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or French.
- Domestic travelers account for 0.5% of guests.
- Key international markets include United States (23.8%) and United Kingdom (22.9%).
- Top languages spoken are English (51.5%) followed by French (9.6%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Focus marketing internationally, particularly towards travelers from United Kingdom.
- 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 Dubrovnik 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 |
|---|---|---|---|---|
| Grubine | 26 | $2,814 | $358.61 | 47% |
| Majkovi | 18 | $2,765 | $316.09 | 48% |
| Zavrelje | 14 | $2,670 | $445.51 | 57% |
| Lapčići | 10 | $2,611 | $305.39 | 45% |
| Ledenice | 10 | $2,591 | $394.30 | 42% |
| Zmijavci | 25 | $2,344 | $463.90 | 41% |
| Čilipi | 29 | $2,242 | $248.94 | 54% |
| Močići | 31 | $2,162 | $265.48 | 43% |
| Petrača | 13 | $2,067 | $215.53 | 49% |
| Donja Banda | 23 | $1,990 | $328.82 | 39% |