Kotor Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Kotor Municipality, Montenegro
Is Airbnb profitable in Kotor in 2025? Explore comprehensive Airbnb analytics for Kotor, Kotor Municipality, Montenegro to uncover income potential. This 2025 STR market report for Kotor, based on AirROI data from April 2024 to March 2025, reveals key trends in the market of 483 active listings.
Whether you're considering an Airbnb investment in Kotor, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Kotor 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 Kotor Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Kotor (2025)
Understanding the monthly revenue variations for Airbnb listings in Kotor 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 Kotor is typically August, while January often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Kotor across different performance tiers:
- Best-in-class properties (Top 10%) achieve $3,020+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,016 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,240 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $687, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Kotor
Kotor Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Kotor STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Julysees 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 Kotor:
- Best-in-class properties (Top 10%) achieve 75%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 60% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 41%.
- Entry-level properties (Bottom 25%) average 21% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Kotor
Average Daily Rate (ADR) Airbnb Trends in Kotor (2025)
Effective short term rental pricing strategy in Kotor involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Kotor 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 $176+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $122 or more.
- Typical properties (Median) charge around $90 per night.
- Entry-level properties (Bottom 25%) earn around $65 per night.
Average Daily Rate (ADR) Trend by Month in Kotor
Get Live Kotor Market Intelligence 👇
Explore Real-time Analytics
Airbnb Seasonality Analysis & Trends in Kotor (2025)
Peak Season (August, July, June)
- Revenue averages $2,649 per month
- Occupancy rates average 61.0%
- Daily rates average $128
Shoulder Season
- Revenue averages $1,443 per month
- Occupancy maintains around 41.0%
- Daily rates hold near $109
Low Season (January, February, March)
- Revenue drops to average $688 per month
- Occupancy decreases to average 24.3%
- Daily rates adjust to average $104
Seasonality Insights for Kotor
- The Airbnb seasonality in Kotor 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 Kotor's highest earning potential, with monthly revenues capable of climbing to $2,878, occupancy reaching a high of 65.8%, and ADRs peaking at $133.
- 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 $595, occupancy could drop to 19.4%, and ADRs may adjust down to $101.
- 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 Kotor.
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 Kotor seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Kotor (2025)
Exploring the top neighborhoods for short-term rentals in Kotor? 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 |
|---|---|---|
| Kotor Old Town | A UNESCO World Heritage Site filled with historic architecture, narrow streets, and rich cultural heritage. It's a magnet for tourists visiting Kotor, making it ideal for Airbnb hosting. | St. Tryphon Cathedral, Kotor Fortress, Maritime Museum, Piazza of the Arms, Sea Gate |
| Bay of Kotor | Stunning natural beauty with serene views, perfect for those looking to enjoy outdoor activities. Attractive to families and couples seeking relaxation and nature. | Mamula Island, Perast, Our Lady of the Rocks, Blue Cave, Ladder of Kotor |
| Muo | A charming village close to Kotor, offering picturesque views of the bay. Ideal for travelers who prefer a quieter atmosphere while still being near the main attractions. | Muo Beach, Kotor Marina, Local restaurants, Hiking trails, Scenic viewpoints |
| Prcanj | Known for its scenic beauty and proximity to Kotor. It attracts tourists looking for a peaceful stay near the sea, as well as those interested in water sports. | Prcanj beach, Paddleboarding, Boat rentals, Local wineries, Cultural festivals |
| Lepetane | A small village with easy access to ferry services to the other side of the bay. Ideal for affordable and convenient stays for tourists exploring the region. | Ferry to Tivat, Beach access, Local eateries, Fishing opportunities, Community events |
| Tivat | Close to Kotor, Tivat is a rising star in Montenegrin tourism with luxury offerings, making it attractive for Airbnb investments targeting affluent travelers. | Porto Montenegro, Tivat Marina, Belane Beach, Local shops, Cultural events |
| Herceg Novi | A coastal town known for its historical sites and vibrant lifestyle. It’s appealing for those looking to explore the coast while being a short distance from Kotor. | Fortress of Forte Mare, Savina Monastery, Herceg Novi Old Town, Local markets, Beaches |
| Risan | A quiet town with historical significance, perfect for tourists who wish to explore ancient Roman heritage while enjoying the beauty of the bay. | Roman Mosaics, Risan Beach, Local restaurants, Hiking to Kotor Fortress, Scenic walks |
Understanding Airbnb License Requirements & STR Laws in Kotor (2025)
While Kotor, Kotor Municipality, Montenegro 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 Kotor to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Kotor (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Kotorbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Ultimate Penthouse
Entire Place • 4 bedrooms
Spacious Bright Cozy House & Parking Near Old Town
Entire Place • 8 bedrooms
4-bedroom apartment with city view
Entire Place • 4 bedrooms
The Old Town Luxury Apartment by MontenegroMoments
Entire Place • 2 bedrooms
Villa Mina - Amazing Sunsets over Bay
Entire Place • 3 bedrooms
Three-Bedroom Apartment with Balcony and Sea View
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 Kotor (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Kotor 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 |
|---|---|---|---|---|
| Nikola | 34 | $757,338 | 2507 | 4.53/5.0 |
| Marija | 21 | $340,199 | 1454 | 4.70/5.0 |
| Zeljko | 5 | $160,693 | 470 | 4.90/5.0 |
| Kotor Nest | 4 | $134,404 | 55 | 4.82/5.0 |
| Darko | 3 | $127,553 | 72 | 4.95/5.0 |
| Nikita | 5 | $124,922 | 627 | 4.92/5.0 |
| Milica | 3 | $122,765 | 70 | 4.93/5.0 |
| Marko | 3 | $100,442 | 250 | 4.96/5.0 |
| Viktor | 8 | $97,807 | 688 | 4.77/5.0 |
| Montenegro Moments | 2 | $96,631 | 17 | 2.47/5.0 |
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 Kotor.
Dive Deeper: Advanced Kotor STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Kotor. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsKotor Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Kotor
- The Kotor Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 94.2% of the 483 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Kotor, Apartment/Condo properties are the most common (83.9%), reflecting the local real estate landscape.
- Smaller segments like hotel/boutique, others, outdoor/unique, unique stays (combined 4.1%) offer potential for unique stay experiences.
Kotor Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Kotor
- The dominant room capacity in Kotor is 1 bedroom listings, making up 53.2% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 73.9% of the active Airbnb listings in Kotor, indicating a high concentration in these sizes.
- With over half the market (53.2%) consisting of studios or 1-bedroom units, Kotor is particularly well-suited for individuals or couples.
- Listings with 3+ bedrooms (9.2%) represent a smaller niche, potentially indicating an underserved market for larger group accommodations in Kotor.
Kotor Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Kotor
- The most common guest capacity trend in Kotor vacation rentals is listings accommodating 2 guests (33.7%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Kotor STR market, accounting for 62.9% of listings.
- 11.3% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Kotor.
- On average, properties in Kotor are equipped to host 3.4 guests.
Kotor Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Kotor
- The most common availability pattern in Kotor falls within the 181-270 days range, representing 47% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 82.6% 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 Kotor (47%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 19.1% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Kotor Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
120 listings
25.5% of total
2 Nights
120 listings
25.5% of total
3 Nights
108 listings
23% of total
4-6 Nights
29 listings
6.2% of total
7-29 Nights
6 listings
1.3% of total
30+ Nights
87 listings
18.5% of total
Key Insights
- The most prevalent minimum stay requirement in Kotor is 1 Night, adopted by 25.5% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (18.5%) caters to monthly stays (30+ nights) in Kotor, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 25.5% of Kotor hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 25.5% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 18.5% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Kotor.
Kotor Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 60 Days
4 listings
0.9% of total
Non-refundable
1 listings
0.2% of total
Refundable
1 listings
0.2% of total
Flexible
132 listings
30.1% of total
Moderate
104 listings
23.7% of total
Firm
65 listings
14.8% of total
Strict
132 listings
30.1% of total
Cancellation Policy Insights for Kotor
- The prevailing Airbnb cancellation policy trend in Kotor is Flexible, used by 30.1% of listings.
- There's a relatively balanced mix between guest-friendly (53.8%) and stricter (44.9%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Flexible policy to align with the 30.1% market standard in Kotor.
- With 30.1% using Strict terms, this is a viable option in Kotor, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Kotor.
Kotor STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Kotor
- The overall average booking lead time for vacation rentals in Kotor is 49 days.
- Guests book furthest in advance for stays during July (average 71 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 25 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (67 days avg.) sees the longest lead times, while Winter (29 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (49 days) as a baseline for your pricing and availability strategy in Kotor.
- For July stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 71 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 67 days) to capture early planners.
- Monitor your own booking lead times against these Kotor averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Kotor (2025)
Amenity Prevalence
Amenity Insights for Kotor
- Essential amenities in Kotor that guests expect include: Wifi, Air conditioning, Kitchen. Lacking these (any) could significantly impact bookings.
- Popular amenities like Hair dryer, Essentials, Heating are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Kotor: Wifi, Air conditioning, Kitchen.
- Prioritize adding missing essentials: Wifi, Air conditioning, Kitchen.
- Consider adding popular differentiators like Hair dryer 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 Kotor to stay competitive.
Kotor Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Kotor
- The typical guest profile for Airbnb in Kotor consists of predominantly international visitors (99%), with top international origins including United States, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or French.
- Domestic travelers account for 0.6% of guests.
- Key international markets include United Kingdom (27.8%) and United States (16%).
- Top languages spoken are English (49.8%) followed by French (7.4%).
- 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 States.
- 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 Kotor 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% |