Airbnb Market Analytics, Statistics and Data in Upper Harbour, Auckland, New Zealand
Last updated: 2025-01-31
Looking to make more money with hosting or rental arbitraging Airbnbs, short-term rentals, vacation rentals in Upper Harbour? AirROI have just the data insights! Over the last twelve months from February 2024 to January 2025, we've uncovered key trends and opportunities that successful hosts are leveraging in Upper Harbour:
How much do Airbnb hosts make on average per month in Upper Harbour?
The short-term rental market in Upper Harbour shows distinct revenue patterns across different property tiers. Our analysis reveals that successful properties combine strategic pricing with quality management to maximize earnings potential. Market data demonstrates clear revenue differentiation among properties:
- Typical properties (median) earn $1,162 per month
- Strong performing properties (top 25%) make $2,142 or more
- Best-in-class properties (top 10%) achieve $3,238+ monthly
- Entry-level properties (bottom 25%) typically earn around $608
Revenue Variations by Month
Occupancy Rates Throughout the Year in Upper Harbour
The market in Upper Harbour shows distinct occupancy patterns influenced by seasonal trends and local dynamics. Properties that maintain high guest satisfaction scores and implement strategic pricing consistently achieve stronger occupancy rates. Current market data shows:
- Typical properties (median) maintain 47% occupancy rates
- Strong performing properties (top 25%) achieve 69% or higher
- Best-in-class properties (top 10%) reach 84%+occupancy
- Entry-level properties (bottom 25%) average around 25%
Occupancy Variations by Month
Average Daily Rates Seasonal Trends in Upper Harbour
Daily rates in Upper Harbour vary based on seasonality, property quality, and market dynamics. Properties that effectively balance competitive pricing with strong amenities typically command higher rates. Market analysis shows the following rate structure:
- Typical properties (median) generate $71 per night
- Strong performing properties (top 25%) secure $112 or more
- Best-in-class properties (top 10%) pull in $195+ per night
- Entry-level properties (bottom 25%) earn around $48
Daily Rate Variations by Month
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Seasonality patterns in Upper Harbour
Peak Season (February, March, November)
- Revenue peaks at $1947.93 per month
- Occupancy rates reach 60.01%
- Daily rates average $100.94
Shoulder Season
- Revenue averages $1573.79 per month
- Occupancy maintains 47.67%
- Daily rates hold at $98.50
Low Season (August, July, September)
- Revenue drops to $1214.69 per month
- Occupancy decreases to 38.92%
- Daily rates adjust to $94.44
Is it still profitable to do Airbnb in Upper Harbour in 2025?
Yes! Upper Harbour demonstrates moderate seasonality with good off-peak opportunities, featuring a healthy occupancy rate of 48% and monthly revenue averaging $1574 and The market's 169 active listings indicate growing demand with plenty of opportunity for new properties. There's also room for profit through rental arbitrage strategies, if you can identify competitively priced properties. To maximize your return on investment, consider employing the following strategies:
Peak Season Strategy
- Implement premium seasonal pricing strategies
- Set longer minimum stay requirements during high-demand periods
- Enforce stricter cancellation policies
Shoulder Season Strategy
- Maintain competitive market-based pricing
- Offer moderate-length stay incentives
- Target a mix of leisure and business travelers with flexible booking terms
- Focus on weekend getaway packages and mid-week business traveler promotions
Low Season Strategy
- Adjust pricing to remain competitive in the market
- Target different guest segments (families on vacation, festival goers, adventure tourists, international visitors)
- Create targeted promotional campaigns to drive occupancy
Top Places to Start Airbnb in Upper Harbour
| Area | Why Choose This Area | Key Attractions |
|---|---|---|
| Greenhithe | A picturesque suburb with scenic waterfront views and parks. Ideal for families and those seeking a peaceful retreat while being close to the city. | Greenhithe Village, Shelly Beach, Kauri Park, Sandy Bay, Greenhithe Reserve |
| Herald Island | A sought-after area known for its tranquility and waterfront properties. It is popular with those looking for a serene environment while having easy access to amenities. | Herald Island Marina, Shingle Creek, Local parks, Waterfront walks |
| Unsworth Heights | A growing suburban area with modern amenities and family-friendly environments. Attractive to travelers looking for more spacious accommodations. | Unsworth Heights Park, Local shopping centers, Nearby schools |
| Hobsonville Point | A contemporary waterfront community that boasts beautiful views and modern facilities. Great for tourists seeking a relaxed and scenic environment. | Hobsonville Point Farmers Market, Catalina Bay, Te Ara Manawa Coastal Walkway |
| West Harbour | A vibrant suburb with waterfront access, close to the city and popular for its diverse community. Appeals to tourists looking for a mix of urban and suburban experiences. | West Harbour Marina, Local parks, Nearby cafés and restaurants |
| Beach Haven | A coastal suburb known for its beaches and relaxed lifestyle. Perfect for visitors seeking a beach vibe without being far from the city. | Beach Haven Beach, Hillary Reserve, Local cafés |
| Northcote | A bustling suburb with a variety of dining options and quick access to public transport. Great for visitors who want to explore the greater Auckland area. | Northcote Shopping Centre, Local parks, Nearby beaches |
| Takapuna | A popular beach suburb offering a mix of urban and beach life, with vibrant markets and shops. Ideal for tourists wanting to enjoy the best of both worlds. | Takapuna Beach, Takapuna Markets, Lake Pupuke, Shopping and dining options |
Do you need a license for Airbnb in Upper Harbour?
We recommend checking directly with Upper Harbour's local government regarding short-term rental licensing requirements. Current market data shows limited licensing information (0% of listings), making it essential to verify current regulations before starting your Airbnb business.
Top Performing Airbnb Properties in Upper Harbour
Grand Retreat with spa, sauna & parking
Entire Place • 6 bedrooms
Rarawara
Entire Place • 2 bedrooms
Quality designer home, features galore, spa pool
Entire Place • 3 bedrooms
Modern Family Home in Auckland West
Entire Place • 3 bedrooms
Hobsonville Point Enchanter with Parking and Wi-fi
Entire Place • 3 bedrooms
House with Car in Hobsonville Point
Entire Place • 3 bedrooms
Top Performing Professional Hosts in Upper Harbour
Additional analytics on vacation rental, real estate, short term rental data in Upper Harbour
AirROI also have other key metrics and comprehensive data for your vacation rental, real estate needs. Go explore the advanced metrics that can help you make informed decisions:
Room Type Distribution
Property Type Distribution
Key Insights
- Market dominated by entire home listings (58%), with house and apartment & condo properties comprising 77.5% of inventory
- Untapped potential in outdoor & mobile segments (1.8% combined)
Room Capacity Distribution
Analysis of 169 properties in Upper Harbour shows that 1 bedroom properties are most prevalent, making up 34.9% of the market. The market tends to favor smaller properties, with 1 bedroom and 2 bedrooms together representing 62.7% of all listings.
Key Insights
- Most common: 1 bedroom (34.9%)
- Least common: 5+ bedrooms (1.2%)
- Market concentration: 62.7% in top 2 sizes
- Market skew: Favors smaller properties
Guest Capacity Distribution
Analysis of 169 properties in Upper Harbour reveals that 2 guests properties dominate the market, representing 30.2% of all listings. The average property accommodates 2.8 guests, with a clear trend towards larger guest capacities. Properties accommodating 2 guests and 4 guests make up 54.4% of the market.
Key Insights
- Most common capacity: 2 guests (30.2% of market)
- Least common capacity: 7 guests (1.2% of market)
- Average guest capacity: 2.8 guests per property
- Market concentration: 54.4% in top 2 capacity sizes
- Market segmentation: Predominantly larger guest capacities
Booking and Availability Patterns
Available Days Distribution
Booked Days Distribution
Among 169 properties in Upper Harbour, the most common availability pattern is 271-366 days (40.2% of properties). For actual bookings, properties most frequently secure bookings for 91-180 days (28.4% of properties).
Key Insights
- Most common availability window: 271-366 days (40.2%)
- Most common booking duration: 91-180 days (28.4%)
- Properties with high availability (180+ days): 69.8%
- Properties with long-term bookings (180+ days): 32.5%
Minimum Stay Distributions
1 Night
70 listings
47% of total
2 Nights
46 listings
30.9% of total
3 Nights
13 listings
8.7% of total
4-6 Nights
12 listings
8.1% of total
7-29 Nights
3 listings
2% of total
30+ Nights
5 listings
3.4% of total
Key Insights
- Short stays (1-2 nights) dominate the market at 77.9%
- Mid-length stays (4-6 nights) represent 8.1% of listings
- Monthly+ stays (3.4%) suggest a stable extended-stay market
- High market flexibility with 86.6% accepting 3 nights or less
Recommendations
- Set minimum stays between 2-3 nights to align with market standards
- Adjust minimum stays seasonally based on demand patterns
- Implement different minimum stays for weekends vs. weekdays
Cancellation Policy Distribution
Flexible
47 listings
35.9% of total
Moderate
36 listings
27.5% of total
Firm
37 listings
28.2% of total
Strict
11 listings
8.4% of total
Key Insights
- Flexible is the preferred policy at 35.9% of listings
- Guest-friendly policies (Flexible & Moderate) dominate at 63.4% of the market
- Strong market consensus around Flexible policies
- Strict policies are least common at 8.4% of listings
Recommendations
- Consider starting with a Flexible policy to align with market preferences
- Strong market preference for Flexible policies suggests this should be your baseline
- Consider generous cancellation terms as a competitive advantage
Booking Lead Time Trends
Key Insights
- Peak booking lead times occur in Nov, Jan, Feb, averaging 52 days
- Shortest booking windows are in Aug, Sep, Jun, averaging 28 days
- Winter shows the longest average booking window at 50 days, while Summer has the shortest at 31 days
Recommendations
- Implement dynamic pricing strategies for Winter bookings at least 50 days in advance
- Consider early bird discounts during Summer to encourage longer lead times
- Focus on last-minute booking promotions during Aug-Jun when lead times are shortest
Popular Airbnb Amenities in Upper Harbour
Below is the distribution of amenities across listings in Upper Harbour:
Traveler Demographics
Key Insights
- Domestic travelers make up 66.4% of total guests, indicating a significant local market share.
- Primary international markets: Australia (11.5%) and United States (5%)
- English is the top language at 76.6%, followed by Chinese (11.1%)
- Notable demographic segment in <=1950s (Pre-1950s (Silent Gen)) at 7.6%
Recommendations
- Target marketing campaigns for Auckland and Wellington markets
- Develop localized content for Australia and United States
- Prioritize English and Chinese language support
- Tailor experiences for Pre-1950s (Silent Gen) while maintaining broad age appeal
- Implement seasonal promotions aligned with key market travel patterns
Nearby Markets
Explore short-term rental performance in markets surrounding Upper Harbour. These nearby markets offer diverse opportunities for property investors and hosts:
| Market | Properties | Monthly Revenue | Daily Rate | Occupancy |
|---|---|---|---|---|
| Hot Water Beach | 24 | $3,324 | $248.67 | 55% |
| Waiheke | 604 | $2,530 | $330.64 | 35% |
| Pios Beach | 17 | $2,354 | $236.19 | 45% |
| Pataua North | 14 | $2,165 | $280.42 | 38% |
| Langs Beach | 24 | $2,060 | $416.12 | 32% |
| Karapiro | 37 | $2,058 | $190.03 | 40% |
| Island View | 31 | $2,047 | $199.40 | 40% |
| Baylys Beach | 13 | $2,021 | $135.50 | 49% |
| Whananaki | 20 | $2,019 | $260.32 | 34% |
| Opito Bay | 13 | $2,019 | $368.30 | 30% |
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