Upper Harbour Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Auckland, New Zealand
Is Airbnb profitable in Upper Harbour in 2025? Explore comprehensive Airbnb analytics for Upper Harbour, Auckland, New Zealand to uncover income potential. This 2025 STR market report for Upper Harbour, based on AirROI data from April 2024 to March 2025, reveals key trends in the niche market of 165 active listings.
Whether you're considering an Airbnb investment in Upper Harbour, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Upper Harbour 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 Upper Harbour Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Upper Harbour (2025)
Understanding the monthly revenue variations for Airbnb listings in Upper Harbour 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 Upper Harbour is typically January, while March often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Upper Harbour across different performance tiers:
- Best-in-class properties (Top 10%) achieve $3,241+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,097 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,101 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $551, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Upper Harbour
Upper Harbour Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Upper Harbour STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Januarysees the highest demand (peak season occupancy), while September 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 Upper Harbour:
- Best-in-class properties (Top 10%) achieve 83%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 68% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 45%.
- Entry-level properties (Bottom 25%) average 23% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Upper Harbour
Average Daily Rate (ADR) Airbnb Trends in Upper Harbour (2025)
Effective short term rental pricing strategy in Upper Harbour involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Upper Harbour typically peaks in December 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 $192+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $115 or more.
- Typical properties (Median) charge around $74 per night.
- Entry-level properties (Bottom 25%) earn around $50 per night.
Average Daily Rate (ADR) Trend by Month in Upper Harbour
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Airbnb Seasonality Analysis & Trends in Upper Harbour (2025)
Peak Season (January, November, April)
- Revenue averages $1,707 per month
- Occupancy rates average 49.5%
- Daily rates average $101
Shoulder Season
- Revenue averages $1,561 per month
- Occupancy maintains around 47.0%
- Daily rates hold near $101
Low Season (March, September, October)
- Revenue drops to average $1,225 per month
- Occupancy decreases to average 40.9%
- Daily rates adjust to average $99
Seasonality Insights for Upper Harbour
- The Airbnb seasonality in Upper Harbour shows moderate seasonality with distinct peak and low periods. 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 Upper Harbour's highest earning potential, with monthly revenues capable of climbing to $1,756, occupancy reaching a high of 53.3%, and ADRs peaking at $102.
- 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 $1,169, occupancy could drop to 39.6%, and ADRs may adjust down to $97.
- 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 Upper Harbour.
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 Upper Harbour seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Upper Harbour (2025)
Exploring the top neighborhoods for short-term rentals in Upper Harbour? 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 |
|---|---|---|
| Devonport | Charming historic village across the harbour from Auckland CBD, renowned for its beautiful beaches and coastal walks. A great spot for tourists wanting to escape the city while still being close to major attractions. | Devonport Beaches, North Head Historic Reserve, Mount Victoria, Devonport Naval Museum, Victoria Road shops, Ferry to Auckland City |
| Hobsonville Point | A modern waterfront community known for its great family-friendly amenities and parks. Attracts both locals and tourists with its waterfront promenades and vibrant market. | Hobsonville Point Farmers Market, Catalina Bay, Hobsonville Jetty, Hobsonville Point Beach, Brentwood Ave Reserve |
| Birkenhead | A suburban area with beautiful views of the Auckland skyline and great local cafes. It's perfect for visitors who want a quieter place to stay while being close to the city. | Little Town Lane, Birkenhead War Memorial Park, Chelsea Sugar Factory, Birkenhead Village, Le Roys Bush Reserve |
| Greenhithe | A peaceful suburb with stunning views and close-knit community feel, ideal for families and those looking for tranquility away from the hustle of the city. | Greenhithe Village, Upper Harbour Regional Park, Auckland's North Shore beaches, Pinehurst School |
| Albany | A growing suburb with a major shopping centre and proximity to many amenities. Popular among families and those who enjoy easy access to outdoor activities and parks. | Albany Mall, Westfield Albany, Karepiro Reserve, Okura River, Albany Lakes Domain |
| Unsworth Heights | A quiet neighborhood known for its spacious homes and accessibility to major transport routes. Commonly favored by business travelers and families. | Northcote Golf Club, Sunnynook Park, Highbury Shopping Centre, Unsworth Heights Park |
| Whenuapai | A developing suburb with potential for future growth, especially with the Auckland Airport expansion nearby. Attractive for investors looking for early opportunities. | Sandy Bay, Whenuapai Aviation Park, Westgate Shopping Centre, Riverhead Forest |
| Sunnyvale | A suburban area known for its affordability and family-friendly parks. It's gaining popularity among visitors looking for budget options while being well-connected to the city. | Sunnyvale Park, Lynfield Cove, West Lynn Gardens, Cedar Park, Bayswater Marina |
Understanding Airbnb License Requirements & STR Laws in Upper Harbour (2025)
While Upper Harbour, Auckland, New Zealand 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 Upper Harbour to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Upper Harbour (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Upper Harbourbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
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
Hobsonville Point Enchanter with Parking and Wi-fi
Entire Place • 3 bedrooms
Oasis Ode Retreat with pool, spa and trampoline
Entire Place • 4 bedrooms
Modern Family Home in Auckland West
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 Upper Harbour (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Upper Harbour 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 |
|---|---|---|---|---|
| Team EJ | 12 | $377,552 | 403 | 4.75/5.0 |
| Alex | 3 | $74,739 | 567 | 4.86/5.0 |
| Xudong | 2 | $65,626 | 168 | 4.90/5.0 |
| Juan | 4 | $63,460 | 221 | 4.75/5.0 |
| Mandy | 2 | $50,301 | 46 | 4.75/5.0 |
| Terese | 1 | $47,856 | 7 | 5.00/5.0 |
| Joshua | 2 | $46,460 | 129 | 4.84/5.0 |
| Jill | 4 | $40,578 | 226 | 4.74/5.0 |
| Claire | 2 | $34,885 | 22 | 4.96/5.0 |
| Lydia | 1 | $31,980 | 16 | 4.94/5.0 |
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 Upper Harbour.
Dive Deeper: Advanced Upper Harbour STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Upper Harbour. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsUpper Harbour Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Upper Harbour
- The Upper Harbour Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 58.8% of the 165 active rentals. This indicates strong guest preference for privacy and space.
- However, a notable 41.2% share for Private Rooms suggests opportunities for budget-conscious travelers or hosts renting out spare rooms.
- Looking at the property type distribution in Upper Harbour, House properties are the most common (63.6%), reflecting the local real estate landscape.
- Houses represent a significant 63.6% portion, catering likely to families or larger groups.
- The presence of 10.9% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like outdoor/unique (combined 1.8%) offer potential for unique stay experiences.
Upper Harbour Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Upper Harbour
- The dominant room capacity in Upper Harbour is 1 bedroom listings, making up 33.3% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 61.8% of the active Airbnb listings in Upper Harbour, indicating a high concentration in these sizes.
Upper Harbour Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Upper Harbour
- The most common guest capacity trend in Upper Harbour vacation rentals is listings accommodating 2 guests (29.1%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Upper Harbour STR market, accounting for 53.3% of listings.
- 13.3% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Upper Harbour.
- On average, properties in Upper Harbour are equipped to host 2.7 guests.
Upper Harbour Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Upper Harbour
- The most common availability pattern in Upper Harbour falls within the 271-366 days range, representing 44.2% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 70.9% 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 Upper Harbour (27.9%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 30.3% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Upper Harbour Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
69 listings
46% of total
2 Nights
41 listings
27.3% of total
3 Nights
13 listings
8.7% of total
4-6 Nights
10 listings
6.7% of total
7-29 Nights
4 listings
2.7% of total
30+ Nights
13 listings
8.7% of total
Key Insights
- The most prevalent minimum stay requirement in Upper Harbour is 1 Night, adopted by 46% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (73.3%) of the Upper Harbour Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 46% of Upper Harbour hosts use this setting.
- Explore offering discounts for stays of 30+ nights to attract the 8.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Upper Harbour.
Upper Harbour Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
48 listings
36.6% of total
Moderate
34 listings
26% of total
Firm
38 listings
29% of total
Strict
11 listings
8.4% of total
Cancellation Policy Insights for Upper Harbour
- The prevailing Airbnb cancellation policy trend in Upper Harbour is Flexible, used by 36.6% of listings.
- There's a relatively balanced mix between guest-friendly (62.6%) and stricter (37.4%) policies, offering choices for different guest needs.
- Strict cancellation policies are quite rare (8.4%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Flexible policy to align with the 36.6% market standard in Upper Harbour.
- Using a Strict policy might deter some guests, as only 8.4% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Upper Harbour.
Upper Harbour STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Upper Harbour
- The overall average booking lead time for vacation rentals in Upper Harbour is 41 days.
- Guests book furthest in advance for stays during February (average 55 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in June (average 27 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (50 days avg.) sees the longest lead times, while Summer (31 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (41 days) as a baseline for your pricing and availability strategy in Upper Harbour.
- For February stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 55 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 50 days) to capture early planners.
- Monitor your own booking lead times against these Upper Harbour averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Upper Harbour (2025)
Amenity Prevalence
Amenity Insights for Upper Harbour
- Essential amenities in Upper Harbour that guests expect include: Wifi, Smoke alarm. Lacking these (any) could significantly impact bookings.
- Popular amenities like Hot water, 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 Upper Harbour: Wifi, Smoke alarm.
- Prioritize adding missing essentials: Wifi, Smoke alarm.
- Consider adding popular differentiators like Hot water 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 Upper Harbour to stay competitive.
Upper Harbour Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Upper Harbour
- The typical guest profile for Airbnb in Upper Harbour consists of primarily domestic travelers (68%), often arriving from nearby Auckland, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Chinese.
- Domestic travelers account for 67.8% of guests.
- Key international markets include New Zealand (67.8%) and Australia (9.9%).
- Top languages spoken are English (64.3%) followed by Chinese (9.1%).
- 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 Auckland and Wellington.
- 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 Upper Harbour 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 |
|---|---|---|---|---|
| Hot Water Beach | 24 | $3,278 | $253.38 | 55% |
| Waiheke | 576 | $2,602 | $339.37 | 34% |
| Langs Beach | 22 | $2,377 | $425.95 | 32% |
| Island View | 29 | $2,247 | $201.70 | 41% |
| Hahei | 96 | $2,176 | $246.79 | 40% |
| Karapiro | 38 | $2,157 | $194.60 | 40% |
| Pios Beach | 18 | $2,086 | $233.93 | 40% |
| Whananaki | 19 | $1,987 | $272.19 | 33% |
| Newstead | 15 | $1,933 | $142.02 | 45% |
| Waihi Beach | 125 | $1,875 | $220.36 | 38% |