São João Del Rei

As of June 2026, São João del Rei, Tiradentes have 841 active Airbnb and VRBO listings. This represents a 1% decrease from the previous year.

The average Airbnb or VRBO in São João del Rei generates R$39K per year. High-performing properties earn R$131K/year, while low-performing properties earn R$16K/year. With supply declining slightly while revenue remains flat, the market shows modest contraction rather than growth, suggesting limited capacity expansion despite stable demand at the current 22% occupancy rate. The threefold gap between high and low performers indicates significant performance variance within a relatively constrained market.

Airbnb and VRBO can be profitable in São João del Rei. Average annual revenue is R$39K with 22% occupancy. High-performing properties earn up to R$131K/year. Declining supply combined with flat revenue suggests market consolidation, where top-performing properties are capturing disproportionate share while average performers stagnate—indicating a bifurcated market with significant performance variance.

The average occupancy rate for Airbnbs and VRBOs in São João del Rei is 22%. This occupancy level, combined with an average nightly rate of R$483, results in a RevPAR (revenue per available room) of R$89 per day.

4+ bedroom properties demonstrate the strongest performance in São João del Rei, with annual revenue of R$107K. These properties balance operating costs and rental demand most effectively in the São João del Rei market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the São João del Rei area. São João del Rei: Lenient. No specific STR regulations or registration requirements. Operates under general commercial/hospitality rules. Minimal enforcement of existing codes. Tiradentes: Lenient. No formal STR permit system. Heritage site restrictions apply to building modifications but not rentals themselves. Light enforcement, hosts operate freely. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The São João del Rei Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 1% year-over-year, while RevPAR has increased 1%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($39,365) and high-performing listings ($131,391) suggests significant performance variance, reflecting competitive differentiation within a market where low occupancy at 22% constrains overall growth potential.

Launch around January, 2-3 months before peak winter season (April peaks). This pre-peak timing lets you build reviews when competition is -10% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (September-March) when gaining traction is harder.

The most common amenities in São João del Rei listings include: Kitchen (98%), Tv (93%), Pets Allowed (61%), Balcony (54%), Private Yard (47%). Amenities that boost revenue the most include Pool, Bbq, Air Conditioning, with Pool properties earning approximately 151% more (R$185K/year vs R$74K/year).

Monthly estimated revenue per listing in São João del Rei over the last 12 months: May: R$2K, June: R$3K, July: R$4K, August: R$3K, September: R$2K, October: R$2K, November: R$2K, December: R$3K, January: R$3K, February: R$3K, March: R$2K, April: R$4K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in São João del Rei is R$483, up 17% year-over-year. By property size: 1-bedroom properties average R$309/night, 2-bedroom properties average R$421/night, 3-bedroom properties average R$543/night, 4+ bedroom properties average R$1K/night. Rates peak in April and are lowest in May.

Guests in São João del Rei book an average of 26 days in advance, down 17% from last year. By property size: 1-bedroom: 23 days, 2-bedroom: 25 days, 3-bedroom: 29 days, 4+ bedroom: 36 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the São João del Rei Airbnb and VRBO market has seen the following changes: supply declined 1%, revenue per listing increased 1%, occupancy fell 6%, average nightly rates increased 17%, and lead time decreased 17%. Despite minimal supply reduction, the 6% occupancy drop paired with sharply rising nightly rates suggests hosts are prioritizing rate optimization over volume—a strategy viable only for premium properties, as evidenced by the wide gap between average ($39,365) and top-performing listings ($131,391).

In São João del Rei, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Wednesday. Weekends show 99% higher occupancy than weekdays.