Sao Sebastiao

As of May 2026, São Sebastião, Ilhabela, Ubatuba have 8,328 active Airbnb and VRBO listings. This represents a 5% decrease from the previous year.

The average Airbnb or VRBO in Sao Sebastiao generates R$84K per year. High-performing properties earn R$267K/year, while low-performing properties earn R$34K/year. This massive revenue spread suggests that market winners are capturing significantly higher demand despite a contracting total supply, indicating a winner-take-all environment for top-tier listings.

Airbnb and VRBO can be profitable in Sao Sebastiao. Average annual revenue is R$84K with 23% occupancy. High-performing properties earn up to R$267K/year. The substantial performance delta shows that while average occupancy is modest, top performers effectively optimize utilization to extract triple the revenue of the median listing.

The average occupancy rate for Airbnbs and VRBOs in Sao Sebastiao is 23%. This occupancy level, combined with an average nightly rate of R$935, results in a RevPAR (revenue per available room) of R$195 per day.

4+ bedroom properties demonstrate the strongest performance in Sao Sebastiao, with annual revenue of R$159K. These properties balance operating costs and rental demand most effectively in the Sao Sebastiao market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Sao Sebastiao area. São Sebastião: Lenient. Municipal registration required but rarely enforced. No occupancy rules or density limits. Most hosts operate without formal compliance, minimal oversight. Ilhabela: Lenient. Tourism registry exists but enforcement is minimal. No owner-occupancy requirements. High tourist demand, authorities focus on tax collection over restrictions. Ubatuba: Lenient. Basic business registration recommended. No strict rental caps or residency rules. Light enforcement, many informal rentals operate freely in beach areas. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Sao Sebastiao Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 5% year-over-year, while RevPAR has decreased 4%. This indicates balanced supply-demand dynamics. The synchronized decline in supply and revenue suggests that the market is adjusting to lower demand levels rather than facing a surplus saturation issue.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is 48% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-June) when gaining traction is harder.

The most common amenities in Sao Sebastiao listings include: Kitchen (98%), Tv (95%), Air Conditioning (85%), Bbq (74%), Private Yard (68%). Amenities that boost revenue the most include Washing Machine, Pool, Bbq, with Washing Machine properties earning approximately 125% more (R$281K/year vs R$125K/year).

Monthly estimated revenue per listing in Sao Sebastiao over the last 12 months: May: R$3K, June: R$2K, July: R$3K, August: R$2K, September: R$3K, October: R$4K, November: R$6K, December: R$13K, January: R$16K, February: R$8K, March: R$5K, April: R$7K. 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 Sao Sebastiao is R$935, up 4% year-over-year. By property size: 1-bedroom properties average R$450/night, 2-bedroom properties average R$664/night, 3-bedroom properties average R$1K/night, 4+ bedroom properties average R$2K/night. Rates peak in January and are lowest in August.

Guests in Sao Sebastiao book an average of 26 days in advance, down 12% from last year. By property size: 1-bedroom: 22 days, 2-bedroom: 25 days, 3-bedroom: 28 days, 4+ bedroom: 33 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Sao Sebastiao Airbnb and VRBO market has seen the following changes: supply declined 5%, revenue per listing decreased 4%, occupancy fell 10%, average nightly rates increased 4%, and lead time decreased 12%. These metrics reflect a shift toward shorter booking windows and lower volume, forcing hosts to rely on higher nightly rates to maintain yields.

In Sao Sebastiao, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 47% higher occupancy than weekdays.