São Vicente

As of June 2026, São Vicente, Santos, Praia Grande have 829 active Airbnb and VRBO listings. This represents a 4% decrease from the previous year.

The average Airbnb or VRBO in São Vicente generates R$25K per year. High-performing properties earn R$64K/year, while low-performing properties earn R$9K/year. Declining supply paired with flat revenue suggests the market is contracting rather than growing, while the 24% occupancy rate and wide performance gap indicate significant variation in how properties compete within a constrained demand environment.

Airbnb and VRBO can be profitable in São Vicente. Average annual revenue is R$25K with 24% occupancy. High-performing properties earn up to R$64K/year. Declining supply combined with flat revenue suggests a contracting market, while the significant gap between average and top performers indicates uneven competition where differentiation drives outsized returns.

The average occupancy rate for Airbnbs and VRBOs in São Vicente is 24%. This occupancy level, combined with an average nightly rate of R$285, results in a RevPAR (revenue per available room) of R$58 per day.

3-bedroom properties demonstrate the strongest performance in São Vicente, with annual revenue of R$36K. These properties balance operating costs and rental demand most effectively in the São Vicente market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the São Vicente area. São Vicente: Lenient. No specific STR regulations, general business registration recommended. Minimal enforcement, hosts operate freely. Santos: Lenient. Municipal registration (cadastro) required but rarely enforced. No occupancy rules or caps. Light enforcement, most hosts operate informally. Praia Grande: Lenient. Basic business license (alvará) technically needed. No STR-specific rules or density limits. Very light enforcement, informal operation common. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The São Vicente Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 4% year-over-year, while RevPAR has increased 3%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($25,270) and top performers ($64,033) suggests significant performance variance, reflecting a competitive market where differentiation drives outsized returns for well-positioned properties.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is 45% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (August-June) when gaining traction is harder.

The most common amenities in São Vicente listings include: Kitchen (98%), Tv (98%), Elevator (70%), Pets Allowed (52%), Parking (52%). Amenities that boost revenue the most include Pool, Gym, Washing Machine, with Pool properties earning approximately 35% more (R$66K/year vs R$49K/year).

Monthly estimated revenue per listing in São Vicente over the last 12 months: May: R$816, June: R$712, July: R$942, August: R$871, September: R$1K, October: R$1K, November: R$2K, December: R$4K, January: R$4K, February: R$2K, March: R$1K, April: R$2K. 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 Vicente is R$285, up 24% year-over-year. By property size: 1-bedroom properties average R$261/night, 2-bedroom properties average R$331/night, 3-bedroom properties average R$471/night. Rates peak in December and are lowest in June.

Guests in São Vicente book an average of 17 days in advance, down 22% from last year. By property size: 1-bedroom: 17 days, 2-bedroom: 19 days, 3-bedroom: 20 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the São Vicente Airbnb and VRBO market has seen the following changes: supply declined 4%, revenue per listing increased 3%, occupancy fell 12%, average nightly rates increased 24%, and lead time decreased 22%. The sharp rate increase amid falling occupancy suggests hosts are pricing defensively rather than responding to demand strength, while the substantial revenue gap between high ($64,033) and average ($25,270) performers indicates significant quality or positioning disparities.

In São Vicente, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Wednesday. Weekends show 49% higher occupancy than weekdays.