Munich

As of May 2026, Munich, Freising, Dachau have 2,344 active Airbnb and VRBO listings. This represents a 24% decrease from the previous year.

The average Airbnb or VRBO in Munich generates €23K per year. High-performing properties earn €82K/year, while low-performing properties earn €9K/year. The extreme variance between high and low performers suggests a market where revenue is heavily concentrated among top-tier assets, despite an overall 24% contraction in supply.

Airbnb and VRBO can be profitable in Munich. Average annual revenue is €23K with 34% occupancy. High-performing properties earn up to €82K/year. The 34% occupancy rate alongside the significant revenue ceiling indicates that profitability is driven more by premium positioning than by high baseline demand.

The average occupancy rate for Airbnbs and VRBOs in Munich is 34%. This occupancy level, combined with an average nightly rate of €212, results in a RevPAR (revenue per available room) of €43 per day.

4+ bedroom properties demonstrate the strongest performance in Munich, with annual revenue of €66K. These properties balance operating costs and rental demand most effectively in the Munich market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Munich area. Munich: Strict. Permit (Zweckentfremdungserlaubnis) required, primary residence rule enforced, max 8 weeks/year for entire units. Active enforcement with high fines, many illegal listings removed. Freising: Strict. Follows Bavarian law requiring permits for short-term rentals. Primary residence restrictions apply. Enforcement active given proximity to Munich. Dachau: Strict. Bavarian short-term rental ordinance applies, permit mandatory, primary residence requirement. Moderate-to-active enforcement, stricter than pre-2018. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Munich Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 24% year-over-year, while RevPAR has decreased 10%. This indicates balanced supply-demand dynamics. The synchronized drop in both supply and revenue suggests that the market is adjusting to lower demand levels rather than facing a surplus crisis.

Launch around June, 2-3 months before peak fall season (September peaks). This pre-peak timing lets you build reviews when competition is -47% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (August-January) when gaining traction is harder.

The most common amenities in Munich listings include: Kitchen (96%), Heating (83%), Tv (82%), Washing Machine (71%), Parking (59%). Amenities that boost revenue the most include Air Conditioning, Tv, Internet, with Air Conditioning properties earning approximately 35% more (€58K/year vs €43K/year).

Monthly estimated revenue per listing in Munich over the last 12 months: May: €1K, June: €1K, July: €1K, August: €1K, September: €2K, October: €2K, November: €1K, December: €2K, January: €814, February: €840, March: €1K, April: €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 Munich is €212, up 36% year-over-year. By property size: 1-bedroom properties average €159/night, 2-bedroom properties average €267/night, 3-bedroom properties average €351/night, 4+ bedroom properties average €494/night. Rates peak in September and are lowest in May.

Guests in Munich book an average of 34 days in advance, down 32% from last year. By property size: 1-bedroom: 33 days, 2-bedroom: 35 days, 3-bedroom: 39 days, 4+ bedroom: 42 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Munich Airbnb and VRBO market has seen the following changes: supply declined 24%, revenue per listing decreased 10%, occupancy fell 18%, average nightly rates increased 36%, and lead time decreased 32%. Rising nightly rates despite falling occupancy point toward a shift in operator strategy toward higher-margin, shorter-booking-window stays.

In Munich, Saturday sees the highest booking demand while Sunday has the lowest. Nightly rates peak on Friday and are lowest on Sunday. Weekends show 9% higher occupancy than weekdays.