Ulm

As of May 2026, Ulm, Stuttgart, Augsburg have 1,641 active Airbnb and VRBO listings. This represents a 2% decrease from the previous year.

The average Airbnb or VRBO in Ulm generates €14K per year. High-performing properties earn €31K/year, while low-performing properties earn €6K/year. This wide earnings spread suggests that market revenue is heavily concentrated in a small subset of listings, indicating that top-tier assets capture a disproportionate share of demand in a constrained revenue environment.

Airbnb and VRBO can be profitable in Ulm. Average annual revenue is €14K with 34% occupancy. High-performing properties earn up to €31K/year. The delta between average and high performance demonstrates that operators who successfully differentiate themselves can bypass the broader market's revenue contraction, even as aggregate occupancy remains modest.

The average occupancy rate for Airbnbs and VRBOs in Ulm is 34%. This occupancy level, combined with an average nightly rate of €118, results in a RevPAR (revenue per available room) of €27 per day.

4+ bedroom properties demonstrate the strongest performance in Ulm, with annual revenue of €22K. These properties balance operating costs and rental demand most effectively in the Ulm market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Ulm area. Ulm: Moderate. Registration required, permit needed for entire apartments, primary residence rule applies. Enforcement present but not aggressive, some hosts operate without permits. Stuttgart: Strict. Permit mandatory, primary residence requirement, max 8 weeks/year for entire units without special approval. Active enforcement with fines and monitoring. Augsburg: Moderate. Registration and permit required, primary residence rule enforced. Moderate enforcement, occasional checks but not systematic like larger cities. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Ulm Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 2% year-over-year, while RevPAR has decreased 9%. This indicates balanced supply-demand dynamics. The simultaneous contraction in both supply and revenue suggests a market where reduced inventory is not yet sufficient to stabilize pricing power against softening demand.

Launch around January, 2-3 months before peak fall season (April peaks). This pre-peak timing lets you build reviews when competition is 25% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (November-January) when gaining traction is harder.

The most common amenities in Ulm listings include: Kitchen (91%), Tv (77%), Heating (70%), Washing Machine (62%), Balcony (49%). Amenities that boost revenue the most include Washing Machine, Ev Charger, Internet, with Washing Machine properties earning approximately 13% more (€24K/year vs €21K/year).

Monthly estimated revenue per listing in Ulm over the last 12 months: May: €821, June: €824, July: €960, August: €947, September: €855, October: €1K, November: €722, December: €835, January: €534, February: €485, March: €754, April: €1K. 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 Ulm is €118, up 32% year-over-year. By property size: 1-bedroom properties average €100/night, 2-bedroom properties average €127/night, 3-bedroom properties average €159/night, 4+ bedroom properties average €194/night. Rates peak in April and are lowest in May.

Guests in Ulm book an average of 29 days in advance, down 24% from last year. By property size: 1-bedroom: 28 days, 2-bedroom: 30 days, 3-bedroom: 32 days, 4+ bedroom: 32 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Ulm Airbnb and VRBO market has seen the following changes: supply declined 2%, revenue per listing decreased 9%, occupancy fell 16%, average nightly rates increased 32%, and lead time decreased 24%. These shifts reveal a volatile environment where aggressive rate hikes have failed to offset declining occupancy and shorter booking windows.

In Ulm, Saturday sees the highest booking demand while Sunday has the lowest. Nightly rates peak on Friday and are lowest on Sunday. Weekends show 10% higher occupancy than weekdays.