Dumfries

As of June 2026, Dumfries, Carlisle, Gretna Green have 820 active Airbnb and VRBO listings. This represents a 10% decrease from the previous year.

The average Airbnb or VRBO in Dumfries generates £20K per year. High-performing properties earn £75K/year, while low-performing properties earn £10K/year. The substantial revenue spread suggests that market performance is highly polarized, with top-tier listings capturing a disproportionate share of demand despite the overall 21.5% revenue decline.

Airbnb and VRBO can be profitable in Dumfries. Average annual revenue is £20K with 35% occupancy. High-performing properties earn up to £75K/year. The 10.4% reduction in supply indicates a tightening market, where the performance gap highlights how effectively premium assets differentiate themselves to maintain occupancy in a contracting revenue environment.

The average occupancy rate for Airbnbs and VRBOs in Dumfries is 35%. This occupancy level, combined with an average nightly rate of £152, results in a RevPAR (revenue per available room) of £39 per day.

4+ bedroom properties demonstrate the strongest performance in Dumfries, with annual revenue of £39K. These properties balance operating costs and rental demand most effectively in the Dumfries market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Dumfries area. Dumfries: Lenient. No specific STR licensing required. Planning permission needed for material change of use. Light enforcement, many operate without issues. Carlisle: Lenient. No dedicated STR regulations. Planning permission may apply for full conversions. Minimal enforcement, hosts largely self-regulate. Gretna Green: Lenient. Part of Dumfries & Galloway Council area. No STR-specific licenses. Planning rules for change of use rarely enforced for occasional rentals. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Dumfries Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 10% year-over-year, while RevPAR has decreased 22%. This indicates balanced supply-demand dynamics. This correlation suggests that the market is adjusting to lower demand levels, potentially stabilizing competition as less effective inventory exits the pool.

Launch around February, 2-3 months before peak summer season (May peaks). This pre-peak timing lets you build reviews when competition is 28% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (December-January) when gaining traction is harder.

The most common amenities in Dumfries listings include: Tv (90%), Washing Machine (76%), Kitchen (74%), Heating (58%), Pets Allowed (57%). Amenities that boost revenue the most include Heating, Tv, Hot Tub, with Heating properties earning approximately 279% more (£105K/year vs £28K/year).

Monthly estimated revenue per listing in Dumfries over the last 12 months: May: £2K, June: £2K, July: £2K, August: £2K, September: £1K, October: £1K, November: £748, December: £857, January: £668, February: £797, March: £930, 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 Dumfries is £152, up 4% year-over-year. By property size: 1-bedroom properties average £106/night, 2-bedroom properties average £119/night, 3-bedroom properties average £169/night, 4+ bedroom properties average £404/night. Rates peak in May and are lowest in November.

Guests in Dumfries book an average of 39 days in advance, down 23% from last year. By property size: 1-bedroom: 35 days, 2-bedroom: 39 days, 3-bedroom: 41 days, 4+ bedroom: 47 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Dumfries Airbnb and VRBO market has seen the following changes: supply declined 10%, revenue per listing decreased 22%, occupancy fell 13%, average nightly rates increased 4%, and lead time decreased 23%. Reduced lead times combined with lower occupancy point to a shift toward impulsive, shorter-term booking cycles in a thinner market.

In Dumfries, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Saturday and are lowest on Monday. Weekends show 11% higher occupancy than weekdays.