Dumaguete

As of June 2026, Dumaguete, Siquijor, Bais have 768 active Airbnb and VRBO listings. This represents a 5% increase from the previous year.

The average Airbnb or VRBO in Dumaguete generates PHP354K per year. High-performing properties earn PHP1.3M/year, while low-performing properties earn PHP126K/year. Supply growth of 5.2% YoY outpaces revenue growth of 0.9%, signaling intensifying competition despite flat two-year trends. The 10x performance gap between high and low performers suggests market segmentation rather than uniform saturation, with 28% occupancy indicating substantial idle capacity across the portfolio.

Airbnb and VRBO can be profitable in Dumaguete. Average annual revenue is PHP354K with 28% occupancy. High-performing properties earn up to PHP1.3M/year. Supply growth of 5.2% YoY outpaces revenue growth of 0.9%, indicating tightening margins as the market adds inventory faster than demand. The 3.7x gap between high and average performers suggests significant performance variance despite modest overall competition.

The average occupancy rate for Airbnbs and VRBOs in Dumaguete is 28%. This occupancy level, combined with an average nightly rate of PHP3K, results in a RevPAR (revenue per available room) of PHP713 per day.

4+ bedroom properties demonstrate the strongest performance in Dumaguete, with annual revenue of PHP597K. These properties balance operating costs and rental demand most effectively in the Dumaguete market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Dumaguete area. Dumaguete: Lenient. Business permit and barangay clearance required. Minimal enforcement; most hosts operate informally without full compliance. Siquijor: Lenient. Tourism accreditation and business permit recommended. Very light enforcement; many properties unregistered but tolerated. Bais: Lenient. Basic business permit and barangay clearance needed. Minimal oversight; informal rentals common with little enforcement activity. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Dumaguete Airbnb and VRBO market is currently showing balanced conditions. Supply has grown 5% year-over-year, while RevPAR has increased 1%. This indicates balanced supply-demand dynamics. The significant gap between average revenue ($353,810) and top performer ($1,310,747) suggests performance is highly property-dependent, while the 28% occupancy rate reflects substantial available capacity in the market.

Launch around November, 2-3 months before peak winter season (February peaks). This pre-peak timing lets you build reviews when competition is 51% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (July-September) when gaining traction is harder.

The most common amenities in Dumaguete listings include: Air Conditioning (89%), Kitchen (82%), Tv (73%), Pool (45%), Balcony (44%). Amenities that boost revenue the most include Bbq, Internet, Heating, with Bbq properties earning approximately 42% more (PHP847K/year vs PHP596K/year).

Monthly estimated revenue per listing in Dumaguete over the last 12 months: May: PHP24K, June: PHP19K, July: PHP16K, August: PHP18K, September: PHP13K, October: PHP16K, November: PHP19K, December: PHP23K, January: PHP26K, February: PHP29K, March: PHP28K, April: PHP28K. 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 Dumaguete is PHP3K, up 28% year-over-year. By property size: 1-bedroom properties average PHP3K/night, 2-bedroom properties average PHP4K/night, 3-bedroom properties average PHP6K/night, 4+ bedroom properties average PHP8K/night. Rates peak in February and are lowest in May.

Guests in Dumaguete book an average of 23 days in advance, down 17% from last year. By property size: 1-bedroom: 23 days, 2-bedroom: 22 days, 3-bedroom: 28 days, 4+ bedroom: 27 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Dumaguete Airbnb and VRBO market has seen the following changes: supply grew 5%, revenue per listing increased 1%, occupancy fell 19%, average nightly rates increased 28%, and lead time decreased 17%. The sharp rate increases amid declining occupancy and minimal revenue growth suggest hosts are competing for fewer bookings through pricing rather than filling units—a dynamic reinforced by the wide gap between average ($353,810) and top-performing listings ($1,310,747).

In Dumaguete, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Thursday. Weekends show 15% higher occupancy than weekdays.