Niš

As of June 2026, Niš, Niška Banja have 269 active Airbnb and VRBO listings. This represents a 6% decrease from the previous year.

The average Airbnb or VRBO in Niš generates RSD389K per year. High-performing properties earn RSD987K/year, while low-performing properties earn RSD113K/year. With supply declining year-over-year alongside flat revenue, the market shows contraction rather than growth, while the 22% occupancy rate and wide performance gap suggest significant differentiation between competitive and underperforming listings.

Airbnb and VRBO can be profitable in Niš. Average annual revenue is RSD389K with 22% occupancy. High-performing properties earn up to RSD987K/year. Declining supply suggests market consolidation, while flat revenue indicates a stabilizing market with modest growth potential. The significant gap between average and top performers signals meaningful performance variance, reflecting differentiated positioning among active listings.

The average occupancy rate for Airbnbs and VRBOs in Niš is 22%. This occupancy level, combined with an average nightly rate of RSD5K, results in a RevPAR (revenue per available room) of RSD834 per day.

2-bedroom properties demonstrate the strongest performance in Niš, with annual revenue of RSD432K. These properties balance operating costs and rental demand most effectively in the Niš market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Niš area. Niš: Lenient. Registration with tax authority required, tourism categorization recommended. Minimal enforcement, many hosts operate informally without full compliance. Niška Banja: Lenient. Tourist accommodation registration advised, local permits minimal. Light enforcement, informal rentals common in this spa resort area. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Niš Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 6% year-over-year, while RevPAR has decreased 6%. This indicates balanced supply-demand dynamics. The substantial gap between average revenue ($388,940) and high-performing properties ($987,394) suggests significant performance variation, with low occupancy at 22% indicating considerable competition for bookings despite reduced supply.

Launch around May, 2-3 months before peak fall season (August peaks). This pre-peak timing lets you build reviews when competition is 1% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (November-March) when gaining traction is harder.

The most common amenities in Niš listings include: Air Conditioning (98%), Tv (98%), Kitchen (95%), Heating (86%), Washing Machine (68%). Amenities that boost revenue the most include Hot Tub, Washing Machine, Pets Allowed, with Hot Tub properties earning approximately 35% more (RSD1.1M/year vs RSD790K/year).

Monthly estimated revenue per listing in Niš over the last 12 months: May: RSD26K, June: RSD23K, July: RSD27K, August: RSD37K, September: RSD25K, October: RSD24K, November: RSD23K, December: RSD27K, January: RSD22K, February: RSD22K, March: RSD20K, April: RSD29K. 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 Niš is RSD5K, up 30% year-over-year. By property size: 1-bedroom properties average RSD5K/night, 2-bedroom properties average RSD7K/night, 3-bedroom properties average RSD5K/night. Rates peak in April and are lowest in June.

Guests in Niš book an average of 17 days in advance, down 26% from last year. By property size: 1-bedroom: 15 days, 2-bedroom: 20 days, 3-bedroom: 14 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Niš Airbnb and VRBO market has seen the following changes: supply declined 6%, revenue per listing decreased 6%, occupancy fell 16%, average nightly rates increased 30%, and lead time decreased 26%. The sharp 16% occupancy drop despite rising nightly rates suggests demand weakened faster than supply, indicating a buyer's market where hosts are competing harder for bookings. The substantial gap between average revenue ($388,940) and top performers ($987,394) reveals significant performance stratification.

In Niš, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 53% higher occupancy than weekdays.