Portorož

As of June 2026, Portorož, Piran, Trieste have 1,011 active Airbnb and VRBO listings. This represents a 10% decrease from the previous year.

The average Airbnb or VRBO in Portorož generates €18K per year. High-performing properties earn €40K/year, while low-performing properties earn €11K/year. This significant revenue variance suggests that market returns are highly sensitive to property positioning, as the gap between top earners and the average persists despite an overall contraction in total supply.

Airbnb and VRBO can be profitable in Portorož. Average annual revenue is €18K with 34% occupancy. High-performing properties earn up to €40K/year. The 34% occupancy rate indicates a lean market environment where revenue potential is heavily concentrated at the top end, reflecting high competition for limited traveler demand.

The average occupancy rate for Airbnbs and VRBOs in Portorož is 34%. This occupancy level, combined with an average nightly rate of €140, results in a RevPAR (revenue per available room) of €28 per day.

4+ bedroom properties demonstrate the strongest performance in Portorož, with annual revenue of €32K. These properties balance operating costs and rental demand most effectively in the Portorož market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Portorož area. Portorož: Moderate. Tourist tax registration required, business permit needed. Standard enforcement through tax authority checks. Piran: Moderate. Registration with Tourism Board mandatory, categorization certificate required. Regular inspections, moderate enforcement. Trieste: Lenient. SCIA notification to municipality, tourist tax registration. Light enforcement, many operate informally despite rules. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Portorož 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. The simultaneous decline in both inventory and revenue suggests that market liquidity is tightening, forcing an adjustment in expectations regarding yield stability.

Launch around May, 2-3 months before peak summer season (August peaks). This pre-peak timing lets you build reviews when competition is 33% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (November-February) when gaining traction is harder.

The most common amenities in Portorož listings include: Air Conditioning (96%), Kitchen (92%), Tv (79%), Heating (67%), Washing Machine (57%). Amenities that boost revenue the most include Pool, Gym, Bbq, with Pool properties earning approximately 87% more (€48K/year vs €26K/year).

Monthly estimated revenue per listing in Portorož over the last 12 months: May: €819, June: €1K, July: €2K, August: €2K, September: €1K, October: €630, November: €274, December: €356, January: €224, February: €186, March: €448, April: €784. 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 Portorož is €140, up 10% year-over-year. By property size: 1-bedroom properties average €120/night, 2-bedroom properties average €159/night, 3-bedroom properties average €203/night, 4+ bedroom properties average €285/night. Rates peak in August and are lowest in February.

Guests in Portorož book an average of 31 days in advance, down 27% from last year. By property size: 1-bedroom: 30 days, 2-bedroom: 31 days, 3-bedroom: 35 days, 4+ bedroom: 38 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Portorož Airbnb and VRBO market has seen the following changes: supply declined 10%, revenue per listing decreased 22%, occupancy fell 1%, average nightly rates increased 10%, and lead time decreased 27%. The shift toward shorter lead times combined with higher rates suggests a more impulsive, price-sensitive booking behavior impacting overall revenue performance.

In Portorož, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Thursday. Weekends show 17% higher occupancy than weekdays.