Portorož
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Overview
Annual Rev
€26.1k
12 mo avg
↑0%
from prior 12 mo
Occupancy rate
30%
12 mo avg
↓4%
from prior 12 mo
Avg daily rate
€150
12 mo avg
↑10%
from prior 12 mo
Lead time
32 days
12 mo avg
↓7 days
from prior 12 mo
Revpar
€44
12 mo avg
↓16%
from prior 12 mo
Methodology note: Figures reflect Portorož market data as of September 2026. Data covers Airbnb, VRBO, and Booking.com listings. Values are seasonally influenced; rounding applied for readability.
Revenue per listing by bedroom
Bedroom count:
0
1
2
3
4+
Short-term rental supply growth
Performance metrics by bedroom
Bedrooms
Annual Rev
Supply
Revenue boost by amenity
| Amenity | Listings With | Revenue Boost | Revenue With | Revenue Without |
|---|---|---|---|---|
| Pool | — | +€14,946 | — | — |
| Hot Tub | 🔒 2• (•%) | 🔒 +€1•••• (+••%) | 🔒 €4•••• | 🔒 €2•••• |
| Gym | 🔒 1•• (••%) | 🔒 +€7••• (+••%) | 🔒 €3•••• | 🔒 €2•••• |
| Sauna | 🔒 8 (•%) | 🔒 +€4••• (+••%) | 🔒 €3•••• | 🔒 €2•••• |
| Barbecue | 🔒 1•• (••%) | 🔒 +€4••• (+••%) | 🔒 €3•••• | 🔒 €2•••• |
| Washing Machine | 🔒 4•• (••%) | 🔒 +€3••• (+••%) | 🔒 €2•••• | 🔒 €2•••• |
| Pets Allowed | 🔒 1•• (••%) | 🔒 +€2••• (+••%) | 🔒 €2•••• | 🔒 €2•••• |
| EV Charger | 🔒 3• (•%) | 🔒 +€6• (+•%) | 🔒 €2•••• | 🔒 €2•••• |
Nightly rate by day of week
Occupancy rate by day of week
Listings by channel
Listings by rental type
Listings by amenities
Listings by size
4+ bedrooms (0%)
Listings by availability
Length of stay by bedroom
4+ bedrooms (6.3 nights)
3 bedrooms (6.2 nights)
2 bedrooms (6.0 nights)
1 bedroom (5.6 nights)
Cleaning fee by bedroom
4+ bedrooms (€108)
3 bedrooms (€81)
2 bedrooms (€69)
1 bedroom (€45)
Professional host share
Professionally managed (78%)
Independent hosts (22%)
Over the 12 months ending August 2026, the Portorož market averaged 1,017 active Airbnb and VRBO listings, down 4% from a year earlier and up 8% over two years.
An average Portorož listing earns €20K/year. High-performing listings earn €40K, while low-performing listings earn €12K.
Average occupancy in Portorož is 34%, producing RevPAR of €34 per available night.
4+ bedroom listings generate the highest average annual revenue in Portorož, at €30K.
Rules vary across Portorož. Portorož: Moderate. Registration required, tourist tax collection mandatory. Standard enforcement through inspections. Piran: Moderate. Municipal permit and categorization required, tourist tax collection. Regular compliance checks. Trieste: Lenient. SCIA notification to municipality, tourist tax payment. Light enforcement, many operate informally without full compliance. Verify requirements for the property's jurisdiction.
The Portorož Airbnb and VRBO market does not show clear signs of oversaturation. Supply has declined 4% year-over-year, while RevPAR has increased 13%, suggesting demand is outpacing available supply.
RevPAR is highest in August and July; it is lowest in February and January.
The most common amenities are Air Conditioning (98%), Kitchen (94%), Internet (93%). The strongest positive revenue associations are Pool (+51%), Gym (+23%), Bbq (+20%).
Average daily rate in Portorož is €149, up 15% year-over-year. Rates peak in August and are lowest in February.
Guests in Portorož book an average of 33 days in advance, down 7% from last year. Booking windows range from 32 days for 1-bedroom listings to 39 days for 4+ bedroom listings.
Booking demand is highest on Saturday and lowest on Monday. Nightly rates peak on Saturday and are lowest on Wednesday. Weekend occupancy is 18% higher than weekday occupancy.