Pretoria

As of June 2026, Pretoria, Johannesburg, Centurion have 1,797 active Airbnb and VRBO listings. This represents a 5% decrease from the previous year.

The average Airbnb or VRBO in Pretoria generates R112K per year. High-performing properties earn R330K/year, while low-performing properties earn R36K/year. Despite declining supply, flat revenue trends and 26% occupancy suggest demand isn't recovering proportionally, intensifying competition among existing listings. The threefold revenue gap between high and average performers indicates significant market segmentation where differentiation drives disproportionate returns.

Airbnb and VRBO can be profitable in Pretoria. Average annual revenue is R112K with 26% occupancy. High-performing properties earn up to R330K/year. Declining supply suggests reduced competition, while flat revenue indicates market saturation at current pricing levels. The threefold gap between average and top performers signals meaningful differentiation opportunities exist within the market.

The average occupancy rate for Airbnbs and VRBOs in Pretoria is 26%. This occupancy level, combined with an average nightly rate of R1K, results in a RevPAR (revenue per available room) of R235 per day.

3-bedroom properties demonstrate the strongest performance in Pretoria, with annual revenue of R165K. These properties balance operating costs and rental demand most effectively in the Pretoria market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Pretoria area. Pretoria: Lenient. No specific STR regulations at municipal level. General business registration advised. Minimal enforcement, hosts operate freely. Johannesburg: Moderate. Business license required, zoning compliance needed. Some enforcement in residential areas after complaints. Many operate informally. Centurion: Lenient. Falls under Tshwane Metro (Pretoria) jurisdiction. No dedicated STR rules. Minimal oversight, widespread informal operation. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Pretoria Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 5% year-over-year, while RevPAR has decreased 1%. This indicates balanced supply-demand dynamics. The significant gap between average revenue ($111,506) and top performers ($329,706) suggests a bifurcated market where property differentiation drives outsized returns, while the 26% occupancy rate reflects substantial unutilized capacity across the broader market.

Launch around January, 2-3 months before peak winter season (April peaks). This pre-peak timing lets you build reviews when competition is -35% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-November) when gaining traction is harder.

The most common amenities in Pretoria listings include: Kitchen (98%), Tv (95%), Washing Machine (64%), Heating (60%), Balcony (52%). Amenities that boost revenue the most include Pool, Pets Allowed, Hot Tub, with Pool properties earning approximately 30% more (R252K/year vs R194K/year).

Monthly estimated revenue per listing in Pretoria over the last 12 months: May: R6K, June: R6K, July: R6K, August: R7K, September: R7K, October: R8K, November: R6K, December: R9K, January: R7K, February: R6K, March: R9K, April: R9K. 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 Pretoria is R1K, up 28% year-over-year. By property size: 1-bedroom properties average R979/night, 2-bedroom properties average R1K/night, 3-bedroom properties average R2K/night, 4+ bedroom properties average R3K/night. Rates peak in December and are lowest in June.

Guests in Pretoria book an average of 19 days in advance, down 24% from last year. By property size: 1-bedroom: 18 days, 2-bedroom: 19 days, 3-bedroom: 24 days, 4+ bedroom: 22 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Pretoria Airbnb and VRBO market has seen the following changes: supply declined 5%, revenue per listing decreased 1%, occupancy fell 14%, average nightly rates increased 28%, and lead time decreased 24%. The sharp rate increases amid falling occupancy suggest hosts are competing for fewer bookings in a softening market, while the wide gap between average ($111,506) and top-performing listings ($329,706) indicates success concentrates among differentiated properties.

In Pretoria, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 31% higher occupancy than weekdays.