What should you set before your first weekly review?
Set four numbers once. Your weekly review then moves prices around them.
| Number | What it is | How to set it |
|---|
| Floor price | The lowest nightly price you will accept | Add up cleaning, laundry, utilities, platform fees and a small profit per night |
| Base price | Your normal nightly price | Start from what similar places nearby charge for the same dates |
| Weekend price | Your price for busy nights of the week | Most places sell weekends faster, so set it higher than the base |
| Season prices | Prices for high and low months | Use last year's bookings, if you have them |
On Airbnb you are in control of your price. You can set a nightly price, a weekend price, and a custom price for any single night in your calendar. See Airbnb's help page on setting your price.
Write your floor price on paper. During the review, no change should go below it. A booking below your costs is not a win.
Step 1: How full are you for the next eight weeks?
Start with occupancy. Occupancy is the share of nights you have sold out of the nights you could sell.
Occupancy = nights booked ÷ nights available
Example: you have 3 apartments. Next week has 7 nights, so you have 21 nights to sell. You have 12 nights booked. Your occupancy for next week is 12 ÷ 21, or about 57%.
Do this for each of the next eight weeks. Write the numbers in a row. You will quickly see which weeks are filling and which are empty. For more on occupancy, ADR (average daily rate, the average price per booked night) and RevPAR, see hotel occupancy, ADR and RevPAR.
Step 2: How many nights did you sell since last week?
This is called pickup. Pickup is how many new nights were booked since your last review. It tells you the speed of demand, not only the level.
Compare this week's booked nights with last week's for each future week:
| Future week | Booked last review | Booked today | Pickup |
|---|
| Week 1 | 15 | 18 | +3 |
| Week 2 | 9 | 10 | +1 |
| Week 3 | 4 | 11 | +7 |
| Week 4 | 3 | 3 | 0 |
Week 3 is filling fast. That is a sign demand is strong, so your price may be too low. Week 4 has not moved at all. That week needs attention.
How far ahead guests book also matters. If most of your guests book two weeks out, an empty week six is not a problem yet. Our guide to hotel booking lead time shows how to work out your own booking window.
Step 3: What is happening nearby on those dates?
Look outside your own calendar. Demand changes with events, holidays and seasons.
Check these each week for the next eight weeks:
- Events. Concerts, festivals, sports, conferences and weddings near you.
- Holidays. Public holidays and school breaks in the countries your guests come from.
- Similar listings. Search Airbnb for your dates and guest count. See how many similar places are still free and what they charge.
- Your own history. What happened on the same week last year?
You do not need to copy other hosts. You need to know if your dates are busy or quiet for the whole area. If similar places are mostly booked, you can hold or raise your price. If many are still free close to the date, lowering may help.
Step 4: How do you change prices by date?
Now change prices, one date range at a time. Use the three numbers from steps 1 to 3 together. Never look at one alone.
| What you see | What to try |
|---|
| High occupancy, fast pickup, busy area | Raise the price for those dates |
| High occupancy, slow pickup | Hold the price; you may be close to the right level |
| Low occupancy, fast pickup | Hold for now; check again next week |
| Low occupancy, no pickup, date is close | Lower the price, but not below your floor |
| Low occupancy, no pickup, date is far away | Wait, unless your lead time says guests should be booking now |
Make small moves. A small change you can check next week is safer than a big jump. For dates very close to arrival, see our guide to last-minute hotel rates.
If you sell on more than one channel, change the rate in one place. When prices are typed into each site by hand, mistakes happen and one channel ends up cheaper by accident.
Step 5: Should you change minimum stays and discounts?
Yes. Price is not your only tool. Minimum stays and discounts change which bookings you get.
Minimum stays. A minimum stay is the fewest nights a guest can book. Airbnb lets you set minimum and maximum nights, and even set a different minimum for each check-in day. See Airbnb's trip length settings.
- Raise the minimum on busy dates, so one-night bookings do not break up a long weekend.
- Lower it on quiet dates and for gaps between bookings. A two-night gap with a three-night minimum will stay empty.
Our guide to minimum stays and booking gaps covers gap nights in more detail.
Length-of-stay discounts. Airbnb lets you offer weekly discounts for stays of 7 nights or more and monthly discounts for 28 nights or more. Airbnb says discounts of 10% or more are shown in search results. See Airbnb's help page on weekly and monthly discounts. Longer stays also mean fewer cleans.
Your weekly rate review sheet
Copy this into a notebook or a spreadsheet. Fill one row per future week.
| Week | Occupancy | Pickup | Nearby demand | Price change | Min stay change | Reason |
|---|
| Week 1 | | | | | | |
| Week 2 | | | | | | |
| Week 3 | | | | | | |
| Week 4 | | | | | | |
The "Reason" column is the most useful part. Next week, you can see if your change worked. After a few months, you will know your own market better than any rule of thumb.
What are the most common Airbnb pricing mistakes?
Most pricing problems come from a few habits:
- Set and forget. Prices made once a year miss every change in demand.
- Cutting too early. Lowering prices for dates far away, before guests usually book.
- The same price every night. Weekends and weekdays rarely sell the same way.
- Minimum stays that block gaps. Short gaps stay empty forever.
- Going below your floor. A full calendar can still lose money.
- No notes. Without a reason column, you cannot learn from last month.
For a wider view of pricing across seasons and channels, read our hotel pricing strategy guide. It is written for hotels in Indonesia, but the steps work anywhere.
How can Kiyo help with your weekly rate review?
The review above works with a notebook. A connected system just makes each step faster.
On every Kiyo plan, the rate and pricing calendar shows your prices date by date, and the revenue dashboard shows occupancy, ADR and booking trends from your own bookings. The channel manager connects 60+ booking channels, so when Airbnb and your other channels are connected and mapped, one rate change goes out to each of them. Kiyo also includes a full Airbnb management dashboard on every plan. You still choose every price.
On the Pro and Business plans, AI insights and forecasting give you a second view of the weeks ahead, so you know which dates to look at first. The price decision stays with you.
Kiyo is live and open to all properties. We set it up with you over WhatsApp or a demo call. Plans start from Rp40k per room per month; see plans and prices.
Frequently asked questions
Review them once a week, and change only the dates that need it. Some weeks you will change almost nothing. That is fine. The habit of looking is what matters.
Some hosts do. Whatever you use, know your floor price and check the result each week. A tool can follow demand, but only you know your costs and your goals.
There is no single right number. It depends on your area, season and costs. Compare your occupancy with your own history and with how full similar places nearby look for the same dates.
Many hosts keep prices close across channels so guests are not confused. Each channel has its own fees and rules, so check them before you set different prices.
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