Critique My Listing - Holly in Australia - Cooma, NSW

[Holly855]

I am new to Airbnb and would like some help and advice on maintaining the culture and structure I created for Hollyberry House in the listing.  It's a quiet, retreat-like space for adults to come and rest and restore, even after a day in the snow.  I've recently put -Adults only in the heading, as I've had many families inquiring even though I ticked the box that says - no children.  The property is unsafe for children as the spa is not gated, amongst other things. 

I have four listings. People can book the whole property, the front house only (1890s Railroad cottage—renovated), or the back house only (Studio). These houses have two-bedroom ensuites (the cottage has a big bath in each bathroom). The final listing is for one room only in the Studio. So, there are four listings in total.  

I've written in the description that Hollyberry House's property has two guesthouses, so if you book the cottage, you may be sharing the property with the guests in the back house. 

I would appreciate any help describing the place clearly and in any other way. I know what I am trying to do may not be the norm. 

Is Airbnb the best space for what the property offers?

https://www.airbnb.co.uk/rooms/1305386657111155873

https://www.airbnb.co.uk/rooms/1306323133592442840

https://www.airbnb.co.uk/rooms/1307513250448647613

https://www.airbnb.co.uk/rooms/1300100548225616788

[Andres644]

Hi Holly,

Thanks for your message however, you sent the Extranet side and not the listing itself. 

Can you please share with us the listing link? 

Looking for your reply,

Andres 😃

[Emilie]

Good catch, @Andres644!

@Holly855 I hope you do not mind, I have updated the links to make sure they direct to your listings. This will enable other hosts to have a look more easily and give you their feedback. 🙂

[Holly855]

@Emilie Thank you. I googled how to attach the URL as I didn't know what to do. Thank you for updating my links, but I wasn't sure how to add the URL. I followed what Google said. 

[Sarah1754 · Accepted solution]

@Holly855 Your space sounds lovely. It looks clearly written to me, but in my experience as a host I can say with 100% confidence that not all guests read the listing description thoroughly. I even make a point to write guests right after they book and double check they saw all the things mentioned in my listing description (steep stairs, small space, one room is a loft with no door, etc) and sometimes I still get the ok from them and then they complain about one of those things when they arrive, But, the majority doesn't, so I do think the follow up message after a booking helps! Here is another version that may make it even clearer if you want to try it! 

Experience a truly unique getaway at our newly renovated ADULTS ONLY (18+) 1800s railroad cottage and modern studio dwelling, blending historical charm with contemporary luxury. Between the two homes lies an exclusive SPA SPACE, featuring an infrared sauna, hot tub, and outdoor shower, perfect for relaxation. This is a private, adults-only retreat where you will have full access to the entire Hollyberry House, ensuring a peaceful and intimate stay. This space is reserved for adults, creating an ideal setting for relaxation and rejuvenation. Once you arrive, you may never want to leave this one-of-a-kind, enchanting escape.

I would mention 18+ because on Airbnb when booking, an adult is anyone 12+.

One of the many things that makes the Hollyberry House property unique is the Outdoor Spa Space, which includes an infrared sauna, hot tub, and outdoor shower for guests to enjoy. The Hollyberry House consists of two luxury guesthouses, offering a retreat-like atmosphere in the Ngarigo country, Snowy Mountains, in Cooma. The newly renovated 1890s Railroad Cottage features two ensuite bedrooms with a large bath and welcomes a maximum of 4 guests. The Modern Studio, also with two ensuite bedrooms, accommodates up to 4 guests, making it ideal for a group of 8 adults.

Please note, the property is designed exclusively for adults (18+), as it is unsafe for children. The spa area is not gated, and other hazards around the property could pose safety risks to young children. For the safety and enjoyment of all guests, the Hollyberry House is an adults-only retreat.

Don't hesitate to add it into the notes and even the house rules as well. I have listed it in several places on my listing to hopefully get guests to see it before they book!

I hope this helps! Good luck on your new listing!

Happy hosting!

Sarah

[Holly855]

@Sarah1754 Oh goodness, thank you, Sarah. So much appreciated. 

[Susana674]

Hello Holly855,

Your listings look great, I agree the description might be a little confusing. I would write in each property description that it is part of a compound, resort, complex or any other word that explain the property. 

Loots of Luck from the Canary Islands.

[Alex]

Good catch, @Susana674! 

Thank your for leaving your comment on Holly's critique my listing.  I'm sure she will appreciate it a lot! How long have you been hosting? 

[Susana674]

We have been succesfully hosting last 6 years. We love hosting and all that it includes, like decorating, gardening, and of course dealing with our guests.

To host in Tenerfe has some challenges, there are about 25000 rental dwellings in the Island, we also have some advantages, we host all year around, Canary Islands has 10 months of peak season. 

We love to share, suggestions and ideas are always wellcome!!

[Victoria2212]

Hi @Holly855! 
I absolutely love the Spa retreat space you have created.

I’ve read your descriptions several times and I’m still confused so I understand your dilemma.  

what might help is to streamline basic information: 

1) name of your entire retreat with #bed,baths total for all 3 buildings. 

2) focus on promoting to groups rather than individuals - that way you  can rent out the entire all inclusive. It can make you more revenue at one time rather than piece meal couples. For example, our yoga studio annually has a retreat and limits the number of people to the number of beds the place offers. Can you include roll out beds to increase the number of guests you can accommodate for groups?
Look for Groups in Health places, fitness, hiking groups, couples retreat, church retreats, etc. 

3) offer group discount to promote but increase revenue by adding on for specialty services: massage therapists or chefs that come there and cater to health food, classes on essential oil, meditation classes, yoga, local to your area specialties (For additional fees) 

To Fill in your calendar bookings to individual people, personally,  I would not have shared spaces unless the people already know each other. 
The small unit would have to be part of one of the other buildings and not offered as a stand alone with shared space. 

regarding advertising to adults only, you have fixed the problem by including those words  in your description. Most guests look at pictures first, rating and cost. Most People don’t like to read. 
Best wishes! 
Victoria 

Myrtle Beach,South Carolina, USA 

airbnb.com/h/arielsabodellc