Critique my listing - Ianos Maisonette in Sergoula, Greece

[Amanda746]

Hello community!

I have been renting my beachfront cottage since 2017, in a remote seaside village away from Athens where I live. It's been going great all these years and I am fully booked from July to October. I have been also receiving great reviews from guests who seem to truly appreciate that this isn't a commercial rental but a true airbnb. 

- My question is why am I sold out the months that I am charging twice as much and not the earlier months? Summer in Greece starts on May! I could use your valuable feedback!

It could be that my house is a 142 square meter maisonette, can accomodate 11 persons and almost always is being booked by families. I suspect that families take their family vacations after schools close, mostly on July and August.

You can check it out here:

https://www.airbnb.com/rooms/17214064

I have been also updating some photos after renovations, but not all of them. I plan to photshoot and replace them on the next month.

Thank you so much in advance!

[Andrea6232]

Buongiorno @Amanda746 ,

beautiful house! My compliments!

If you are thinking of renovating photos, these tips might be helpful:

https://community.withairbnb.com/t5/Community-Guides/GUIDE-How-to-best-photograph-your-home-with-you...

As for reservations, at least in Italy, the high season as far as vacations in Greece are concerned is from June to September 😉

Andrea

[Amanda746]

Buongiorno @Andrea6232 and thank you for the quick reply, your suggestion and your kind words!

[Andrea6232]

@Amanda746 you are welcome Amanda!

[Elegant-Homes-Retreat0]

Hi @Amanda746 😊,

Your beachfront maisonette looks absolutely beautiful—what a peaceful and authentic retreat! It’s clear from your reviews and long-standing success that guests truly appreciate the care and personality you’ve put into your space.

You’ve raised a great question, and I think you might be right about families being your primary audience. In many countries, school holidays begin around late June or early July, so July to September tends to be peak season for family vacations. Since your listing accommodates up to 11 people, it's likely being filtered and chosen by larger groups or families planning their annual holidays—which usually fall within that window.

For earlier months like May and early June, you could consider adjusting your marketing slightly to attract different types of guests. Here are a few suggestions:

🔹 Target smaller groups or couples – Add a note in your description that the space is also ideal for couples or smaller groups seeking a peaceful off-season beach retreat.

🔹 Offer a seasonal discount – Even a small price difference for May-June might help nudge hesitant bookers who don’t require school vacation dates.

🔹 Update photos – As you mentioned, updated images after renovations can definitely make an impact. Highlight cozy spots, sea views, and lifestyle touches that appeal to off-season travelers.

🔹 Emphasize May/June perks – Talk about fewer crowds, pleasant weather, and springtime coastal beauty—these months are amazing in Greece but often overlooked!

You're clearly doing so much right already, and I’m sure with a few small tweaks, you’ll see more interest in the earlier season too.

Wishing you a fully booked summer and continued success with your beautiful home! 🏖️✨

[Helen3]

Your property is in a lovely location and you have clearly put a lot of effort into it,   but a couple of things put me off

1. you say you sleep 11 but have three bedrooms where does everyone sleep ? It's not clear in your description or photos.  I would worry there are multiple beds in each room or sleeping in the living space that doesn't appear to have curtains/blinds.

2. where are 11 people able to sit to eat /indoors 

3. It sounds as if you need a car to get to the supermarket/shops to buy food 

I would recommend a much more detailed description that mentions key amenities in each room, that you retake your photos and caption them so it's clear where everyone eats, sits and sleeps 

[Amanda746]

Dear Helen,

Thank you so much for taking the time to share your thoughts and identifying potential concerns! I will definitely look into each point further!

1. At the moment, the four sleeping areas are shown under the “Where you’ll sleep” section, but guests almost always reach out to ask about the sleeping arrangements directly. What I usually explain (and also promote as part of the charm of the place) is that the living room is typically used for children to sleep, just like we do when family and friends visit. In the updated photos I’m preparing, I plan to show the sofa bed fully made up with sheets and the shutters drawn, to show that the room can be properly darkened and used as a comfortable sleeping space 

2. Excellent point as well. Indoors, the main dining table seats up to 8, and the rest (usually kids) eat at the coffee table, which is in the same open-plan living space. I’ll consider how to communicate this more clearly, and perhaps rework the layout or explanation. I will also include some photos of the outdoor dining area fully set up for a meal

3. You’re right. A car is necessary as the nearest supermarket is in the next seaside village, exactly 2.5 km away. However, we do have a bakery just 100 meters from the house, and the closest taverna is only 80 meters away. Almost all our guests come by car anyway, especially since we’re located close to major attractions like the archaeological site and ancient theatre of Delphi, home of the famous Oracle that King Leonidas once consulted!

Thank you again for your insights, they really made me want to think through things more carefully!

Warm regards,
Amanda