Increasing bookings

[Mega-Mutiara0]

I have a listing, Swarna Mandapa. This is a Hi End 4 bedroom 650 sq m Luxury property in Uluwatu Bali.

It is totally uniqie, and cant be compared to any other rental in Bali. We have received bookings but not that many. Everyone who visits falls in love with it, with most guests extending their booking.

However, my issue is that  there is a new build 4 bedroom wooden villa within 200 meters from my property, which appears well appointed and looks comfortable, but it doesnt have a pool, and is a more common basic type villa.

 However, the difference between the 2 villas is that the other one which gets heavily booked, even tho their rate is nearly 2x more expensive.

I deliberately reduced my rate to try and attract bookings, but so far this has not seen any increase in bookings so I am at a loss as to why my property is being overlooked by potential guests.

Any thoughts or advice would be appreciated. 

Thank you

[Elisa]

Hi @Mega-Mutiara0 😊, 

thank you for asking this question in the community center!

When did you start hosting?

I'm tagging some hosts who they might know how to help you: @Ivan2229, @Jon5060, @Kate2192, @Allik0, @The-Ruma0 and @Nitin80

Thank you in advance everyone.

[Mega-Mutiara0]

Thanks @Elisa 

Currently looking at my options and I appreciate you offering support I'll be back in touch if I need further

Cheers

Mega

[Bob297]

@Mega-Mutiara0 
If you provide the link to the other property, I won't mind to compare

[Mega-Mutiara0]

Thanks for replying @Bob297 

I don't actually have the listings I'm just aware of it because the neighbors and I keep a close eye on them

Cheers

Mega

[The-Ruma0]

I’d dig into whether this is actually a pricing problem or a visibility one, because the fact that dropping your rate didn’t move the needle tells me it’s probably the latter. If guests were seeing your listing and choosing the competitor because of price, you’d see more inquiry volume even if they didn’t convert. But if your inquiry count stayed flat after the rate drop, something else is filtering you out of the search.

My guess is the competitor’s listing is just easier to find and easier to understand. That could be their photos (are theirs brighter, lifestyle-focused, or just clearer?), their listing copy (super specific about who it’s for and what the experience is, not just luxury amenities), or their review velocity (even middling reviews with recent activity can outrank a quiet premium listing in search). Bali’s crowded, and the algorithm rewards recency and activity. Otherwise feel free to dm if you're confused somewhere.

@Mega-Mutiara0 

And thank you Elisa for mentioning so we can help

[Mega-Mutiara0]

Thank you for responding I'm currently investigating various options and if they are unsatisfactory I would like to reconnect with you 

Cheers

Mega

[The-Ruma0]

Sure, No problem & Good Luck

[Allik0]

Hi Mega.

On my first research, for 2 adults. you appeared in the 7 position and you were the most expensive.

Research for 6 adults, you are still the most expensive.

Research for 8 adults, you are the 4th most expensive.

Two things that would change.
1. Main picture more blue sky and palm trees.

2. Reduce the price by half. 

[Mega-Mutiara0]

@Allik0 Thank you for your input I a just changed that photo because it was one that actually got traction and bookings, where as my blue sky, pool and normal type photo seem to fall very much in line with most of the other Mediterranean style boxes that are available and this property does not compare with any of those, so I was trying to make it a little different

I have deliberately increased the price because after all this is like the Taj Mahal and not comparable to any other property on Airbnb and if somebody actually wants a truly unique  property then they will be people who have the money to spend. I'm not looking for back to back bookings Im looking for quality guests who totally appreciate this  property.

[Mega-Mutiara0]

A further intetesting observation was that prior to me raising prices I had lowered prices to 1.8 Mill IDR  per night and still offering a 10% discount for weekly bookings and 20% of monthly bookings plus I increased the commission rate for the portal.

This did not create interest or bookings, even tho it was at a rediculous give away rate. and got no additional traction.

So it appears, that price was not the issue, that's why I thought I would just put a much higher price on it. One which actually reflects the properties value in a better way, and to see what reaction I got from that.