Tips to improve my bedroom

[Claire973]

Hi all,

First time poster! We have been AirBnBing for 3 months now and have all 5* reviews. We’d like to make some minor improvements to increase the price a few £ (smart pricing currently has it at £22!)

Could i get your thoughts on what is the best return on investment / best way to attract more guests? 

Thanks in advance

[Lilly28]

@Claire973 

The only thing I can suggest is to put several pictures/might be photos/ on the wall. And make better pictures of the accommodation. Even now you could start gradually, but very gradually to put your price up, at the beginning only for some dates.  

[Miloud0]

Salute @Claire973, 

If it is possible, could you see these links : 

https://community.withairbnb.com/t5/Airbnb-Updates/How-to-be-a-successful-Airbnb-host-Creating-an-at...  

https://community.withairbnb.com/t5/Airbnb-Updates/How-to-be-a-successful-Airbnb-host-Setting-up-you...  

https://community.withairbnb.com/t5/Airbnb-Updates/How-to-Host-Lessons-from-a-Private-Room-Pro/m-p/1... 

https://community.withairbnb.com/t5/Airbnb-Updates/How-to-Host-Make-Your-Home-Family-Friendly/m-p/11... 

Thanks, 

Miloud

[Helen3]

Hello @Claire973 

The first thing I would do to attract more visitors is to improve your photography, it is so dark and could do with some more thought around angles and setting.

Look at investing in a professional photographer or commisson a friend who is a keen amateur.

When you are redoing your photos include one of the bathroom. I would never book somewhere that didn't show me what the bathroom looked like.

I am also not sure whether tagging yourself as being in London is helpful. I appreciate you are in an outer London Borough, but would you not be better tagging yourself as Chilhurst and noting local attractions as well as being close to London.

Finally why is your pricing so low. A quick way to get more income is to charge more. I charge far more than you in Bristol. Have you checked comparable properties locally? That is what you should be basing your prices on. Not smartpricing - it's rubbish.

Here is my place in Bristol if you want to see how another UK hosts promotes a room in a shared house.

https://www.airbnb.co.uk/rooms/29980982?

[Sandra856]

Hi @Claire973 🙂

Never look at what airbnb suggests with smart pricing - the prices are far to low and it will attract the more nit picking people. I know from experience 🙂 Take a look at your competition and make sure to inset actual upcoming dates with number of people staying. If you just search by area you will be presented for every listing also those that doesn't got an active calender and the prices without a date will be the lowest price a listing has had like a tuesday in Janurary. So make sure to use both upcoming dates and number of people staying to compare.

If you want inspiration to bedrooms take a look at pinterest or H&M home/ikea. 

In my opinion it is nice to have bedtables and a powerstrip next to where I sleep so I can charge my phone/tablet. Also a place to hang my clothes. And mirrors - also a full figure mirror. 

Take a look at other airbnb hosts listings in London that offers the same as you do. Some with a lot of experience.

And as Helen says - make sure to be accurate with your location. It is really important. Otherwise your guests will downrate you in the location category. 

Best, Sandra 

[Sandra856]

I just noticed this thread with tips from hosts on the subject "renting a private room" 🙂

https://community.withairbnb.com/t5/Hosting/Hosting-a-private-room-what-are-your-tips/m-p/1029241#M2...

[Mike-And-Helen0]

@Claire973 Just going to look at your listing but I have a thing in my guide book that says please give me private feedback if there is anything you would like to see in the listing.

Examples of feedback are

A TV - we decided no as it is a real retreat kind of space

More hanging space - done, cheap and easy

A quieter, bigger 'fridge - done with a preloved one.

How about adding another bedside table and lamp if you host to couples?

Is there outside space you could make available?

Do you have hanging space? What is behind the door blocked by the wicker chair?

If you use pricing suggestions you'll be hosting at a loss. I imagine £30 to the sky in London. Have you looked at comparables?

[Linda108]

Great response from the forum, right?  @Claire973   You seem to have the most important aspect of hosting down pat, i.e., caring about your guests.  Your reviews reflect that the guests appreciate your attention to their needs.  Of course you will eventually stumble upon a less desireable guest, but generally it should go well.  I agree with making sure your photos reflect all areas of guest access.  More descriptive captions help guests relate to the space. 

Starting low and gradually increasing your rate is a good plan, but don't give it away.  You have enough reviews to establish a positive vibe.

Hope you read some the links provided and continue to be a part of this forum.  I have greatly benefitted by my participation.

[Claire973]

Thank you everyone for your thoughtful replies, I posted this as I went into work and came out to lots of great ideas! There’s definitely some simple additions I can make - mirror, soap (I didn’t think to offer this!) some artwork, extra photos.

I love the idea of asking for feedback too. I can also be more descriptive with my captions and about my local area ... although may need to discover this for myself too!

The door is where the hanging space is although this Is not obvious unless I mention it on check in and often I am not there so I should address this. There is outside space it is terribly overgrown. But I could take a photo and mention it ... jungle style. I am a little loath to buy more furniture (and it all matches as it is) but do take the point that a couple might expect this so will see if I spot anything second hand. 

I guess putting the price up will be an experiment to see if people still book it. Generally we’ve had really good occupancy over the summer but I am not sure if that will drop. I had put it on smart pricing but it is one of the cheapest in the area and I think there is room to go up by perhaps £10-20. I think I have been in part waiting to paint the room because I feel it’ll give it that fresh feel that it lacks. I have sugar soaped the walls but they are marked from the previous owners.  

I am going to read the links on my way home. 

Thanks everyone! 

[Helen3]

Hi @Claire973 

If you do the maths, it is often more profitable to get fewer bookings at a higher rate, so do look at this. More profit and less work is a winning combination.

You can pick up matching lampshades at IKEA, Wilko's etc incredibly cheaply, and it will be a worthwhile investment.

As I said previously better, more brightly lit photos (don't forget the bathroom this time) will make all the difference.

[Emilia42]

@Claire973, when you use Smart Pricing YOU choose your minimum price. So up your minimum to 45 euro (instead of 22) and see what happens. 

[Mike-And-Helen0]

@Claire973 nothing wrong with second hand.

Our bnb is almost completely second hand stuff off ebay or faceache.

It is pulled together (I like to think) by uber cheap bedlinen. Cushions, towels and bathmat from George at ASDA.

I know a lot of people will sneer at that, but its quirky (in my head!).

You can still use smart pricing but set your minimum higher.

Anecdata, but last year I was crazy busy at the day job so ramped up our rates to reduce bookings...this August beat last August by £200!

[Ian-And-Anne-Marie0]

@Mike-And-Helen0 

On your photos, is the added description "Photo Verified by Airbnb" all you get now and no watermark like there used to be ?

[Mike-And-Helen0]

@Ian-And-Anne-Marie0 on the app which is pretty much all I use there is nothing to show they are "verified".

Maybe its on the list of verifications of us as hosts?

eta I can see nothing at all that says some of the photos were taken by airbnb photographer.

[Ian-And-Anne-Marie0]

@Mike-And-Helen0 

Some of the photos have "Photo Verified by Airbnb" in the description areas. Here's one:

They used to be watermarked. Were these taken by Airbnb?

On an Apple phone in Safari under the description it says " Verified Photo"

In the Airbnb app.... As you say - nothing !

Safari on iPhone