Huge drop in bookings received since late 2024 through the Airbnb platform -any other hosts having a similar experience?

[Veronica-Of-Excel-Proper0]

Hi Everyone, 

Having created my first listing on Airbnb since 2017, I noticed a steep drop in bookings received through this OTA over the past 7 to 8 months.

I'm based in the UK (outside of London) and manage a small business providing short-term rentals in an urban area.

Has anyone else had a similar experience? Is Airbnb giving priority in the algorithms to newer listings?

As a business, Airbnb charges a higher rate commission (18% including VAT). Because my business is not registered for this tax (VAT), it means, it's become an extra charge/cost to operating. Recently, I  had a guest who cancelled a booking on Airbnb (having blocked our calendar for several months), then went to another OTA to book the same property for different dates (at discounted rates per night).

What are hosts recent experience of the quantity of reservations received through Airbnb and the earnings received? Please share as I'd love to know about other people's experiences of the platform. 

With thanks.
Veronica

[Bhumika]

Hi @Veronica-Of-Excel-Proper0 , thanks for sharing your observations with the community! 

Have you received any new bookings since you last posted? 

I am also inviting a few experienced hosts from the UK if they've noticed a similar trend. Hi @Helen3 @Mike-And-Jane0 @Tara0 @Abi010 @Beverley120 @Chamitha0 @Tim3904 @Malek40 @Jane4673 , do you have any suggestions for host @Veronica-Of-Excel-Proper0 ? Thanks in advance for your kind support! 

Regards,

[Veronica-Of-Excel-Proper0]

Hi @Bhumika,

Thank you for your reply to my post. Appreciated!

No new bookings since my post at the start of June. So far, there are just 3 bookings for the rest of this year, all booked before February 2025.

Until last week, there was a 4th booking for next month, but the guest cancelled just before end of the free cancellation period. Very disappointing as the guest had blocked the calendar since late last year.

So far in 2025, I have had 9 bookings (for stays between March and July). This compares with 52 reservations for Jan to June 2024 and 56 reservations for Jan to June 2023.

There are 3 properties listed in 2025, one less than the 4 properties listed in 2024. However, even with 3 properties, the bookings receieved this year is a huge decrease from the previous year(s).

Thank you also for tagging other experienced hosts in the community!

Regards.

[Veronica-Of-Excel-Proper0]

Hi @Tara0 ,

Thank you for your post and sharing your insights as a superhost with 11 years experience.

My registration with Airbnb as a host was in 2017 and the properties managed by my company, Excel Property Partners Ltd, have changed over the years.

Listings have been refreshed over the years, so descriptions and photos have been updated accordingly.

Indeed, not all of the 275 reviews are 5*, but 88 percent of reviews are 5*. Current average is 4.66 of a maximum of 5.

And yes, there is a race to the bottom on prices because of many new serviced accommodation providers in the area. 

My reference to the Airbnb's commission and VAT has to do with the fact that as a business with multiple listings on the Airbnb platform. In the breakdown of guest fees, it shows:  Host service fee (15.0% + VAT)!
Because our company is not VAT registered, it means we are unable to recoup that. The company is below mandatory VAT threshold and not planning to opt for voluntary VAT registration.

Thank you for your sharing your insights and observations.

[Tara0]

Hi @Veronica-Of-Excel-Proper0 I'm a superhost in Oxford with 11 years' experience (previously in London).

You say you've been hosting since 2017, but your current listings are more recent and it looks like you've branched out as an agent or co-host since Covid?

I've skimmed through your three listings and they all look 'ok' but in the reviews you're not hitting five stars often enough across the board. This is a really competitive business. So, maybe a year ago a competitor started up near you,  and has been offering a better deal and getting bookings you might have got before but you're losing out now? That seems to me the most likely reason for your drop in bookings. If you're acting as an agent then you need to ensure high standards - I check and micro-clean after my cleaner does the basic cleaning. You have to check everything. It's a lot of work!

Also, I have no idea what you mean when you say "As a business, Airbnb charges a higher rate commission (18% including VAT). Because my business is not registered for this tax (VAT), it means, it's become an extra charge/cost to operating."

Yes, Airbnb charges guests a fee (and hosts a fee), but the guest fee charged by Airbnb to guests has ZERO impact on host income/payment. (BTW my hosting is via a limited UK company account, just one listing but it's a business).