Distinguish three different answers
Turnover shows the value of sales, while the operating result shows what remains after the corresponding operating expenses. Available cash is also affected by payment timing, investment in equipment, loan obligations and tax payments.
A property may show an operating surplus and still need additional cash for a major repair. It may also have money in the account that is earmarked for upcoming obligations and is not yet freely available to spend.
Calculate the nights actually available
Remove owner use, scheduled maintenance and periods when you cannot operate from the calendar. Then estimate how many available nights might sell, by month and with a separate price for each period.
To interpret occupancy, you need to know how many nights were available to book. Twenty sold nights out of twenty available do not give the same annual picture as twenty nights on a fully available calendar.
Three entirely hypothetical scenarios
For educational purposes, assume an average price of 100 euros, total percentage-based operating charges of 30% and a variable cost of 15 euros per sold night. Each night's contribution towards fixed expenses is then 55 euros, with cleaning already included in the cost assumptions.
If hypothetical fixed monthly operating expenses are 700 euros, ten sold nights produce a loss of 150 euros. Fifteen nights produce a surplus of 125 euros and twenty nights a surplus of 400 euros, before income tax, financing and initial investment.
These amounts are neither a market estimate, a performance forecast nor a Hostions price list. They show why a small difference in sold nights can change a result from negative to positive even when the price stays the same.
Include the cost of your own work
Record hours spent on messages, inspections, supplies, partner coordination and problem handling. Even if you do not pay yourself a salary, that time affects whether the activity is sustainable for you.
The example's 30% represents hypothetical total operating charges rather than the Hostions fee. For our model, replace the assumptions with actual platform fees, a separate cleaning charge and 14% management on the amount remaining after those deductions.
Do not add the fee to expenses that already include it, as this would count the cost twice.
Compare the annual alternative
Compare short-term and long-term renting on an equivalent annual basis, with different assumptions for expenses and vacant periods. Add the initial furnishing amount and a conservative scenario in which demand or average price proves lower.
Actual fees need to be checked against the transaction, using Airbnb's official documentation. Tax obligations cannot be calculated with one rate for everyone and should be reviewed using AADE's official questions and answers and your accountant.
Before the initial assessment, gather twelve months of actual records or clearly identify which information remains hypothetical. An informed decision may be to start, postpone or choose a different rental model.
