Beyond Airbnb: A Practical Pricing Strategy for Landlords, Co-Hosts, and Short-Term Rental Owners

Inspired by pricing concepts shared by Airbnb. Adapted and expanded for landlords, Airbnb hosts, Agoda hosts, Booking.com operators, and long-term rental owners.

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Why Pricing Is More Important Than Occupancy

Many property owners focus on one question:

> "How do we get more bookings?"

A better question is:

> "How do we maximize revenue while staying competitive?"

Whether we are renting out a condo unit in Mandaluyong, managing a serviced apartment in Singapore, or offering a six-month lease to an expatriate family, pricing is one of the biggest factors affecting profitability.

A unit that is occupied 100% of the time may still earn less than a unit that is occupied 80% of the time at the right rates.

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Understanding the Three Rental Markets

Before setting prices, we should identify which market we are serving.

1. Short-Term Stays (1–30 nights)

Platforms:

Airbnb

Agoda Homes

Booking.com

VRBO

Typical Guests:

Tourists

Business travelers

Staycation guests

Medical travelers

Pricing Characteristics:

Dynamic

Changes frequently

Influenced by events and seasons

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2. Medium-Term Stays (1–6 months)

Typical Guests:

Digital nomads

Overseas workers

Project-based employees

Families waiting for home renovations

Pricing Characteristics:

Slight discount compared to nightly stays

Stable occupancy

Lower cleaning and turnover costs

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3. Long-Term Leases (6–12 months or more)

Typical Guests:

Local residents

Expatriates

Students

Corporate tenants

Pricing Characteristics:

Fixed monthly rent

Lower vacancy risk

Less operational effort

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The Five Factors That Should Influence Pricing

1. Supply and Demand

The most important factor.

Ask:

How many similar units are available?

Is demand increasing?

Are nearby hotels fully booked?

Example:

If Taylor Swift, Coldplay, or major conventions are in town, demand may spike dramatically.

Many hosts lose revenue by keeping rates unchanged during high-demand periods.

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2. Seasonality

Every location has predictable patterns.

Philippines Example

High Demand:

December

Holy Week

Long weekends

School holidays

Lower Demand:

Rainy months

Examination periods

Weeks after major holidays

Singapore Example

High Demand:

F1 Season

IT exhibitions

School holidays

Chinese New Year

Track historical occupancy and adjust accordingly.

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3. Length of Stay

Longer stays reduce operational costs.

Benefits:

Fewer check-ins

Less cleaning

Lower wear and tear

Sample Discount Structure:

Stay Length Suggested Discount

7 nights 5%

14 nights 10%

30 nights 15%

3 months 20%

6 months Negotiable

The objective is not simply to give discounts but to reduce vacancy risk.

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4. Competition

Regularly monitor:

Airbnb listings

Agoda Homes

Booking.com

Facebook Marketplace

PropertyGuru

Lamudi

Compare:

Size

Amenities

Reviews

Location

Parking

Internet speed

A unit beside Shangri-La Plaza may command a premium over similar units several blocks away.

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5. Value Added Features

Many owners underestimate value.

Guests often pay more for:

✅ Fast Wi-Fi

✅ Self check-in

✅ Smart locks

✅ Washer and dryer

✅ Dedicated workspace

✅ Netflix or Chromecast

✅ Good reviews

✅ Professional photography

Price should reflect value, not merely square footage.

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A Simple Pricing Framework

Consider this example:

Studio Unit Near Shangri-La

Base Nightly Rate: ₱2,000

Adjustments:

Factor Adjustment

Weekend +10%

Long Weekend +20%

Major Event +30%

Last-Minute Vacancy -10%

Peak Holiday +25%

Result:

Regular weekday: ₱2,000

Peak weekend: ₱2,600+

This small adjustment can add thousands of pesos monthly.

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Common Pricing Mistakes

Mistake #1: Setting and Forgetting

Many owners set prices once and never revisit them.

Market conditions change weekly.

Review pricing at least every two weeks.

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Mistake #2: Chasing Occupancy Only

100% occupancy often means pricing is too low.

A few vacant nights can be acceptable if overall revenue increases.

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Mistake #3: Copying Competitors Blindly

Their circumstances may differ.

They may:

Need urgent bookings

Have lower mortgage costs

Be offering discounts temporarily

Use competitor pricing as a reference, not a rule.

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Mistake #4: Ignoring Expenses

Include:

Mortgage

Association dues

Property tax

Utilities

Internet

Cleaning

Maintenance

Platform commissions

Every rate should contribute to profitability.

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Pricing for Long-Term Tenants

For landlords offering six-month or one-year contracts:

Focus on:

Stability

A reliable tenant can be worth more than a slightly higher rent.

Vacancy Cost

One vacant month can erase months of rental increases.

Tenant Quality

Good tenants:

Pay on time

Maintain the property

Stay longer

Sometimes accepting slightly lower rent can generate higher annual returns.

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Agoda, Airbnb, Booking.com, or Direct Booking?

Each platform attracts different guests.

Platform Strength

Airbnb Leisure travelers

Agoda Asian market reach

Booking.com Global hotel-style audience

Direct Booking Lower commissions

Facebook Local inquiries

Many successful operators use multiple channels simultaneously.

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Final Thoughts

Pricing is not a one-time decision. It is an ongoing strategy.

The goal is to balance:

Occupancy

Revenue

Guest quality

Operational effort

Long-term profitability

Whether we are hosting nightly guests through Airbnb, welcoming Agoda travelers, or leasing a property for one year, thoughtful pricing decisions can significantly improve returns without spending more on marketing.

A well-priced property is often more profitable than a fully occupied one.

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Credit

This article was inspired by pricing strategy concepts shared by Airbnb in their Host Resources:

"Setting Your Pricing Strategy" – Airbnb Host Resources

Source: https://www.airbnb.com.sg/resources/hosting-homes/a/setting-your-pricing-strategy-15

This article is an independent adaptation and expansion intended for educational purposes, covering broader applications for landlords, co-hosts, Agoda hosts, and long-term rental operators.

Estate of Mind - Episode 1

Light, Space, and Air: Why Old Filipino Homes Still Have Something to Teach Us

By Property Mayordoma

When we think about preserving property, our minds often jump to repairs, renovations, repainting, or replacing aging fixtures. Yet some of the most important elements of a comfortable home cost very little to maintain and have been understood by Filipinos for generations.

They are light, space, and air.

Long before air-conditioning became common, our ancestors designed homes that worked with nature rather than against it. The traditional bahay kubo welcomed breezes through large openings. The bahay na bato introduced capiz windows and ventanillas that encouraged natural ventilation while providing protection from the elements.

These were not merely architectural styles. They were practical solutions to living in a tropical country.

The Forgotten Luxury: Natural Light

Many modern homes and condominiums rely heavily on artificial lighting, even during the day. Curtains remain closed, storage accumulates near windows, and valuable sunlight is blocked from entering the living space.

Natural light offers benefits beyond aesthetics:

Makes rooms feel larger and more inviting.

Helps reduce electricity consumption.

Improves mood and productivity.

Highlights areas requiring cleaning or maintenance.

One of the simplest property preservation practices is to periodically assess whether windows remain unobstructed and clean. Sometimes a brighter home requires no renovation—only a clearer path for sunlight.

Space Is Not About Size

In Metro Manila, many families live comfortably in compact condominiums and apartments. The challenge is not always the square meters available but how those square meters are used.

Over time, possessions accumulate. A corner becomes storage. A table becomes a holding area for miscellaneous items. Before long, movement becomes restricted and maintenance becomes more difficult.

Property stewardship includes regularly asking:

"Does this item still serve a purpose?"

A well-maintained space allows easier cleaning, better airflow, and a more pleasant environment for family members and guests alike.

Space, when thoughtfully managed, becomes a resource rather than a limitation.

Air: The Original Air Conditioner

Air-conditioning is a modern convenience, but airflow remains essential.

Many property owners overlook simple practices such as:

Opening windows during cooler parts of the day.

Cleaning air-conditioning filters regularly.

Maintaining exhaust fans.

Preventing furniture from blocking ventilation paths.

Inspecting windows and screens for damage.

Stagnant air can contribute to moisture buildup, odors, mold growth, and faster deterioration of certain materials.

Fresh air is one of the least expensive forms of property maintenance available.

Preserving More Than Walls

A property does not become sustainable because it is expensive.

It becomes sustainable because it remains comfortable, functional, and loved.

Whether you live in a condominium in Ortigas, a townhouse in Quezon City, or a family home passed down through generations, the principles remain remarkably similar to those practiced by our grandparents.

Welcome light.

Create space.

Encourage air.

These simple habits help preserve not only the structure itself but also the quality of life within it.

Looking Ahead

In Episode 2, we will explore another timeless principle of property stewardship:

"Maintenance Before Failure: Why Small Repairs Save Big Money."

Because preserving a property is not about waiting for something to break.

It is about caring for what you already have before it does.

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Property Mayordoma Note

This article is part of the "Estate of Mind: The Art of Preserving Property" series, inspired by the broader conversation on stewardship, sustainability, and thoughtful property management in the Philippines. Special acknowledgment is given to the Estate of Mind podcast by PumaPodcast and Ayala Land Estates for helping spark discussions on how Filipinos can thoughtfully design, maintain, and preserve the places they call home. The content herein represents the independent views and experiences of Property Mayordoma. 🏡✨

Series Motto: A well-cared-for property is more than an asset—it is a legacy entrusted to future generations.

How Airbnb Search Really Works: A Practical Guide for Philippine Hosts

"How Search Results Work." Philippines' hosts experience and practical insights

[a credit line]:

> This article is inspired by publicly available guidance from Airbnb's Host Resource Center regarding how search results and listing visibility work. The content below reflects the author's own interpretation and practical hosting experience in the Philippines.

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How Airbnb Search Really Works: A Practical Guide for Philippine Hosts

By Property Mayordoma

Many Airbnb hosts wonder:

"Why is my listing not appearing on the first page?"

The answer is simpler than many think. Airbnb's search system aims to show guests the listings most likely to match what they are looking for and ultimately book.

While no host can directly control Airbnb's algorithm, hosts can influence several factors that improve visibility and booking performance.

1. Your Listing Must Match What Guests Are Searching For

Airbnb first looks at the guest's search criteria:

▪️Location

▪️Dates

▪️Number of guests

▪️Budget

▪️Amenities

▪️Property type

If your listing closely matches what a guest wants, you have a better chance of appearing higher in search results.

Philippine Host Tip

Instead of simply writing:

> Studio Unit

Consider:

> Cozy Studio Near Makati Mall, MRT, and Ortigas CBD

Guests often search based on landmarks rather than condominium names.

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2. Photos Matter More Than Most Hosts Realize

Your cover photo is often the first thing guests see.

Listings with bright, clean, professionally framed photos tend to receive:

▪️More clicks

▪️More saves

▪️More inquiries

▪️More bookings

These engagement signals tell Airbnb that guests find the listing attractive.

Philippine Host Tip

▪️Take photos during daytime.

▪️Open curtains.

▪️Turn on all lights.

▪️Declutter before photographing.

A smartphone photo with good lighting often outperforms an expensive camera photo taken poorly.

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3. Competitive Pricing Improves Visibility

Price remains one of the strongest factors affecting guest decisions.

Airbnb naturally favors listings that guests are likely to book.

Hosts who price significantly above nearby comparable units may see fewer clicks and bookings.

Philippine Host Tip

Regularly compare your rates against:

▪️Similar units in your building

▪️Nearby condominiums

▪️Hotel alternatives

A unit priced at ₱2,500 may perform better at ₱2,190 if competitors are offering similar value. (This is during the third month of war of Trump with the Iran Revolutionary, to note as it affects the economy of tourism.)

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4. Fast Responses Build Trust

Guests appreciate hosts who respond quickly.

Fast response times signal reliability and improve the guest experience.

Try responding within:

▪️Minutes when possible

▪️A few hours at most

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5. Reviews Still Matter

Positive reviews remain one of the strongest trust signals.

Guests naturally prefer listings that demonstrate:

▪️Cleanliness

▪️Accuracy

▪️Good communication

▪️Smooth check-in

Philippine Host Tip

Many guests will forgive minor imperfections if the unit is clean and the host communicates well.

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6. Availability Influences Search Placement

Listings that are frequently unavailable naturally appear less often in search results.

Keep your calendar updated.

Avoid unnecessary blocks unless required for maintenance or personal use.

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7. Guest Behaviour Also Influences Search Results

Not every guest sees the same search results.

Airbnb may personalize results based on:

▪️Previous searches

▪️Budget preferences

▪️Travel patterns

▪️Desired amenities

This explains why your listing may appear differently for different users.

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8. New Listings Often Receive Initial Exposure

Airbnb frequently gives new listings an opportunity to gain visibility and collect their first bookings.

This is why the first few weeks after launch are important.

Philippine Host Tip

Have your posters, photos, pricing, description, and house rules fully prepared before activating a listing.

You only get one first impression.

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What Successful Philippine Hosts Focus On

Experienced hosts generally focus on five areas:

✓ Excellent photos

✓ Competitive pricing

✓ Fast communication

✓ Consistent cleanliness

✓ Positive guest reviews

Rather than trying to "beat the algorithm," successful hosts focus on creating a guest experience that naturally earns bookings.

The algorithm simply follows guest behaviour.

When guests click, save, inquire, and book your listing, Airbnb receives a strong signal that your property deserves greater visibility.

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Source & Acknowledgement

This article is inspired by guidance published by Airbnb in its Host Resource Center regarding how Airbnb search results work. Airbnb® is a registered trademark of Airbnb, Inc. This article is an independent interpretation and is not affiliated with or endorsed by Airbnb.

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For our Property Mayordoma audience, we are adding a section called:

> "What Airbnb Hosts in Metro Manila Learned After 100+ Guest Stays"

where we all can discuss real observations from Shaw, Ortigas, Shore Residences, Eastwood, and similar condominiums. That local experience is what hosts  and guests tend to value because it becomes original conversational content.

🏙️ Quezon City Buzz: Short-Term Rentals Heating Up Near SM North EDSA

🏙️ Quezon City Buzz

We’re seeing a quiet but very real shift in the Metro Manila property scene—and this time, the spotlight is firmly on Quezon City, particularly the stretch around SM North EDSA.

For years, Airbnb-style hosting has been dominated by Makati, BGC, and Ortigas. But recently, we’re noticing increasing traction in QC—driven by affordability, accessibility, and a new wave of travelers who prefer “practical convenience” over prestige addresses.

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📈 Why QC, Why Now?

The area surrounding SM North isn’t new—but its use case is evolving.

Transport convergence: MRT-3, EDSA, and upcoming infrastructure make it highly accessible

Retail gravity: SM North + TriNoma create a self-contained ecosystem

Lower entry price: Compared to BGC/Makati, investors can still enter at a more reasonable cost

From an investor lens, this translates to a compelling formula:

👉 Lower capital + consistent local demand = viable short-term rental play

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🏢 The Rise of “Practical Airbnb” Units

Developments like SMDC Grass Residences are quietly becoming micro-hubs for short stays.

We’re observing:

Guests booking for medical visits (nearby hospitals)

Families staying for shopping weekends or events

Remote workers opting for budget-friendly extended stays

Unlike BGC where guests often seek lifestyle, QC guests lean toward functionality and value.

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💡 What This Means for Hosts

If we’re hosting—or planning to—this shift matters.

Positioning changes:

Not luxury-first, but clean, reliable, and efficient stays

Fast WiFi, self check-in, and proximity matter more than aesthetics alone

Pricing strategy:

Less volatile than tourist zones

Strong mid-week occupancy potential (a big advantage)

Guest psychology:

More practical, less “Instagram-driven”

Higher appreciation for ease and responsiveness

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⚖️ The Trade-Off

Let’s be clear—this isn’t a gold rush without nuance.

Nightly rates are lower than BGC/Makati

Competition is increasing, especially in SMDC clusters

Differentiation becomes operational, not just visual

So the game here isn’t just owning a unit—it’s running it well.

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🧭 Our Take

We see Quezon City, particularly around SM North, evolving into a “steady-yield Airbnb zone”—not flashy, but dependable.

For those of us building or scaling (even thinking of platforms like Haybolbay), this type of market is interesting:

👉 predictable demand

👉 repeatable operations

👉 scalable cleaner/service ecosystem

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✍️ Closing Thought

The Philippine short-term rental market is maturing.

And as it does, we’re noticing a split:

Premium lifestyle stays (BGC, Makati)

Functional, high-utility stays (Quezon City emerging zones)

Both have their place.

But if we’re playing the long game, QC might just be one of the more quietly strategic bets in today’s market.

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Ayala Land Updates Q1 2025

Ayala Land, a prominent real estate developer in the Philippines, has recently undertaken several significant projects and initiatives:

1. Development of Santa Rosa Civic Complex in Nuvali

In partnership with the Santa Rosa city government, Ayala Land is developing a two-hectare Santa Rosa Civic Complex within its Nuvali estate in Laguna. This complex will feature a convention center, a city one-stop shop, sports facilities, and a command center, aiming to enhance public service accessibility and foster a well-integrated urban environment. 

2. Launch of Virendo in Davao City

Ayala Land Premier introduced Virendo, its first horizontal luxury residential project in Davao City. Spanning 37.4 hectares, Virendo offers 150 residential lots ranging from 450 to 1,800 square meters. The project received an overwhelming response, generating P2.7 billion in sales shortly after its launch. 

3. Successful Sales of Enara in Nuvali

The company's luxury segment also saw robust demand with the launch of Enara, a new neighborhood in Nuvali. Within the first week of February 2025, Ayala Land Premier recorded P4.7 billion in sales, with Enara contributing P2 billion. This reflects a strong market interest in premium, well-planned communities. 

4. 10 Days of Art Festival in Makati

Ayala Land hosted the "10 Days of Art" festival from February 14 to 23, 2025, transforming Makati into an open-air gallery. The event featured contemporary artworks, large-scale installations, and interactive activities across various locations, including Ayala Triangle Gardens and Circuit Makati, making art accessible to the public and celebrating Philippine contemporary art. 

These initiatives underscore Ayala Land's commitment to sustainable urban development, cultural enrichment, and meeting the evolving needs of its clientele.

Michelin Guide Philippines Expansion

🌟 MICHELIN Guide is Coming to the Philippines! 🇵🇭🍽️ | Cozy Clean Stay Near Shangri-La 🏡✨

Exciting news for food lovers and travelers! The MICHELIN Guide has officially set its sights on the Philippines, with its first-ever edition in 2026 covering Manila, Pampanga, Tagaytay, Cavite, and Cebu! 🌍🍴 Anonymous MICHELIN inspectors are already dining their way through these regions, searching for top-tier restaurants that showcase Filipino culinary excellence.

For guests staying at Cozy Clean Stay Near Shangri-La, this is a game-changer! Our Airbnb unit sits right in the heart of Ortigas, just a short drive away from some of the best fine-dining and street food spots that could soon be MICHELIN-recognized. 🌆🍷 Whether you're here for business, leisure, or a food trip, this is the perfect home base to explore Manila’s vibrant food scene.

🍽️ What this means for you:

✔️ Stay near potential MICHELIN-starred restaurants 🏆🍽️

✔️ Food trip-friendly location – from local “carinderias” to gourmet dining 🌮🍷

✔️ Comfortable & stylish stay after indulging in food adventures 🏡

✔️ Access to trending foodie destinations featured in the MICHELIN Guide 🚖

Imagine stepping out of Cozy Clean Stay Near Shangri-La, dining at an award-winning restaurant nearby, and returning to a cozy, relaxing space to unwind! 💆‍♂️✨

📢 What’s your bet for the first MICHELIN-starred restaurant in Manila? Comment your favorite food spots below! ⬇️🍛

#MichelinGuidePH #FoodiePH #AirbnbManila #CozyCleanStay #OrtigasStaycation #MichelinStar #FoodTripPhilippines

Discover Comfort and Convenience in Mandaluyong

Discover Comfort and Convenience in Mandaluyong!

🌟 Planning a trip to Manila? Stay in a cozy and modern unit located just across from Shangri-La Plaza Mall, near Megamall and Ayala Malls The 30th. Perfect for business travelers, expats, schoolmates and vacationers looking for a prime location and a relaxing stay.

Book your stay today and experience the best of Mandaluyong!

Click the link to book now! 👉 https://airbnb.com/h/ortigasbymhy

Twin Oaks Place is conveniently located across from Shangri-La Plaza Mall in Mandaluyong City. Here are concise directions from key areas:

- From MRT Shaw Boulevard Station: Alight at Shaw Boulevard Station on MRT Line 3. Exit the station towards Shaw Boulevard and head west. Cross EDSA and continue along Shaw Boulevard for approximately 300 meters. Twin Oaks Place will be on your right, directly opposite Shangri-La Plaza Mall. 

- From Ortigas Center: Proceed to Shaw Boulevard via San Miguel Avenue or ADB Avenue. Head west on Shaw Boulevard, crossing EDSA. After about 300 meters, you'll find Twin Oaks Place on your right, directly across from Shangri-La Plaza Mall.

- From Kapitolyo, Pasig: Navigate to West Capitol Drive and turn onto United Street. Continue until you reach Shaw Boulevard. Turn left onto Shaw Boulevard and proceed for approximately 200 meters. Twin Oaks Place will be on your left, directly opposite Shangri-La Plaza Mall.

These routes provide straightforward access to Twin Oaks Place from various key locations.

We’re thrilled to announce we’re officially Superhosts! 🙌 All glory to God for this blessing, and a huge thank you to our amazing guests for your trust and support. Here’s to more wonderful stays and cherished memories! 🌟 #Superhost #GratefulHeart #ToGodBeTheGlory