It is the question owners and investors ask us most. We answer with a property we manage, the latest market data and the factors that separate a guesthouse that performs from one that struggles. Then you can run your own numbers with the calculator. English spoken.
A property in the heart of the centre, five rooms with private bathrooms, no history, no reviews and no online listing. We handled furnishing, photos, platform listings and pricing from day one.
Result: over 200,000 euros of gross revenue in the first year, that is more than 40,000 euros gross per room on average. It is a top-tier result, achieved with renovated rooms, private bathrooms and a sought-after area: not the market average, but a benchmark of what is possible when everything is set up well.
The full story is in the case study.
Private bathroom. The biggest factor for both rate and reviews. With shared bathrooms the estimate goes down.
Location. Historic centre, station and trade fair district have different demand: weekend tourists, weekday business and conferences. Watch the new planning rules in the busiest parts of the centre.
City calendar. Trade fairs, conferences, major concerts and graduations move prices many times over. Not raising rates on those dates leaves money on the table.
Room-by-room pricing, every day. With five or six rooms you sell many different nights: one room sold cheaply during a fair weighs on the whole month.
Reviews and channels. Well-kept listings on Booking.com and Airbnb, quick replies and spotless cleaning lift ranking and rates over time.
It depends on area, private bathroom and management. In our case study, five rooms with private bathrooms in the centre, the average was over 40,000 euros gross per room in the first year.
With a large property a guesthouse can earn more, but it needs a VAT number, more cleaning and more management. We run the numbers on both options before any work.
It depends on the property: furniture, any bathrooms to build, permits and photos. We estimate it in the first review, which is free.
No. It is a business and follows business income rules.
Use the calculator in guesthouse mode: choose area, number of rooms and condition. For a precise estimate we run a free review on your own data.
The calculator has a guesthouse mode, room by room. If you want an estimate on your real numbers, the first review is free.
Market data are city-wide averages and are not a promise of returns. Updated 1 November 2026.