Is your villa priced right? How to compare with the homes next to you
19 October 2026 · 5 min read
Most pricing advice tells you to look at the market. Guests do not look at the market; they look at one page of results. This guide is about that page: who is on it with you, what they charge for the dates a guest is searching, and what to do with the difference.
Who are you really competing with?
The homes that appear next to yours on the same search results page: same area, similar size and guest count, available for the same dates. A guest searching for four people in Bophut over a long weekend never sees the ten-bedroom estate or the hostel bed, so neither is your competition.
To find yours, search Airbnb as a guest would: your area, your guest count, dates about three weeks out, then dates over the next peak week. The first page of results is your street. Note each home's nightly price, rating, review count and whether it is still available.
What should I compare?
Price for the same dates, not the base rate. Airbnb shows a guest the total for their dates, with your cleaning fee folded in, so compare what the guest sees. Then rating and review count, because a home with 80 reviews at 4.9 can charge more than yours at 5 reviews. Then photos and amenities, because those decide which card gets the click at the same price.
Write down where you sit: above most of them, below most of them, or in the middle. Each of those has a different fix.
When should I raise my price?
When you are below the homes around you and they are selling out. If a neighbour 1 km away with similar photos and reviews is sold out at 8,900 a night over Christmas and you are at 5,900 with nights open, you are leaving money on every booking. Moving to the lower end of what the sold-out homes charge keeps you the best value on the page and raises the revenue of every night you were going to sell anyway.
The More Bookings report sizes this for you: the gap to the homes above you, times the nights it applies to, less a share for bookings you might lose. Our model keeps 70% of the gap to stay on the safe side.
When should I lower it?
When you are above the homes around you and your calendar is emptier than theirs. A higher price than the cards next to yours is fine when the photos, reviews and amenities justify it; when they do not, the guest clicks the cheaper card and your ranking slips with every search you lose.
Lower the nightly price before adding discounts: a visible lower price wins the click; a discount only shows after it.
The fees in the small print
Metered electricity, a large cleaning fee or extra-guest charges in the description lose the guest at the last step and turn up in reviews. For an upmarket villa the effect is larger, because the guest expected the price to be the price. Fold them into the nightly rate and say so: "electricity included".
Weekly discounts and quiet months
A weekly discount earns a badge on the card and fills the long-stay gaps in low season, when the homes around you drop their prices anyway. A 10 to 15% weekly discount in the quiet months is usually better than cutting the nightly rate for everyone.
How often should I check?
Every two weeks in high season, once a month otherwise, and always before the peak weeks. The homes around you change prices; a comparison from last month is already out of date.
More Bookings does this comparison for you: paste your link and see your price against the 5 homes nearest yours, free. Roo on watch (299 THB a month) re-checks every month and emails you when a neighbour sells out or cuts prices.