It is the question every owner asks, and the honest answer is: it depends. Anyone who promises you a fixed amount without having seen your property is selling hot air. What we can give you is the list of factors that, after ten years of letting in Bruges, make the difference every time.
1. The location, down to the street
Bruges is a compact city, but for guests every minute of walking counts. An apartment inside the ramparts or right next to a car park books differently from a place ten minutes away by bike. Outside the centre is not automatically worse: our own apartments sit on the edge of the city by the Damme Canal, and it is exactly that view and that calm the reviews name as the reason to come back. The location determines not only the price per night, but also which guest books.
2. The rhythm of the seasons, gentler in Bruges than you might think
Unlike the coast, Bruges never really stops. Summer peaks, but the Christmas period, long weekends and city trippers in spring and autumn fill the calendar all year. That year-round rhythm is a big advantage, on one condition: your prices have to follow. A fixed rate is too cheap in July and too expensive in January, and both cost you money.
3. The presentation of the listing
Two identical apartments can perform structurally differently, purely on the photos, the title and the description. Guests decide within seconds whether they click. Professional images, a description in several languages and a fully completed listing are not a detail but a direct lever on occupancy.
4. The ratings and Superhost status
Platforms show properties with strong reviews more often and higher up. Every review therefore feeds into the next booking. Quick communication, a spotless cleaning changeover and clear instructions are not costs but an investment in visibility. Our four properties now hold 2,936 reviews with an average of 4.81 out of 5, and that track record is the best pricing argument there is.
5. The number of channels you are visible on
If you are only on Airbnb, you miss the guests searching through Booking.com, Vrbo or Google. A wider channel mix with synchronised calendars increases demand for the same property, and more demand means room for better prices.
What does that mean for your property?
The sum of those five factors differs per property, which is why we would rather calculate it for you than quote an amount here. We look at your property or your current listing without obligation and tell you honestly where we see room for improvement, with a pricing strategy built on the Bruges market. You can read more about our approach in the city on Airbnb management Bruges.