r/airbnbindiahosts

I dont understand how they became a 100 billion monopoly company. It is just a middleman between buyer seller. As a host i am quite frustrated by their policies. They just love minting comissions doing nothing. There should be some competition to airbmb. Apps like mmt, agoda etc allow you to list your properties but its not an exclusive platform for airbnb type properties. There should be a dedicated app with fixed listing fees and host friendly policies for airbnbs designed for indian consumers in mind.

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I came across this post about a 3BHK villa in South Goa:

- Bought roughly 3 years ago for ₹2 Cr all-inclusive.

- Current claimed value: ₹2.7–2.8 Cr.

- Claimed nightly rate: ₹6,000.

- Claimed occupancy: 65%.

- That's 237 booked nights a year.

- 237 × ₹6,000 = ₹14.22 lakh gross annual booking revenue.

- The owner says an Airbnb management company pays him ₹1 lakh/month, or about ₹12 lakh/year.

- He therefore calls this a 6% yield on his original ₹2 Cr investment.

On the face of it, the arithmetic is correct.

But this is where I get confused.

If the operator is generating ₹14.22 lakh of gross room revenue and paying the owner ₹12 lakh, that leaves only ₹2.22 lakh/year for the operator.

And that ₹2.22 lakh has to cover everything on the operator's side — Airbnb/platform fees, cleaning, housekeeping, electricity, maintenance, repairs, consumables, management, marketing, taxes and whatever other operating costs apply.

So is the operator really running a viable business on that spread?

The second issue is the yield.

Calling it a 6% yield isn't technically wrong — that's the yield on the original ₹2 Cr cost.

But if the villa can actually be sold today for ₹2.7–2.8 Cr, then ₹12 lakh annual income represents only about 4.3–4.4% yield on today's asset value.

That's a very different investment proposition.

And then there is the 65% occupancy claim.

AirDNA's current Goa-wide data shows around 42% average annual occupancy across short-term rentals. So 65% would mean this particular villa is performing substantially above the Goa market average. That's possible, especially for a good villa in a strong location, but it needs to be demonstrated with actual booking data rather than simply assumed.

There is also an important distinction between being “less than 1 km from the beach” and actually being a legally compliant beachfront property. Goa's coastal properties can fall under different CRZ categories and restrictions, so distance from the beach by itself doesn't establish the legal or investment quality of a property.

So my questions are:

1. Is ₹12 lakh actually the owner's net income, after all costs?

2. If yes, what does the operator's P&L look like on ₹14.22 lakh gross revenue?

3. Is the 65% occupancy independently verifiable?

4. Should investors really think of this as a 6% yield when the same asset is supposedly worth ₹2.7–2.8 Cr today?

I'm not saying the villa is a bad investment. A ₹2 Cr property appreciating to ₹2.7–2.8 Cr in three years is obviously a very different story from the rental yield alone.

But mixing capital appreciation + yield-on-original-cost + gross Airbnb revenue can make an investment look considerably more attractive than it actually is on today's valuation.

Would be interested in hearing from people actually operating villas in South Goa — particularly anyone who can share realistic occupancy, ADR, operating costs and owner/operator revenue splits.