Airbnb vs Booking.com: Which Platform Works Best in Bath?

Dec 4

If you own a holiday let in Bath, you've likely asked yourself this crucial question: should I list on Airbnb, Booking.com, or both? With Bath attracting over 5 million visitors annually to its UNESCO World Heritage sites, Roman Baths, and Georgian architecture, the potential for short-let income is substantial. However, choosing the right platform can significantly impact your occupancy rates, guest quality, and overall revenue.

Understanding Bath's Short-Let Market

Bath's tourism landscape is unique. The city attracts a diverse mix of visitors: weekend couples seeking romantic getaways, families exploring historical sites, international tourists on UK tours, corporate guests attending conferences at Bath's numerous venues, and wedding parties visiting the Assembly Rooms or Thermae Bath Spa.

This diversity means your property could appeal to different guest segments depending on which platform you choose. Understanding where your ideal guests search for accommodation is the first step in platform selection.

Platform Overview: The Basics

Airbnb in Bath

Airbnb dominates the leisure and experience-driven traveller market in Bath. The platform appeals to guests seeking unique, characterful properties with a local feel. Georgian townhou

ses, converted coach houses, and properties near the Royal Crescent typically perform exceptionally well.

Commission Structure: Hosts typically pay 3% commission, while guests pay a service fee of around 14% on top of the nightly rate.

Guest Demographics: Predominantly leisure travelers aged 25-45, couples, small families, and experiential tourists.

Booking.com in Bath

Booking.com attracts more traditional hotel-alternative seekers and often captures business travelers, last-minute bookers, and international tourists who prefer the familiarity of a major booking platform.

Commission Structure: Standard commission is 15-18% of the total booking value, paid entirely by the host.

Guest Demographics: Broader age range, more business travelers, families, and international guests aged 35-65.

Commission Costs: The Real Numbers

Let's examine what these commission structures mean for a typical Bath property.

Example: A two-bedroom flat in Bath city centre at £150 per night

Airbnb Calculation:

Nightly rate: £150
Host commission (3%): £4.50
Guest service fee (14%): £21 (paid by guest)
Host receives: £145.50
Total cost to guest: £171

Booking.com Calculation:

Nightly rate: £150
Host commission (15%): £22.50
Guest service fee: £0
Host receives: £127.50
Total cost to guest: £150

On the surface, Booking.com's higher commission appears less attractive. However, the lower total price to guests can increase booking frequency, particularly during Bath's shoulder seasons (November-February, excluding Christmas).

Guest Expectations: What Travelers Want

Airbnb Guest Expectations in Bath

Airbnb guests booking Bath properties typically expect:

Character and uniqueness: Georgian features, exposed beams, quirky decor
Local recommendations: Insider tips on hidden cafes, best viewpoints, lesser-known attractions
Personal touches: Welcome baskets, local products, handwritten notes
Self-catering facilities: Well-equipped kitchens for preparing meals
Flexibility: Late check-ins, early check-outs when possible

These guests value experience over standardization and often leave detailed reviews about the property's character and your hospitality.

Booking.com Guest Expectations in Bath

Booking.com guests generally prioritize:

Reliability and consistency: Hotel-like standards, predictable amenities
Convenient location: Proximity to major attractions, parking availability
Professional service: Quick responses, clear information, problem-solving efficiency
Value for money: Clear pricing, no hidden costs
Standard amenities: Quality towels, toiletries, coffee/tea facilities

These guests typically leave shorter reviews focused on cleanliness, location, and value rather than unique experiences.

Booking Patterns in Bath

Understanding when and how guests book in Bath is crucial for platform selection.

Peak Season (May-September)

During Bath's peak tourism months, both platforms perform strongly. However, Airbnb tends to capture more weekend leisure traffic, while Booking.com maintains steady weekday bookings from business travelers and tour groups.

Average booking lead time:

Airbnb: 14-21 days in advance
Booking.com: 7-14 days in advance

Festival Periods

Bath hosts several major events including the Bath Festival (May), Jane Austen Festival (September), and Christmas Market (November-December). During these periods, Booking.com often sees increased demand due to last-minute bookers and international visitors searching familiar platforms.

Shoulder Season (March-April, October-November)

This is where platform choice significantly impacts occupancy. Booking.com's lower total price point and business traveler base help maintain occupancy, while Airbnb properties may experience more gaps between bookings.

Low Season (January-February)

Both platforms struggle during Bath's quietest months, but Booking.com's corporate clientele provides a more stable baseline of weekday bookings.

Minimum Stay Requirements

Bath's weekend demand creates interesting dynamics around minimum stay policies.

Airbnb hosts in Bath typically set:

2-night minimum on weekends (Friday-Saturday)
3-night minimum during festivals
1-night stays accepted midweek
Flexible cancellation policies to attract nervous bookers

Booking.com properties usually offer:

More flexible minimum stays (including 1-night stays on weekends)
Stricter cancellation policies to protect against last-minute cancellations
Less variation in pricing between weekdays and weekends

If your property is in a prime location like near the Abbey or Royal Crescent, enforcing weekend minimums on Airbnb rarely impacts occupancy. However, properties in residential areas like Oldfield Park or Bear Flat may benefit from Booking.com's single-night flexibility.

Review Systems and Their Impact

Airbnb's Review Culture

Airbnb's bilateral review system (hosts review guests, guests review hosts) creates accountability on both sides. In Bath's competitive market, maintaining a rating above 4.8 stars is crucial for visibility.

What matters for Bath properties:

Cleanliness (absolutely non-negotiable)
Accuracy of listing description and photos
Location convenience to Bath city centre
Communication responsiveness
Character and unique features

One negative review can significantly impact your search ranking, particularly regarding cleanliness or location accuracy.

Booking.com's Review Approach

Booking.com uses a 10-point scoring system across multiple categories. Bath properties typically need scores above 8.5 to remain competitive.

Scored categories include cleanliness, comfort, location, facilities, staff, value for money, and free WiFi. Booking.com's system is often perceived as more forgiving, and guests can leave reviews without hosts reciprocating, creating a more one-directional feedback mechanism.

The Multi-Platform Strategy

Rather than choosing one platform exclusively, many successful Bath property owners list on both. This approach maximizes exposure but requires careful calendar synchronization to avoid double bookings.

Benefits of Dual Listing:

Wider audience reach: Capture both Airbnb's experience-seekers and Booking.com's traditional travelers
Reduced platform dependency: If one platform changes policies or algorithms, you maintain booking flow
Seasonal optimization: Favor Airbnb during peak leisure months, Booking.com during business travel periods
Rate testing: Compare which platform achieves better rates for your property type
Review diversification: Build reputation across multiple platforms

Managing Multiple Platforms

To successfully operate on both platforms for your Bath property, you'll need to use a channel manager to synchronize calendars automatically, set different pricing strategies to test what works better on each platform, customize property descriptions to suit each platform's audience, and monitor which converts better by tracking metrics separately.

Many Bath property owners find that working with an experienced Airbnb property management company helps optimise multi-platform performance and avoid the technical headaches of calendar management, guest communication across different channels, and maintaining consistent service standards.

Case Study: Two Bath Properties Compared

Property A: Georgian Flat in Bath City Centre

Property details: One-bedroom, period features, near Roman Baths, £120/night base rate

Airbnb Performance (6-month period):

Occupancy: 82%
Average nightly rate: £135 (including cleaning fees)
Guest profile: 90% leisure, couples, weekend stays
Review score: 4.9 stars
Net income after commission: £16,740

Booking.com Performance (same period):

Occupancy: 71%
Average nightly rate: £120
Guest profile: 60% leisure, 40% business, more midweek stays
Review score: 9.2/10
Net income after commission: £14,076

Verdict: Airbnb performed better due to the property's characterful features and central location appealing to experience-driven leisure guests.

Property B: Modern Two-Bed Apartment in Oldfield Park

Property details: Two-bedroom, contemporary, free parking, 15-minute walk to centre, £110/night

Airbnb Performance (6-month period):

Occupancy: 64%
Average nightly rate: £115
Guest profile: 95% leisure, families with cars
Review score: 4.7 stars
Net income after commission: £13,478

Booking.com Performance (same period):

Occupancy: 76%
Average nightly rate: £110
Guest profile: 55% leisure, 45% business/visiting professionals
Review score: 8.8/10
Net income after commission: £15,048

Verdict: Booking.com performed better due to competitive total pricing, parking availability, and appeal to business travelers who prioritize convenience over character.

Making Your Decision

After analyzing both platforms specifically for Bath properties, here's how to choose:

Choose Airbnb as your primary platform if:

Your property has period features or unique character
You're located in Bath's prime tourist areas (city centre, near Royal Crescent, Circus)
You can manage guest communication actively
You want higher nightly rates
Your target guests are leisure travelers and couples
You enjoy providing personalized hospitality

Choose Booking.com as your primary platform if:

Your property is more standardized or modern
You're located in residential areas slightly outside the centre
You prefer more hands-off, professional communication
You want consistent midweek bookings
You're targeting business travelers and international tourists
You value predictable booking patterns

Choose both platforms if:

You want to maximize occupancy across all seasons
You're willing to invest in professional management or channel management software
Your property could appeal to multiple guest types
You want to test which platform generates better returns
You need consistent income rather than seasonal peaks

Practical Next Steps

Once you've decided on your platform strategy for your Bath property, optimise your listing with professional photography that captures Bath's Georgian architecture beautifully. Set competitive pricing by researching similar Bath properties on your chosen platform, properties near the Assembly Rooms typically command 15-20% premiums over those in outer areas.

Write compelling descriptions tailored to your platform. Airbnb guests respond to storytelling about your property's history and neighborhood character, while Booking.com guests want clear, factual information about amenities and location.

Ensure immaculate cleanliness standards, this is the single most important factor across both platforms in Bath's competitive market. Establish clear house rules about expectations regarding noise (particularly important in Bath's terraced Georgian properties), parties, and check-in times.

Create a seamless check-in process with clear directions. Many Bath properties are period buildings without lifts or easy access, making accessible key collection crucial.

Monitor and adjust your strategy by tracking occupancy, rates, and guest feedback for at least three months before making significant changes. Bath's seasonality means you need data across different periods to make informed decisions.

Conclusion

For most Bath property owners, the answer isn't strictly Airbnb versus Booking.com, it's understanding which platform aligns with your property's strengths and your hosting style, or whether a dual-platform strategy maximizes your potential.

Airbnb excels at capturing Bath's weekend leisure market and guests seeking characterful, unique properties with Georgian charm. If your property has period features and you're prepared for active guest engagement, Airbnb's higher nightly rates and engaged community often deliver better returns.

Booking.com provides more consistent occupancy through business travelers, last-minute bookers, and international tourists who prefer familiar booking platforms. If your property is modern, located outside the immediate city centre, or you prefer professional distance from guests, Booking.com's model often proves more sustainable year-round.

Whatever you choose, success in Bath's holiday let market ultimately depends on excellent presentation, fair pricing, immaculate cleanliness, and responsive service, factors that matter equally across all platforms.

Ready to Maximize Your Bath Short-Let Income?

Managing a holiday let across multiple platforms while maintaining high occupancy and guest satisfaction requires significant time, local expertise, and dedication. If you're looking to optimise your Bath property's performance without the daily management hassles, we can help.

At Moa & Kin, we specialise in professional Airbnb rental management across Bath, Bristol, London, and Oxford. We handle everything from listing optimisation and multi-platform management to guest communication, professional cleaning, and dynamic pricing strategies, all tailored to Bath's unique market conditions.

Our team understands Bath's seasonal patterns, local regulations, and what makes properties successful in this historic city. We work with a limited number of property owners to ensure every home receives personalized attention and achieves its full revenue potential.

Get a free property assessment and discover how much more your Bath property could earn with expert management.

Contact Moa & Kin today to discuss your property and explore whether we're the right partner to help you succeed in Bath's competitive short-let market.

Jonathan Baylis