Según datos reales de gestión de la cartera Bliss Homes del primer semestre de 2026, la vivienda típica tuvo un ADR mediano de ~136 €/noche, una ocupación mediana de ~54% y un ingreso bruto mensual mediano de ~2.600 €, con un cuartil bajo de ~1.500 € y uno alto de ~3.300 €. Son cifras de temporada media-baja, sin agosto, y aún queda restar comisiones de OTA (~19% del bruto) y el resto de costes antes de llegar al neto.
Where these data come from (and why can you trust)
They are not market numbers drawn from a generic report or a calculator. They're actual management data from the portfolio of tourist housing that operates Bliss Homes, extracted from our booking system. To be honest and comparable, we have worked with the First semester of 2026 (January to June)they are months already passed or practically closed, about our portfolio's houses with continuous activity throughout that period and sufficient reserves to be statistically representative.
All the data you'll see are and annionized: we work with medium, medium and percentile by category, never with the figure of a concrete housing or an identifiable owner. No name, address or individual case with its holder. And a rule we apply to rajatabla: If an information we cannot check with our own records, we do not publish them.
Methodological clarification: The first semester includes medium-low peninsular season, so these figures are conservative versus a full year with summer included. They are not an income estimate for your home but an added photo of our portfolio. Your result will depend on your area, typology and status.
The price per real night (ADR), not the one you figure
The ADR (Average Daily Rate) is the first number that every calculator inflates. In our portfolio, during the first half of 2026, the ADR by housing was distributed as follows:
| Indicator (housing ADR) | Value |
|---|---|
| Low quartile (25% housing under) | ~107 €/noche |
| Medium (typical housing) | ~136 €/noche |
| High quartile (25% housing above) | ~177 €/noche |
The average price per night charged was about 130 €with a typical tour of some 99 € at the most economic reserves at some 185 € at the highest. The lesson: The ADR isn't a unique number, it's a broad range that depends on the night, season, advance and area. Whoever's promise you a regular and round ADR's selling you smoke.
The Occupation: The Number That Fies The Most
Here's the most common trick. The calculators usually undertake jobs of 70-80% throughout the year so that the final figure looks. The reality is far more diverse and very seasonal. In our portfolio, looking only at the active housing of the first half of 2026, actual employment (nights reserved on available nights) was distributed as follows:
| Indicator (occupation, 1S 2026) | Value |
|---|---|
| Ground housing | ~38% |
| Medium | ~54% |
| Upper housing | ~80% |
That is to say, one in four households was under the 38% occupation in that semester and only the upper quarter exceeded the 80%. The difference between one housing and another (location, photos, well-adjusted prices, reviews and active management) is huge. And we should remember that this semester does not include the beak of August: in a full year with summer the average occupation goes up but so do the dead months of winter at many destinations. The annual mean of Spanish holiday rental at 2025 surrounded the 57%, according to sector data, a figure consistent with what we see in portfolio.
The gross monthly income by typology and area
Combining ADR and employment gets to what really matters: money that goes in. In the first half of 2026, the gross monthly employment (before fees and costs) was distributed as follows:
| Monthly gross income / housing | Valor (1S 2026) |
|---|---|
| Low quartile | ~1.500 € |
| Medium | ~2.600 € |
| High quartile | ~3.300 € |
By typology and area, the patterns we observe in our portfolio are consistent with what we can expect but with overlap between categories:
- Studies and small apartments in town: A lower but more stable employment throughout the year, with monthly gross income at about half the range.
- Viviendas de 2-3 habitaciones en Madrid ciudad: ADR per night above the portfolio's average (median of 165 €'s urban environment), with sustained employment at city demand throughout the year and usually at half high income.
- Houses and villas in coastal or rural areas: high in season but very seasonal, they concentrate summer entrance and bridges and they empty out of season, thus widening the range between best and worse months.
Added portfolio ranges, non-income guarantee. The area classification is offered in a qualitative way so as to avoid presenting specific housing data.
From raw to net: what calculators hide
That's where most internet simulations are cheating. Gross income isn't what's left. Several very real costs have to be reduced:
- Commission of the Platforms (OTAs): In our portfolio, Airbnb and Booking's commissions assumed about 19% of the gross amount billed in the period. It's a cost that rarely appears in calculators.
- Cleaning and laundry: Each exit has its cost. The more housing broken, the more cleanliness.
- Supplies: light, water, gas and internet for tourist use, normally higher than at residential rental.
- Maintenance and replacement: and wear for intensive use.
- Low season opportunities: Flow months continue to generate fixed expenses with no income to compensate them.
To market reference, the direct channel (his own web, in our case Tudesvío) reduces that commission cost: charges about 10%, frente al 15-18% habitual de las OTAs. No es gratis ni 0% de comisión —ningún canal lo es—, pero sí más eficiente. El problema es que llevar tráfico a tu propia web requiere marketing y trabajo continuo, algo que la mayoría de propietarios autogestionados no hace, por lo que acaban dependiendo casi por completo de las OTAs y de su comisión.
Professional management vs. automanagement: honest benchmarking
That's the question that really matters, and we're gonna answer it without hiding our share. Yeah, Bliss's charging to manage. The complete management model puts an income commission into place and the guaranteed rental model (rent to rent) doesn't get a fee but you get a monthly fixed income and we directly assume all costs and risks. The right question isn't "how much does the manager get me?" but "with which of the three options do I have more net and less headache?"
| Self-management | Overall management Bliss | guaranteed rental (R2R) | |
|---|---|---|---|
| Who takes the OTA commission (~ 15-18%) | That's what you're up to. | Retirement | It's assumed by Bliss. |
| Management Commission | 0 € (pero pones tu tiempo) | Commission Bliss on Income | No: you get a fixed income |
| Value optimization (ADR) | Your criterion / trying- error | Dynamic prices | Dynamic prices |
| Risk of low months | Yours | Yours (you get less) | From Bliss |
| Your time and dedication | High (hour / week) | Almost nil | Zero |
| Income predictability | Low, variable | Average (following market) | Total: same figure every month |
Self-management saves you from the manager's commission, but it costs you time, usually achieve less jobs and worse ADR than a dynamic price manager, and leave all the risk to you. The complete management takes your jobs and normally improves jobs and prices, in exchange for a commission. The guaranteed rental gives you a predictable fixed income and removes you completely from risk, in exchange for that the scope of the upside in best months to be for whoever takes the worse. There's no universal "winner" option: It's up to how much you value your time, predictability and your risk tolerance.
Conclusion: demand actual numbers, no projections
If something makes our own portfolio clear, it's that the profitability of a tourist housing is a range, not a magic figure and that the gross isn't the net. Before deciding, it always requires real data: effective ADR, jobs per season and all costs broken. We do this with your concrete housing at valuation: we give you a realistic range based on demand from your area and we explain to you without make up what would leave you in every model.
Keep reading
- Direct Canal vs. OTAs: how much each platform takes
- Airbnb vs. Booking: What more rent?
- How much a tourist rental manager costs in Spain 2026
- guaranteed rental: charges a fixed income without managing anything
- How the rent to rent model works step by step
FAQ
How much half a tourist rental in Spain?
The stockings are misled because they depend greatly on area, typology and season. In our actual portfolio, in the first half of 2026, the housing ADR ranged from about 107 € and 177 € (median ~ 136 €) and the monthly gross income by active housing had a median close to 2.600 € with a path of ~ 1.500 € at low quartile to more than 3.300 € at high, before commissions and costs.
Why don't I trust Airbnb calculators?
Because they project gross income without discounting the platform's commission (15-18%), cleaning, supplies, maintenance and low-occupancy months. The raw they show isn't what's left. The honest thing is to work with real data and to subtract all costs.
How much does an OTA get from commission?
In our portfolio, the platform commissions (Airbnb and Booking) assumed about the 19% of the billing raw in the period analysed. The direct channel itself reduces that cost to around 10% but requires marketing to generate traffic.
Do Bliss have an assignment to run my place?
Yeah, we say it's open. In complete management we have been charged commission to operate the housing (publication, prices, guest, cleaning, maintenance and regulations). The alternative is guaranteed rental, where you get a fee but a monthly fixed income and Bliss takes care of all costs and risks.
Do you pay a lady to pay for me?
It depends on your time, your closeness to housing and your ability to optimize prices and jobs. Self-management saves commission but costs hours and usually gets less jobs and worse ADR. The honest thing is to compare the final net and the risk assumed, not just the commission.
Do these data serve to estimate what my flat would rent?
They're an added photo of our wallet, not a foresight for your place. Your result depends on your area, typology, status and management. We give you a realistic range of your concrete case at free valuation.
How much would your real housing rent?
We give you a realistic range with data from your area and explain the net in every model. At 24-48 h. No cost.
* aggregated and anonymous data from the management portfolio of Bliss Homes, first half of 2026 (enero-June), about housing with continuous activity throughout the period. Medium and quartile figures, never from individual housing. They are not an income guarantee. The national mean occupation reference 2025 (~ 57%) comes from published industry data. The guaranteed rental and comprehensive management are subject to prior valuation of each housing.