The short-term rental market in Barcelona, neighbourhood by neighbourhood (2026)

Barcelona in four figures

Among Barcelona’s 71 neighbourhoods (submarkets). Data: AirDNA · Analysis: Winahost.

Winahost’s read

The data is AirDNA’s; the analysis is ours. Here is what we see reading Barcelona’s 71 neighbourhoods as operators.

• 1. In Barcelona, the lever of income is the rate, not occupancy. Occupancy is remarkably uniform: 56 of the 71 neighbourhoods sit between 70% and 82%, with minimal spread (a 9% coefficient of variation). The average rate (ADR), by contrast, ranges widely: from €37 to €269 a night, 7.3 times, with a 41% spread. The conclusion is clear: almost any Barcelona neighbourhood reaches high occupancy; what separates €4,600 from €63,500 in income is not occupied nights but the nightly rate. In Barcelona, the lever of profitability is pricing and positioning, not occupancy.
• 2. Profitability is concentrated in the Eixample and the new Poblenou seafront. Of the 8 neighbourhoods above €45,000 in revenue potential, most belong to the Eixample and the Poblenou waterfront: Diagonal Mar (€63,500), la Dreta de l’Eixample (€63,200), la Vila Olímpica (€52,900), Sant Antoni (€51,600), l’Antiga Esquerra (€50,400), el Fort Pienc (€49,700) and la Sagrada Família (€48,100). The tourist enclaves of the old town, by contrast, show lower revenue potential: la Barceloneta (€26,900) and el Barri Gòtic (€28,600) sit near the median. A neighbourhood’s tourist profile is no proxy for profitability; the rate its product can sustain is.
• 3. High occupancy does not equal higher profitability. Two extremes make the point: Torre Baró records 83% occupancy yet only €9,100 in revenue potential, at a €52 rate; Canyelles pairs 90% occupancy with €208 a night to reach €49,000. Occupancy is necessary but not sufficient: without a rate to support it, it does not translate into income.
• 4. A broad band of neighbourhoods sits in the mid-range, and a few make the difference. The median revenue potential per neighbourhood is €28,700 and the median ADR €117 a night: a broad, homogeneous band of neighbourhoods sits between €20,000 and €35,000. The value is decided in the 17 neighbourhoods above €40,000 —and in avoiding those with lower demand. For an investor, this means the choice of neighbourhood (and of the product within it) is more decisive than the “Barcelona market” considered in the abstract.
• 5. The highest rates are concentrated in spring, not high summer. The city’s average ADR climbs from ~€118 a night in January to ~€182 in May: the same property can bill around 50% more per night in spring than in winter, with October a second peak driven by the trade-fair and congress calendar. That is precisely the margin a sound dynamic-pricing approach captures — and a fixed rate leaves unused.
• Our operational read. In a market with high, uniform occupancy and average rates at a five-year high, the edge is not in “filling” but in pricing every night to demand, events and season, and in positioning the listing at the ADR ceiling the neighbourhood allows. This is a Winahost operational interpretation based on our management, not a market statistic.

Five years of the market: rates up, supply down

How has Barcelona’s short-term rental market evolved over the past five years? The average nightly rate (ADR) has risen sharply: from around €102 in 2021 to about €170 in 2026, a 65% increase. Occupancy, by contrast, has held steady at around 75% throughout, a sign of solid, sustained demand. Active listings grew year after year to a peak —roughly 17,000 in summer 2025— and have been contracting slightly since. Overall it is a mature market: prices at a high, firm demand, and supply that has stopped growing.

Data: AirDNA (July 2025 – June 2026) · Analysis: Winahost.

Important: AirDNA’s “active listings” (Airbnb/Vrbo) are not the same as the official tourist licences (10,101 HUT). They include rooms and unlicensed supply; they show market activity, not the legal register.

In practical terms, this is an environment where the rate —not occupancy— remains the main lever of income, in line with what the neighbourhood-level data shows.

Frequently asked questions about short-term rental in Barcelona