Do you own a holiday let in North Wales but struggle to set the right price? With its stunning landscapes and year-round appeal, North Wales attracts a steady stream of holidaymakers. But with so many properties in the market, getting your pricing right is crucial.
If you’re a holiday home owner here, you’re well-positioned to capitalise on North Wales’s steady demand. However, pricing your property correctly has never been more important. Set your rates too high, and you may struggle with bookings; too low, and you risk leaving money on the table.
This guide will help you confidently and competitively price your North Wales holiday let, ensuring more bookings and maximised returns…
1. Know Your Numbers: Understand Your Break-Even Point
Before you can set competitive and profitable rates, it’s essential to understand exactly how much your holiday let costs to run. Knowing your break-even point provides a clear baseline and helps ensure that your pricing strategy supports long-term sustainability and profit.
Start by calculating all ongoing costs (both fixed and variable), so you know the minimum income your property needs to generate.
Fixed Costs (generally remain the same regardless of occupancy):
- Utilities (standing charges): Basic charges for electricity, gas, water, and broadband that apply even when the property is unoccupied.
- Local Taxes: Council Tax or Business Rates.
- Insurance: Holiday let insurance, including public liability, building and contents cover, and loss of income protection.
- Marketing Costs: Professional photography or branding (typically one-off or infrequent expenses).
- Maintenance and Repairs (scheduled): Regular maintenance, annual safety checks (e.g., gas and electrical certificates), and gardening.
- Broadband: Monthly fixed fee.
Variable Costs (fluctuate depending on usage or bookings):
- Utilities (usage-based): Consumption of electricity, gas, and water, which varies with guest stays and seasonality.
- Maintenance and Repairs (unexpected): Reactive maintenance and a contingency fund for unforeseen issues.
- Cleaning and Laundry: Costs incurred per booking, whether managed in-house or outsourced.
- Booking Platform Fees: Commission or service fees charged per booking by platforms like Airbnb, Vrbo, or letting agencies.
- Marketing Costs: Ongoing advertising spend, such as promotional campaigns or social media ads.
- Guest Amenities: Welcome packs, toiletries, firewood, kitchen basics, and replacement items due to guest use or damage.
Don’t underestimate the costs involved. Head to our blog The Costs of Running a Holiday Let to find out more.
Top Tip: Build a spreadsheet that breaks down these costs monthly and annually. This helps you identify your minimum nightly rate and track profitability over time.
2. Understand the Power of Location
In the holiday let market, location has a major influence on price, and North Wales offers a wide variety of experiences depending on your property’s setting.
Consider how your property’s location adds value:
- Coastal Access: Properties within walking distance to beaches or with sea views often command higher rates.
- Proximity to National Parks or Attractions: Being near Snowdonia, popular walking routes, or adventure attractions like Zip World can significantly boost appeal.
- Village or Town Amenities: Access to restaurants, shops, pubs, and local events enhances guest convenience.
- Transport Links: Proximity to train stations or major roads can be a real plus for families or international guests.
- Seclusion and Privacy: Some guests seek total escape. Remote cottages or off-grid retreats are increasingly popular—particularly if marketed well.
By understanding what makes your property’s location desirable, you can better position it in the market and tailor your pricing strategy accordingly. Highlight these location-based benefits in your listings, photography, and marketing materials to attract your ideal guests.
When considering how to price your holiday home in North Wales, remember that even if your property isn’t beachfront or close to a headline attraction, there’s still value in charm, tranquillity, and unique local experiences, it’s all about how you present it.
Top Tip: Compare similar properties in your area. Look at their pricing, features, availability, and reviews. Use this insight to position your property competitively.
3. Factor in Seasonality: Align Rates with Demand
Tourism in North Wales follows a seasonal pattern. Adjusting your prices throughout the year helps you maximise earnings in peak times and maintain occupancy in quieter months.
Seasonal Demand Chart:
Use this chart to plan your seasonal pricing
- Peak Season (July – August): High demand, raise prices
- Shoulder Seasons (April – June, September – October): Steady bookings, moderate pricing
- Low Season (November – March): Slow bookings, offer discounts or special deals
Factoring in seasonality is a vital part of knowing how to price your holiday home in North Wales. A flexible, responsive approach will help you make the most of busy periods while maintaining a steady income year-round.
Top Tip: Monitor regional events like the Eisteddfod, food festivals, and local shows. These can create short-term demand spikes even in quieter months—ideal times to increase your rates temporarily.
4. Maximise Value: Features That Justify Higher Rates
To command premium rates, your holiday let needs to offer more than just a place to stay—it should deliver an experience. Guests are willing to pay more for comfort, style, and thoughtful extras that enhance their time away. By showcasing standout features, you not only attract more bookings but can also justify higher pricing.
Features that add value to your holiday let:
- Luxury touches: Hot tubs, saunas, log burners, or fire pits.
- Pet-friendly stays: Properties that welcome dogs—with enclosed gardens or dog-friendly beaches nearby—are in high demand.
- Entertainment spaces: Games rooms, outdoor kitchens, barbecues, or al fresco dining areas.
- Stylish interiors: High-quality, modern design and furnishings create a lasting impression.
- Tech and connectivity: Smart TVs, superfast Wi-Fi, and streaming services like Netflix appeal to guests of all ages.
- Location-driven appeal: Panoramic views, private gardens, or peaceful outdoor spaces offer instant wow-factor.
- Sustainability and convenience: EV charging points or eco-conscious features are increasingly sought after.
Little things that make a big impact:
Small, thoughtful details can elevate your guest experience—and your nightly rate. Consider:
- Coffee machines and quality tea selections
- Luxury toiletries and plush towels
- Board games, books, or local guides
- Welcome hampers with locally sourced treats
The better the guest experience, the better your reviews, leading to boosting your reputation and allowing you to confidently charge higher rates! Head to our blog How to Maximise Your Holiday Let Income, for more top tips on enhancing your guests experience and increasing your income.
5. Use Offers Wisely
Special offers can be a great way to drive bookings in quieter periods, but you must be strategic. Avoid discounting peak dates unless you’re doing a last-minute fill.
Examples of smart offers:
- 3 nights for the price of 2 (off-peak)
- Free welcome hamper for direct bookings
- Loyalty discounts for repeat guests
- Last-minute reductions on unfilled gaps
Make use of your booking platform or property management system to automate pricing adjustments wherever possible.
Top Tip: By partnering with a holiday letting agent such as Menai Holiday Cottages, you’ll benefit from hands-on support from a dedicated Account Manager. They’ll stay in regular contact, adjust pricing on your behalf, suggest timely offers, and provide tailored advice to help you maximise income. With in-depth local market knowledge and experience, they’re often able to make smarter, more strategic decisions than you could achieve alone.
6. Consider Dynamic Pricing
Dynamic pricing is no longer just for hotels, it’s becoming essential for holiday lets. It allows your rates to respond in real-time to changes in demand, local events, competitor activity, and availability.
Opting into Income Maximisation with Menai Holiday Cottages means that property owners give us the flexibility to vary agreed prices up to a certain percentage. This means we will increase or decrease prices depending on how well similar properties in the area are selling, trends in website searches and previous years’ data.
Choosing our Income Maximisation pricing strategy could increase your holiday let revenue by 42% and bookings by 44% compared to standard pricing models.
How it helps:
- Maximise High-Demand Dates: Increase your rates when demand rises (e.g. school holidays, bank holiday weekends, or major events).
- Encourage Off-Peak Bookings: Reduce prices slightly to entice guests during quieter periods or fill gaps.
- Stay Competitive: Real-time adjustments ensure your property isn’t overpriced—or undercharging—compared to nearby alternatives.
While managing your prices manually is possible, it can be time-consuming and challenging to get it right. Instead, consider working with an expert agency like Menai Holiday Cottages. We offer intelligent pricing tools that take the stress out of choosing the right price for your holiday home, ensuring you remain competitive while maximising your earnings.
Our expert pricing reviews provide tailored advice to help you make informed decisions, simplifying how to price your holiday home and ensuring you get the best return on your investment.
Work With Us For A Full Pricing Review
7. Keep Evolving: Monitor, Measure, Adjust
Pricing isn’t a one-off task. The market is always changing, so stay on top of your performance and competitor trends.
Key actions:
- Review Regularly: Assess pricing monthly or at least quarterly. Track your occupancy, revenue, and average nightly rate.
- Benchmark Competitors: Look at nearby properties with similar features. Are they booked when you’re not? Are their prices higher or lower?
- Monitor Guest Feedback: If guests mention value for money—or lack of it—take note.
- Test and Learn: Try slight price increases or decreases and watch the effect. Small adjustments can lead to big improvements.
- Professional Support: Menai Holiday Cottages offers full pricing reviews, giving you data-driven insights and clear recommendations, so you’re never guessing.
Common Pricing Mistakes to Avoid:
- Set and Forget: Pricing should evolve with market conditions.
- Ignoring Competitors: You’re part of a marketplace- know how your property stacks up.
- Overpricing Off-Season: Even the best properties need to be realistically priced in quieter months.
- Underestimating Costs: Always build in a profit margin. Letting is a business.
- Letting Emotion Take Over: Price based on value and data, not sentiment.
8. Partner with the Local Experts
At Menai Holiday Cottages, we understand the unique dynamics of the North Wales market. Our intelligent pricing systems track real-time demand, competitor data, and seasonal trends, ensuring your rates are always working hard for you.
A smart, flexible pricing strategy is one of the most powerful tools you have as a holiday home owner. Whether you’re just starting out or looking to refine your approach, following these steps will help turn your holiday home into a thriving, profitable business.
Get in touch with Menai Holiday Cottages today for a no-obligation pricing review and find out how we can help you earn more from your property, all year round.
