This feature smartly adjusts your prices based on the daily occupancy levels of a listing, room type, or group of listings. It’s especially powerful for multi-unit properties—such as hotels, apartments, hostels, or portfolios of short-term rentals—where occupancy shifts happen frequently. The goal is to respond to daily occupancy levels across different booking windows, optimize pricing decisions, and help you maximize revenue.

Why this matters

How It Works

At the Listing or Room-Type Level

This setup is well-suited for multi-unit properties—such as hotels, apartments, or hostels—that prefer adjusting prices based on the occupancy levels of each room type or unit type.

Table 1: Portfolio Occupancy-Based Adjustment Profile

Table 2: Occupancy and pricing adjustments across different booking windows.

If the Standard Double room type is already at 97% occupancy on Day 0, a 15% premium may be applied to capture high demand. Conversely, if occupancy on Day 15 is only 27%, the system may automatically reduce prices by -10% to boost pickup.

Criteria: 

This feature is not applied to unit types with only one unit, since their occupancy swings from 0% to 100% and can create unstable pricing adjustments.

1. For unit types with 2–4 rooms, the feature still applies but may have less impact because each booking significantly shifts occupancy.
   
2. The setting delivers the most consistent results when the unit or room count is five or more.

At the Group Level

1. Portfolios of individual listings, where pricing becomes more effective when driven by the combined occupancy of the group of listings, rather than each listing individually.
2. Multi-unit properties—such as hotels, apart-hotels, and hostels—that want to track and react to occupancy at a group level (across similar room types or even all room types in a property) to apply unified, occupancy-based pricing.
3. Properties whose PMS does not support native multi-unit pricing. In these cases, you can simply group all individual listings of the same unit type, and PriceLabs will use the combined occupancy to apply pricing adjustments.
   

Example 1: Applied to a portfolio of individual listings

Table 1: Portfolio Occupancy-Based Adjustment Profile

Table 2: Occupancy data for a portfolio of 5 listings over the next 10 days

If occupancy on Day 0 is only 20%, a 25% discount may be applied. Conversely, if Day 5 is already 80% booked, the system may increase prices by 10%. These dynamic changes help you fill gaps and maximize earnings where demand is high.

Example 2: Applied to a group of room types

Table 1: Portfolio Occupancy-Based Adjustment Profile

Table 2:  Occupancy and pricing adjustments across different booking windows.

Occupancy for the group is calculated by considering all booked and available rooms across every room type included in the group. Based on this unified occupancy value, pricing adjustments are automatically applied.

How to Set It Up

At the Listing or Room-Type Level

1. Navigate to Pricing Calendar → Customizations → Edit
   
2. Under All Customizations, enable Portfolio Occupancy-Based Adjustment
   
1. If hotel mode is ON, this feature will appear as Multi-Room Occupancy-Based Adjustment
   
3. Select your preferred profile, or click Edit Profile to customize
   
4. Click Save Changes
   
   

At the Group Level

Available Profiles

Rules to Remember

• Day ranges must increase sequentially (e.g., 0–15, 16–30, etc.)
• Each occupancy band must correspond to a smaller price adjustment than the one before it
• Adjustments must fall between -50% and +500%
• These percentages are layered on top of all other pricing logic and customizations

Notes

• Occupancy is calculated as the average across the listings in a group for each date
• Adjustments layer on top of PriceLabs’ algorithm and your other customizations
• Final prices will never go below your set Minimum Price or above your Maximum Price
• Fixed Price Overrides (listing level) and % of base price overrides (group/account level) will take precedence over occupancy-based pricing
• All values in the adjustment table can be customized
• Blocked dates are considered booked unless you're using one of the following PMS/channel managers:
• 365Villas, Avantio, Beds24, BookingSync, Brightside, Direct, Elina PMS, Eviivo, FantasticStay, Hospitable, Hostfully, Hostify, Hostaway, iGMS, Kigo, Lodgix, Lodgify, KrossBooking, LMPM, MyVR, Octorate, OwnerRez, Rentals United, Rentlio, ResHarmonics, Smoobu, Stays, Streamline, SuperControl, Track, Uplisting, VReasy
• Only listings with the Sync Switch ON are considered when calculating group occupancy