Property A sells nine of ten available nights. Property B sells 15 of 30. Taking the average of 90% and 50% gives 70%, but the portfolio sold only 24 of 40 nights: 60%. The simple average gave the smaller inventory too much influence.
Use totals to calculate consolidated ratios. The same principle applies to ADR, RevPAR and operating margin, but each uses a different denominator. There is no single weighting factor suitable for every metric.
Apply this method to your own records: explore the Airbnb operating profit calculator.
A clear definition of the metric or operating question.
A calculation you can reproduce with your own data.
The limits that prevent the number being misread.
Start with aligned property records
Use the same reporting period, availability policy and currency. In this example A has €900 of accommodation revenue and B has €2,100. Cleaning income is excluded from accommodation metrics so that the rate means the same thing in both properties.
A property that was open for only ten nights contributes those ten available nights. Do not give it 30 nights just because the reporting month has 30, or quietly omit a closed property’s operating costs from profit.
| Property | Available | Sold | Accommodation revenue |
|---|---|---|---|
| A | 10 | 9 | €900 |
| B | 30 | 15 | €2,100 |
| Total | 40 | 24 | €3,000 |
Calculate each ratio with its own denominator
Occupancy is 24 ÷ 40 = 60%. ADR is €3,000 ÷ 24 = €125. RevPAR is €3,000 ÷ 40 = €75. The identity €125 × 60% = €75 is a useful consistency check because all three measures share the same scope.
The property ADRs are €100 and €140. Their simple average, €120, understates the portfolio ADR because more nights sold at the higher rate. Weight ADR by sold nights, not by available nights.
RevPAR = total accommodation revenue / total available. Multiply occupancy by 100 when displaying a percentage.
Weight margin by revenue
For a separate operating-margin example, suppose A retains €300 from €1,000 total operating revenue and B retains €1,800 from €3,000. Their margins are 30% and 60%. The combined result is €2,100 ÷ €4,000 = 52.5%, not 45%.
Unlike ADR, this revenue definition may include cleaning income. Use the same cost coverage for both properties and allocate shared operating expenses under an explicit rule. Keep unallocated costs visible rather than quietly dropping them.
Handle zero denominators and missing records
A property with available nights but no sales contributes inventory and zero accommodation revenue to portfolio occupancy and RevPAR. Its own ADR is undefined. It contributes zero sold nights to the portfolio ADR denominator, not a fictitious ADR of zero.
If the entire portfolio has zero sold nights, portfolio ADR is undefined too. Missing data are different from true zeros: mark the report incomplete until you know which case applies.
Keep property detail beside the consolidated result
An improved portfolio ADR can come from a larger share of bookings at an expensive property, even when neither property changes its own rate. That is a mix change, not proof of a pricing improvement across all homes.
Review totals and individual properties together. Use a consistent property comparison to separate changes within a property from changes in each property’s share of the portfolio.
Explore related questions
Clear answers, without the jargon
Can I average monthly percentages for an annual result?
Use annual totals instead. Months can have different revenue and available nights, so a simple average often gives the wrong annual ratio.
What weights should I use for ADR?
Sold nights. Equivalently, divide total accommodation revenue by total sold nights.
What weights should I use for profit margin?
Revenue under the same definition. Divide total operating profit by total operating revenue.
Can I combine different currencies?
Not by directly adding their amounts. Convert them under a documented, consistent method before consolidating monetary metrics.
How this guide was prepared
Each example starts with recorded accommodation revenue, completed stays and operating costs. Calculations state their inputs, cleaning income is kept separate where comparability requires it, and no external income benchmark is presented as an expected result.
Hostpartner is an operational analysis tool. It does not calculate VAT, taxes, depreciation, financing or mortgage principal and does not connect to booking platforms, banks or PMS systems.
Build a monthly view you can explain.
Record your stays and expenses in Hostpartner. Use the guide to understand the workbook’s reporting rules before comparing your results.
- Built for 1–7 properties
- Excel (.xlsx)
- No platform connection required
What the Hostpartner calculator measures and which inputs you need
Portfolio performance