The axe has fallen. Following the change in Airbnb's commission effective since this October 13, 2026, many owners find themselves facing a major headache: how to adjust their rates to absorb this increase without seeing their net income collapse?
If you think it's enough to simply add the commission percentage to your starting price, beware: you are probably losing money on every booking. Let's discover together the exact calculation to apply to protect your profitability.
The Classic Trap: Why Simple Addition Will Ruin You
Let's imagine you want to pocket a net of €100 per night.
Knowing that the platform's total commission now stands at 18.6% including tax (TTC), the first instinct is to add 18.6% to your €100, thus displaying a retail price of €118.60.
⚠️ Beware of the classic trap! If you list your night at €118.60, the platform will calculate its commission on the final retail price (€118.60) and not on your base €100. Airbnb will then deduct 18.6% of this amount, leaving you with only €96.54. You have just lost money without even realizing it.
Step-by-Step Demonstration: From Gross to Net
To understand where these numbers come from, let's break down the calculation of the commission imposed by Airbnb:
1. Calculation of the Real Commission Rate (Including Tax)
The base commission claimed by the platform is 15.5%. However, the state applies a 20% VAT on this service commission.
- VAT portion: 15.5% × 20% = 3.1%
- Total rate charged by the platform: 15.5% + 3.1% = 18.6% VAT included
2. The Inverse Calculation Method (The Golden Rule)
Since the platform takes 18.6% of the price displayed on the screen, the €100 net you are targeting represents the remainder, i.e., 81.4% of the total price (100% - 18.6%).
To find the exact retail price to display to get your €100 net, you must therefore divide your target by this remaining percentage:
€100 ÷ 0.814 = €122.85
To get €100 net, you must therefore apply an increase of 22.85% on your starting price, and not 18.6%!
The Mathematical Verification
Let's do the calculation backwards to verify the formula. If you sell your night for €122.85:
- Base commission (15.5%): €19.04
- VAT on commission (20%): €3.81
- Total platform deduction: €22.85
- What you have left exactly: €122.85 - €22.85 = €100.00
The Magic Trick to Remember for Next Time
To save you from doing this mathematical gymnastics every time you update your rates, remember this very simple shortcut:
💡 The "Cheat Code": Whatever net amount you want to get, simply multiply it by 1.2285 to instantly get the retail price to display on Airbnb!
Break Free from Dependency on Algorithms and Commissions
This new change in commissions in October 2026 points to an essential reality: on third-party platforms, you are subject to rate variations that you do not control. To compensate for these deductions, you have to inflate your retail prices at the risk of losing attractiveness to travelers.
The parade? Develop your direct bookings.
By creating your own website with a solution like MyHostPack, you permanently eliminate these intermediaries and these 22.85% commissions. You regain control of your rates, build customer loyalty, and offer a sweeter price to your travelers while increasing your net margins. A one-time investment, with no recurring subscription.
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