Szabályozás6 min
Fact: Banning Airbnb does not make rents cheaper
Rents are stagnant in Terézváros and falling in neighbouring districts. As in New York, the Airbnb ban has had no effect on rents in Budapest.
13 Oct 2026
Continuous performance care, so your apartment delivers everything it can
A Budapest Airbnb apartment's results are never down to a single good decision. Pricing, demand, occupancy, guest experience, reviews, the condition of the property and the cost of running it all feed into each other, constantly. The GuestGuru Performance Care System monitors and optimises these interconnections. Our proprietary AI-driven technology, quality standards and hands-on property management work together so your short-term rental consistently delivers everything it's capable of.
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- 2013on the market since
- 170+apartments under management in Budapest
- 15+billion HUFestimated portfolio value
- nearly 150,000guest nights a year
- V. kerület48 m²91% foglaltság
- VII. kerület38 m²94% foglaltság
- VII. kerület75 m²82% foglaltság
- VIII. kerület54 m²88% foglaltság
- IX. kerület41 m²90% foglaltság
- XIII. kerület66 m²85% foglaltság
- V. kerület83 m²79% foglaltság
The invisible machinery
Getting the tasks done doesn't mean the performance is optimal
Running a short-term rental takes listings, pricing, guest communication, cleaning, maintenance, admin and handling NTAK data reporting. But just because someone handles all of that doesn't mean the apartment is actually performing well.
An apartment's results depend on how these areas work together. A price change affects occupancy and the type of guests you attract. Guest experience shapes reviews; reviews shape your visibility on Airbnb and other platforms, and your future bookings. Higher occupancy can bring more revenue, while also increasing wear on the apartment and driving up costs.
What you see
- Bookings are coming in.
- Money is arriving.
- Someone handles the day-to-day.
And what lies behind it
- Did that weekend go out at the right price?
- Did anyone react to the demand spike in time?
- How many nights of revenue were lost to the wrong minimum-stay setting?
- Where does your listing rank in search results today?
- How much damage did that last 4-star review do?
- Did anyone reply to the guest within 20 minutes?
- Did anyone spot the worn bed linen before the next guest did?
- Was that small damage photographed, or will it only surface years later?
- Did the NTAK data reporting go out flawlessly every single day?
- Who last saw the inside of your apartment?
- How much revenue did you actually make, and how much should you have made?
- If you didn't, how would you know?
Every decision ripples through the system. That's why good property management isn't a list of separate tasks: it's keeping interdependent factors in continuous balance.
Performance Care System
Measure. Interpret. Fine-tune.
No elite athlete gets set up once and left alone. Their training load, recovery, environment and every factor that could affect their form are monitored continuously. The Performance Care System looks after your apartment's performance with exactly the same mindset.
AI-driven technology
Our proprietary, automated system tracks vast amounts of market and operational data to quickly spot shifts in demand, pricing, booking patterns and performance. The AI-driven technology continuously optimises operations based on results and changing conditions.
Quality standards
Documented expectations and regular inspections keep every process around your apartment at a high standard. Performance doesn't hinge on in-the-moment judgment calls: it rests on quality standards built into the system.
Hands-on property management
The digital system reacts fast wherever automated intervention is called for, but peak performance from your apartment also takes human attention. That's where hands-on property management comes in, seeing your property's unique situation behind the data.
Owner Transparency
Continuous, transparent reporting
As a GuestGuru owner, you can log in anytime and see exactly what came in, what went out, your occupancy rate, how your apartment performs against the Budapest average, and what the property manager found on the latest inspection.
- Profit, line by line. Revenue, costs, taxes: itemised, compared with the previous year.
- Bookings. Every booking, from every platform. Downloadable as CSV.
- Inspections. The last 8 monthly property inspections: with checklists, notes, and photos of any issues.
- Occupancy vs. the market average. Your apartment vs. the downtown Budapest NTAK average.
- ADR. Average daily rate, 12 months, compared with the previous year.
- Income and expenses. For any period, itemised.
Every month, someone walks through your apartment, runs a checklist, and photographs anything they find. You see it all: not after the fact, not on request.
Explore the live demo dashboard
The system is watching
And what happens when your apartment isn't performing as expected?
A new Airbnb algorithm, a few new competing listings nearby, or a dead season can drag down even a well-performing apartment's numbers in a matter of weeks. The question isn't whether it happens. It's whether anyone notices, and when.
1. Monitoring
We track occupancy and revenue data continuously.
2. Alert
If an apartment slips below the average, the system raises a flag.
3. Intervention
A Review Boost or Revenue Boost kicks in, depending on what slipped.
4. Recovery
The listing climbs back up the rankings, and the price never sinks.
Review Boost
when ratings start to slip
On Airbnb, ratings decide everything: one or two 3–4 star reviews push a listing down the rankings, which immediately means fewer bookings.
The guest never knows a Review Boost is running. All they see is exceptionally good service.
Revenue Boost
when revenue starts to slip
Ratings are fine, yet occupancy is falling short.
That's how bookings pick up again without the price ever sinking.
You don't need to watch the calendar or stress about the numbers. The system flags anything that slips, and we act on it.
A new benchmark
How can you tell a property manager is actually doing a good job?
The question isn't whether they handle things for you. It's whether you can see how, to what standard, and with what results. Here's the set of questions you can use to measure any property manager, including us.
| Amit meg kell tudnod | Typical operations | GuestGuru |
|---|---|---|
| How does your apartment compare with the market average? | You never find out | Occupancy and ADR benchmarked against the Budapest NTAK average, on your dashboard |
| When did the price change, and why? | “Dynamic pricing” | Our own pricing engine, with rules, responding to events and demand |
| Who was last inside your apartment? | Someone goes out if there's a problem | Monthly documented inspection, with checklist and photos |
| What happens when something gets damaged? | You find out after the fact | Photographed, documented damage handling, including platform claims |
| Where do NTAK/VIZA/IFA stand? | You trust it's been taken care of | Automated data reporting, with error alerts |
| What do you get each month? | A single total | Itemised statement + dashboard + CSV export |
| Who do you turn to when something goes wrong? | A call centre | A dedicated property manager who knows your apartment (5–15 apartments per manager) |
How does your apartment compare with the market average?
- Typical operations
- You never find out
- GuestGuru
- Occupancy and ADR benchmarked against the Budapest NTAK average, on your dashboard
When did the price change, and why?
- Typical operations
- “Dynamic pricing”
- GuestGuru
- Our own pricing engine, with rules, responding to events and demand
Who was last inside your apartment?
- Typical operations
- Someone goes out if there's a problem
- GuestGuru
- Monthly documented inspection, with checklist and photos
What happens when something gets damaged?
- Typical operations
- You find out after the fact
- GuestGuru
- Photographed, documented damage handling, including platform claims
Where do NTAK/VIZA/IFA stand?
- Typical operations
- You trust it's been taken care of
- GuestGuru
- Automated data reporting, with error alerts
What do you get each month?
- Typical operations
- A single total
- GuestGuru
- Itemised statement + dashboard + CSV export
Who do you turn to when something goes wrong?
- Typical operations
- A call centre
- GuestGuru
- A dedicated property manager who knows your apartment (5–15 apartments per manager)
If you can't answer three of these questions about your current setup, it's worth looking at what's under the surface.
Proof
What the numbers already tell you today.
67%
of the apartments we manage run under a Superhost account
400 days
of rates recalculated daily by our pricing engine, for every apartment
Monthly
documented apartment inspection with photos, on your dashboard
Nearly 150,000 guest nights a year. Guest reviews keep the rankings up, but our client is the owner.
Pricing
Transparent pricing, no hidden costs.
A commission as a percentage of revenue plus a fixed monthly maintenance fee. The higher your revenue, the lower the percentage. Instead of the market's typical 20–30%:
14–19%+ 70 €/mo
| Havi átlag szállásdíj | Piaci jutalék | GuestGuru | Éves különbség |
|---|---|---|---|
| 500 000 Ft | 30% | 19% + 70 € | 324 000 Ft |
| 750 000 Ft | 25% | 16% + 70 € | 474 000 Ft |
| 1 000 000 Ft | 20% | 14% + 70 € | 384 000 Ft |
500 000 Ft / hó
- Piaci jutalék
- 30%
- GuestGuru
- 19% + 70 €
- Éves különbség
- 324 000 Ft
750 000 Ft / hó
- Piaci jutalék
- 25%
- GuestGuru
- 16% + 70 €
- Éves különbség
- 474 000 Ft
1 000 000 Ft / hó
- Piaci jutalék
- 20%
- GuestGuru
- 14% + 70 €
- Éves különbség
- 384 000 Ft
What decides whether it's 14% or 19%?
- Layout and interior design
- Uniqueness
- Location
- Capacity
- Historical performance data
- Extras (garage, parking)
Apartment Diagnostic
How is your apartment performing right now?
Your apartment may well be doing fine. The question is whether it's delivering everything it's capable of in today's Budapest short-term rental market. In a personal apartment diagnostic, we uncover where there's still untapped potential in revenue, operations or value preservation, and show you how the GuestGuru Performance Care System would take care of it.
2–4 min
1. modul
Revenue Calculator
How much does your apartment earn, and how much could it?
Not renting yet? We estimate from your apartment's characteristics. Already renting? We compare your current numbers against the market benchmark and show you where money is being left on the table.
1 min
2. modul
Risk Check
Is your apartment in order on paper, too?
The first function is live: the NTAK number check. We show you which listings run on your number, what the accommodation rating register knows about it, and whether a district permit is attached. The check will grow with further compliance points.
Request my personal apartment diagnostic!
We use the data you provide solely for the diagnostic. We won't call you unless you ask us to.
Knowledge Hub
What's worth knowing about your apartment's performance.
Monthly market reports, regulatory briefings and operations explainers, from an owner's point of view.
Szabályozás27 min
Quality tourism in Budapest’s accommodation
A third of Budapest’s accommodation listings are non-compliant. We use data to show why cleaning up the market must come first, and what apartment buildings and authorities can do.
5 Oct 2026
Technológia4 min
Who’s using your NTAK number? Free checker for Budapest listings
Has your NTAK number been stolen? Use our free checker to see which Budapest Airbnb and Booking listings are using it, and find out what you can do.
1 Oct 2026
Let's talk about your apartment.
Looking for a management partner, or just curious what an outside analysis would say about your apartment?
+36 30 734 8877 · hello@guest.guru