Dynamic pricing (beta)

Open the Pricing tab and go to Suggestions. Keyio keeps your own price level — your average price over the next twelve months — and spreads it over the year the way demand in your area moves, so you earn about the same, better spread: more in the busy weeks, less where you would otherwise stay empty.

Demand comes from public data: how many nights homes in your town (or, failing that, your region) are let each month, from the National Statistics Institute; the national and regional public holidays published in the BOE; and where your area's Spanish visitors come from. A long weekend counts where its people travel to: if many of your guests come from Madrid, a Madrid holiday raises your prices even though it is not a holiday where your home is.

Your own calendar adds two things only it knows: a gap between two bookings shorter than your minimum stay (Keyio suggests allowing exactly those nights, a little cheaper) and a free night a few days away.

If you have no prices yet, the starting point is what comparable homes charge in your area (same type and number of bedrooms), where we have that data. Where there is none, Keyio asks for your starting price: what you charge for an ordinary weeknight outside high season. It usually comes filled in with an estimate by Keyio AI from the prices published for holiday homes in your town (adjusted to your number of bedrooms); you confirm it or change it, and nothing is applied until you do.

In the Canary Islands the season of every municipality comes from the Canary Islands Statistics Institute (ISTAC): Source: Instituto Canario de Estadística (ISTAC).

Under "What the suggestions use" you see which data your home has and which it lacks: the demand of your town or only of your region, where your visitors come from, the weekend difference and prices of similar homes.

Public data stops at the town and cannot tell the seafront from a street inland. That is why your own price always leads: the suggestions only spread it over the year. Set the number of bedrooms of the home, so it is compared with homes of its size.

Each suggestion shows the dates, your current price, the suggested one and why. Nothing changes until you click "Apply" (or "Apply all"): the price is then saved on those dates as a calendar price, exactly as if you had typed it. What you had set on those nights — closed to arrival or departure, a note — is kept, and blocked nights are never touched.

You can change or remove an applied price from the calendar like any other.

No suggestion goes below your minimum price. If you have a year of records, Keyio works it out: the home's running costs of the last twelve months (not the purchase, nor furniture or improvements, which are spread over years) divided by the nights you let it, plus what the platforms kept of each stay when you recorded it. With no expenses, or fewer than 30 nights let, there is no worked-out minimum.

You can always set your own with "Set minimum"; it wins over the worked-out one. It limits suggestions only — prices you type yourself are never changed.