Boutique Hotel ADR & RevPAR Calculator 2025/26
Calculate Average Daily Rate (ADR) and Revenue Per Available Room (RevPAR) for a boutique hotel or guesthouse. Model seasonal rate variation, occupancy across periods and total room revenue to benchmark performance against UK hospitality industry standards.
Key Inputs
- Number of rooms (total inventory)
- Peak season ADR (£) and peak season occupancy %
- Shoulder season ADR (£) and shoulder season occupancy %
- Off-peak season ADR (£) and off-peak season occupancy %
- Proportion of weeks in each season
- OTA commission % for rooms booked via OTA
- Proportion of rooms booked direct vs via OTA
What You'll Get
- Annual room revenue
- Blended ADR across the year
- Annual RevPAR
- Net room revenue after OTA commission
- Direct vs OTA revenue split
Important Notes — 2025/26 Rates & Caveats
UK boutique hotel and guesthouse benchmarks 2025: average ADR £120–200 (varies by location, size and quality); London boutique hotels £180–350+; regional boutique hotels £100–180. Average annual occupancy for independent UK hotels: 60–70%. RevPAR = ADR × occupancy. OTA commission (Booking.com, Expedia): typically 15–20%. Direct bookings carry zero OTA commission — improving direct booking proportion by 10% can add 1.5–2.0 percentage points to overall room revenue margin.
Frequently Asked Questions
What is the average ADR for a UK boutique hotel in 2025?
Average Daily Rate for UK boutique hotels ranges from £100–200 in 2025/26. London boutique hotels command £180–350+ per room per night. Regional boutique hotels in popular destinations (Cotswolds, Lake District, Edinburgh) typically achieve £120–200. Boutique hotels can justify premium ADR through distinctive design, personalised service and curated guest experiences that differentiates them from branded chain hotels.
How do boutique hotels reduce OTA commission costs?
OTA commission (typically 15–20% with Booking.com or Expedia) is the largest variable distribution cost for hotels. Strategies to reduce OTA dependency: invest in direct booking infrastructure (website booking engine, loyalty programme, email marketing); offer a best price guarantee on your own website; use metasearch advertising (Google Hotel Ads, Trivago) to intercept OTA-comparison shoppers; train reception staff to convert OTA bookers to direct bookers for future stays.
What is a good RevPAR for a UK boutique hotel?
RevPAR benchmarks for UK boutique hotels in 2025: London £130–250; regional city-centre £80–140; rural/destination £70–130. RevPAR below £60 for most regional boutique hotels suggests either low occupancy, underpriced rooms, or both. Tools like STR benchmarking data allow hotels to compare RevPAR against a competitive set of similar properties — outperforming your competitive set is more meaningful than an absolute RevPAR target.
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