Key facts
- On 13 October 2026 Airbnb moves to the host-only model in Switzerland: 15.5 per cent on the booking subtotal.
- Until now it was about 3 per cent from the host and 14 to 16.5 per cent from the guest; Booking.com typically sits at around 20 per cent.
- On CHF 40,000 of annual turnover that is roughly CHF 6,200 with Airbnb.
- The honest comparison is not «15 per cent against nothing» but «15 per cent against payment fees, your own cover and your own working time».
The calculation people make first
On 13 October 2026 Airbnb switches to the host-only model in Switzerland: 15.5 per cent on the booking subtotal, instead of the previous roughly 3 per cent from the host and 14 to 16.5 per cent from the guest. Booking.com is typically around 20 per cent. On CHF 40,000 of annual revenue that comes to roughly CHF 6200 with Airbnb. That figure is why practically every host eventually thinks about direct bookings.
What the calculation leaves out: the platform supplies more than visibility. It supplies payment handling, identity verification, deposit management, cancellation rules, dispute resolution and — the most expensive item — demand.
Anyone letting directly takes all of that on themselves. Payment handling means a provider whose fees are not zero. Identity verification means a process of your own. Demand means marketing.
From when it pays
The point at which direct bookings become sensible depends not on revenue but on the number of returning guests. A channel of your own lives off guests who have been there before, or off recommendations — not off strangers finding an unknown website.
The sensible order is therefore not «platform or direct» but: first win guests and build reviews through the platform, then bind returning guests directly. A property with no review history has nothing on its own channel with which to establish trust.
With business travellers and monthly guests the leverage is greatest: they come back, book for longer, and with them the commission falls on a large amount. With tourists who stay two nights once, the effort rarely pays.
Your figures, not our examples
The calculator takes the number of rooms, the neighbourhood and the fit-out and shows you a range — with the arithmetic beside it, not as a single figure you have to take on trust.
Estimate the returnTwo things to be careful about
First: writing to guests through the platform in order to move them to book directly breaches the platforms’ terms of use and can lead to suspension. Putting at risk the account that brings the demand in order to save a commission is a poor bet.
Second: AirCover does not apply to direct bookings. The protection is tied to the platform. Anyone letting directly needs their own solution for deposits and damage — and that costs what it costs.
The honest comparison is therefore not «15 per cent against nothing» but «15 per cent against payment fees plus your own protection plus your own working time». Often an advantage remains, but a smaller one than expected.
Frequently asked questions
From 13 October 2026 the host-only model applies in Switzerland at 15.5 per cent on the booking subtotal — previously it was roughly 3 per cent from the host and 14 to 16.5 per cent from the guest. Booking.com is around 20 per cent. On CHF 40,000 of annual revenue that comes to roughly CHF 6200. In return you receive not only visibility but payment handling, identity verification, cancellation rules, dispute resolution and — the most valuable item — demand. The honest comparison with direct bookings is therefore not «15.5 per cent against nothing» but «15.5 per cent against payment fees plus your own protection plus your own working time».
It depends not on revenue but on the number of returning guests. A channel of your own lives off guests who have been there before, or off recommendations — not off strangers finding an unknown website. The sensible order is therefore: first win guests and build reviews through the platform, then bind returning guests directly. The leverage is greatest with business travellers and monthly guests, because they come back, book for longer and the commission falls on a large amount with them. With tourists staying two nights it rarely pays.
Not through the platform. Writing to guests there in order to move them to book directly breaches the terms of use and can lead to the account being suspended. Putting at risk the account that brings your demand for the sake of a saved commission is a poor bet. What is permissible: after the stay you have lawfully received the guest’s contact details and may approach them within the bounds of data protection law. Bear in mind that AirCover does not apply to direct bookings — you need your own solution for deposits and damage.
And for your property?
Sources
State of our research: 25 July 2026. Official rules change — check the current position with the competent authority.
