Prerequisites
- ✓Excel or Google Sheets
- ✓Operator data: bed count, occupied bed-nights, total revenue, days in period
- ✓Optional: per-property breakdown for multi-property modelling
TL;DR
RevPAB = Total Revenue ÷ (Total Beds × Days in Period). Build inputs sheet (5 cells: beds, days, occupied nights, revenue, currency); calculations sheet (3 derived metrics: occupancy %, ADR, RevPAB); sensitivity table varying ADR × occupancy. For multi-property, replicate per row. Total time: 30 minutes.
Step-by-step
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1. Create the inputs block
Cell B2: total beds (number). B3: days in period (typically 30 or 365). B4: occupied bed-nights. B5: total revenue. B6: currency code (text).
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2. Calculate available bed-nights
B8 = B2 * B3. This is the denominator for RevPAB.
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3. Calculate occupancy rate
B9 = B4 / B8. Format as percentage.
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4. Calculate ADR
B10 = B5 / B4. Average revenue per occupied bed-night.
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5. Calculate RevPAB (per bed-night and per month)
B11 = B5 / B8 (per bed-night). B12 = B11 * 30 (monthly RevPAB).
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6. Build a 5×5 sensitivity table
Vary ADR (rows: -20%, -10%, base, +10%, +20%) × occupancy (columns: same). Cell value = ADR × occupancy × 30 (monthly RevPAB at that intersection). Highlights how RevPAB responds to pricing vs. occupancy moves.
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7. Replicate for multi-property comparison
Add columns for each property's input data; calculations replicate as columns or per-row. Add benchmark column showing market RevPAB range for context.
Common issues + fixes
×Inconsistent revenue treatment across properties (some include ancillary, some don't)
→Add a 'revenue type' column. Best practice: track gross-rent RevPAB and total-revenue RevPAB separately. Comparing apples to apples requires consistent treatment.
×Currency mixing across multi-currency portfolios
→Add a USD/EUR-equivalent column with exchange rate as a separate input. RevPAB comparisons across currencies without FX-adjustment are misleading.
×Revenue figures include security deposits
→Filter out security-deposit collections — they're balance-sheet items, not revenue. Only recognized rent + ancillary income belongs in RevPAB.
Frequently Asked Questions
What's a good RevPAB target for my property?
Heavily market-dependent. See the city benchmark pages for stabilized RevPAB ranges — Lisbon €550–720, Berlin €650–820, London £950–1,300, NYC $1,100–1,500, Bangalore ₹15,000–28,000.
Should I model RevPAB per-month or per-night?
Track both. Per-night for daily ops (matches PMS reporting), per-month for investor reporting (matches cash flow). The order-of-magnitude difference is misleading without clear units.
How do I project RevPAB into the future?
Project ADR (price growth assumption) and occupancy separately, then multiply. ADR grows ~CPI in regulated markets, faster in unregulated. Occupancy converges to stabilized over the lease-up period.
RevPAB Calculator
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