Section 01
City identity
- What draws Airbnb guests
- Airbnb guests flock to Quito for its well-preserved historic district, a UNESCO World Heritage site, and its thriving cultural scene that includes museums and lively street festivals. As the capital, Quito also draws business travelers attending conferences and governmental meetings.
- Why this city, not the next one
- Visitors often choose Quito over Guayaquil due to its rich historical offerings and cooler climate, distinctively different from Guayaquil's coastal vibe.
- Primary tourism type
- Quito thrives on cultural tourism with a strong business travel component, thanks to its role as the political and administrative hub of Ecuador.
- How tourism has shifted
- In recent years, tourism in Quito has seen steady growth, primarily driven by increasing interest in its cultural and historical sites, alongside international events boosting business travel.
Section 02
Who visits — and what they want
The visitor profile in Quito is diverse, split between domestic tourists exploring the highlands and international travelers from Europe and the Americas. The city attracts couples and families interested in cultural landmarks, as well as solo and business travelers attending conferences.
- Typical stay length
- Cultural tourists typically stay 3-5 nights, while business travelers average 1-3 nights.
- Top source nationalities
- United StatesSpainGermanyColombia
- Most-valued amenities
- High-speed Wi-FiHeatingDedicated workspaceLaundry facilities
Section 03
What drives bookings
Highest-converting attractions
- La Ronda
Neighborhood properties benefit from proximity due to its vibrant cultural scene, boosting ADR especially during peak tourist seasons.
- Middle of the World Monument
Nearby accommodations see increased bookings from tourists keen on visiting this unique geographical landmark.
- TelefériQo
Properties with views of or easy access to the TelefériQo can command premium rates, especially during weekends.
- Basilica of the National Vow
Proximity to this iconic church enhances attractiveness, particularly for culturally inclined visitors.
High-traffic neighborhoods
Annual events that move occupancy
- Fiestas de Quito· December
Significant spike in bookings and ADR throughout the city due to parades and cultural events.
- Semana Santa· March-April
Religious tourists increase demand in and around historic districts.
- Quito International Film Festival· August
Increased occupancy in cultural hubs like La Floresta due to international visitors.
- Sporting events, trade fairs, conferences
- The Quito International Horse Show and frequent government and UN meetings substantially boost mid-week occupancies, particularly in hotels close to major conference venues.
Section 04
Month-by-month seasonality
January
mediumTourist activity stabilizes post-holiday season, with mild climate attracting visitors.
February
highIncreased demand as Carnival celebrations draw tourists.
March
highSemana Santa pilgrimages increase occupancy, especially in central areas.
April
mediumPost-holiday lull but popular among international tourists avoiding extreme weather.
May
mediumContinuing steady tourist flow with business travel contributing to occupancy.
June
lowDrop in leisure travel as the rainy season peaks; accommodations in cultural areas see reduced bookings.
July
mediumSchool holidays in the Northern Hemisphere bring family travelers.
August
mediumQuito International Film Festival attracts cultural tourism, especially in artistic districts.
September
lowOff-season for tourism; business travel partially offsets drop in leisure visitors.
October
mediumBeginning of dry season promotes outdoor and cultural tourism activities.
November
highCultural events and favorable weather boost occupancy.
December
peakFiestas de Quito and holiday season drive city-wide high occupancy rates.
- Best months for occupancy
- December due to the Fiestas de Quito and holiday season.
- Best months for pricing
- December sees the highest ADRs with holiday demand peaking.
- Weakest months
- June and September see the lowest bookings, partly due to seasonal weather patterns.
- Shoulder seasons
- April and October are transitional months with moderate demand, providing opportunities for strategic pricing.
- Weather impact
- Rainy seasons from February to May and October can affect travel plans but generally do not deter business travelers.
- School holiday impact
- Northern Hemisphere's summer break in July and August sees increased family travel.
Section 05
Short-term rental regulations
Quito's Airbnb regulatory environment is dynamic, impacted by both local government and condominium association (OA) policies, which vary by neighborhood.
- Licensing & registration
- Hosts in Quito must register with the Ministry of Tourism as an accommodation provider.
- Primary residence rules
- No explicit primary residence rule, but OAs may impose their own restrictions.
- Zoning / building rules
- Certain historical zones like Centro Histórico have strict preservation rules that limit modifications to properties, which can affect Airbnb setups.
- Tax obligations
- Hosts are liable for VAT and a city tourism tax. It's crucial to file returns properly to avoid penalties.
- Compliance challenges
- Obtaining OA approvals can be challenging; many associations curb short-term rentals. Rovostays offers guidance to streamline OA negotiations.
- Recent legal changes
- A recent mandate increased transparency in tax filings for short-let operations, aiming to level the playing field against hotels.
- Future regulatory risks
- Potential future regulations could impose stricter controls aligned with UNESCO site preservation efforts.
Section 06
Neighborhood breakdown
10 neighborhoods relevant to short-term rental in Quito. Each entry sketches the typical guest, property type, rates and 12–36 month outlook.
Centro Histórico
- Who stays
- Mostly cultural tourists and photographers interested in colonial architecture and the vibrant local folklore.
- Best property type
- 1BHK in colonial buildings
- Typical ADR
- $40 – $70
- Typical occupancy
- 75–85%
- Advantages
- Rich in historical landmarks, walkable streets.
- Disadvantages
- Strict property regulations due to heritage site status, limiting customization.
- Investor appeal
- Boutique hotels and cultural experiences maintain high demand, ensuring stable revenue despite competition.
- Guest appeal
- Breathtaking architecture and close proximity to major cultural sites.
12–36 month outlook
Tourism board promotions increase cultural tourism visibility.
La Floresta
- Who stays
- Artists and young travelers seeking a trendy, bohemian vibe.
- Best property type
- Artfully designed studios
- Typical ADR
- $50 – $80
- Typical occupancy
- 70–80%
- Advantages
- Thriving arts scene, walkable locale with cafes and galleries.
- Disadvantages
- Limited parking and older infrastructure.
- Investor appeal
- High demand for unique stays, making it profitable despite moderate ADR.
- Guest appeal
- Quiet, artistic environment with a local charm, yet close to city action.
12–36 month outlook
Rising popularity as a film festival venue increases cultural tourism.
La Mariscal
- Who stays
- Mix of backpackers and nightlife enthusiasts drawn to bars and clubs.
- Best property type
- 1BHK apartments
- Typical ADR
- $35 – $60
- Typical occupancy
- 65–75%
- Advantages
- Vibrant nightlife, central location.
- Disadvantages
- Noisy at night, safety concerns at certain hours.
- Investor appeal
- Consistent demand from youthful travelers ensures revenue despite seasonality.
- Guest appeal
- Exposure to Quito's club scenes and easy access to transport.
12–36 month outlook
Ongoing urban renewal projects promise improved safety and infrastructure.
Cumbayá
- Who stays
- Families and expatriates preferring suburban comfort and amenities.
- Best property type
- 3BHK townhouses
- Typical ADR
- $80 – $120
- Typical occupancy
- 60–70%
- Advantages
- Modern facilities, family-friendly neighborhoods with parks and malls.
- Disadvantages
- Commuter traffic and higher living costs.
- Investor appeal
- Proximity to international schools and universities draws affluent renters.
- Guest appeal
- Spacious accommodations with suburban peace, away from city hustle.
12–36 month outlook
Increasingly popular for its lifestyle offerings and planned metro expansion.
Guápulo
- Who stays
- Travelers seeking tranquility and bohemian art scenes.
- Best property type
- Rustic lodges
- Typical ADR
- $45 – $75
- Typical occupancy
- 68–78%
- Advantages
- Picturesque views and quiet retreat from city life.
- Disadvantages
- Limited public transport access, especially at night.
- Investor appeal
- Demand from niche markets interested in art and retreat experiences.
- Guest appeal
- Nestled in nature with an artistic touch, offering a unique stay.
12–36 month outlook
Enhanced cultural visibility, with art events increasing tourist interest.
Carolina
- Who stays
- Business travelers attending offices in and around the park.
- Best property type
- Serviced apartments
- Typical ADR
- $60 – $90
- Typical occupancy
- 70–80%
- Advantages
- Proximity to business districts and recreational spaces.
- Disadvantages
- Crowded during peak hours, higher competition.
- Investor appeal
- Steady income from business travelers and long-stay tourists.
- Guest appeal
- Convenience, close to shopping and business centers.
12–36 month outlook
Further development of the business district could boost demand.
Guangüiltagua
- Who stays
- Nature lovers and those visiting the Metropolitan Park for hiking and activities.
- Best property type
- Eco-friendly lodgings
- Typical ADR
- $30 – $50
- Typical occupancy
- 60–70%
- Advantages
- Lush surroundings, promotes eco-tourism.
- Disadvantages
- Less access to city conveniences, requires transport arrangements.
- Investor appeal
- Eco-tourism growth signals potential for sustainable accommodations.
- Guest appeal
- Respite in nature while still accessible to urban amenities.
12–36 month outlook
Increasing environmental consciousness boosts area appeal.
El Bosque
- Who stays
- Middle-upper class locals and frequent business travelers.
- Best property type
- High-rise apartments
- Typical ADR
- $70 – $100
- Typical occupancy
- 65–75%
- Advantages
- Newer infrastructures with modern facilities.
- Disadvantages
- Higher cost of living, less cultural touch.
- Investor appeal
- Premium rentals appeal to affluent renters, especially executives.
- Guest appeal
- Luxury offerings with excellent views and proximity to business districts.
12–36 month outlook
Growing urbanization expected to improve infrastructure further.
Iñaquito
- Who stays
- Budget travelers and students from nearby universities.
- Best property type
- Compact studios
- Typical ADR
- $25 – $40
- Typical occupancy
- 70–80%
- Advantages
- Affordable lodging options, transport accessibility.
- Disadvantages
- Overcrowding, lack of green spaces.
- Investor appeal
- Affordable entry point with potential yield given the student population.
- Guest appeal
- Cost-effective location with easy transit lines.
12–36 month outlook
Potential redevelopment aimed at improving urban quality of life.
Quito Norte
- Who stays
- Indoor sports aficionados and concert-goers attending events at the Coliseum.
- Best property type
- Mid-range apartments
- Typical ADR
- $40 – $65
- Typical occupancy
- 60–70%
- Advantages
- Frequent event-driven demand.
- Disadvantages
- Less everyday tourist appeal, could see fluctuating demand.
- Investor appeal
- Seasonal peaks align with sports and entertainment events; strong event-driven demand offers profitable periods.
- Guest appeal
- Close to entertainment and sports venues.
12–36 month outlook
Ongoing upgrades to event facilities promise increased visitor traffic.
Section 07
Market performance
City-wide ADR
$45 – $70
Occupancy
68–75%
Typical annual revenue
$17,000 – $23,000
- Revenue across neighborhoods
- Centro Histórico and La Floresta yield higher revenues due to cultural attractions, while Iñaquito offers lower but stable returns with student lodging demand.
- Revenue across property types
- 1BHK apartments succeed in La Mariscal; larger townhouses are profitable in Cumbayá for long-term stays.
- Most profitable categories
- Cultural attractions and business stays boost 1BHKs in Centro Histórico and Carolina for year-round profitability.
- Oversupplied categories
- La Mariscal has an oversupply of budget accommodations competing for youthful tourists.
Section 08
Competition
- Overall intensity
- Moderate; while the number of listings is increasing, there are still opportunities for niche markets.
- Active listings
- Approximately 3,500 active short-term rental listings.
- Luxury segment
- Growing, with demand concentrated in Cumbayá and El Bosque.
- Budget segment
- Price competitions are high in La Mariscal; hosts must differentiate through amenities and service.
Underserved niches
- Eco-friendly lodgings
- Pet-friendly accommodations
- Boutique cultural stays
Section 09
Local operating costs
- Cleaning
- $15 – $25 per turnover. Rovostays-managed properties keep costs towards the lower end through vetted cleaning staff.
- Laundry
- $2 – $5 per load depending on services offered; in-house can reduce costs for larger units.
- Utilities
- Average $50 – $100 monthly for 1BHK, impacted by seasonal heating needs.
- Internet
- $25 – $40 monthly for reliable high-speed internet, a must-have amenity for business travelers.
- Property management
- 10 – 15% of rental income; Rovostays offers full management including compliance at competitive rates.
- Maintenance
- Average $50 monthly, higher for older properties needing frequent upkeep.
- Insurance
- $300 – $500 annually depending on coverage; earthquake protection recommended.
Section 10
What local guests expect
- Parking
- Preferred but not always necessary in central zones with good public transport access.
- Air conditioning
- Not essential, but heating is often expected due to Quito's cooler nights.
- Heating
- Necessary due to Quito's high elevation and cooler temperatures.
- Public transport access
- Homes near major bus or metro stations are favored by guests seeking easy transit options.
- Workspace
- Increased demand for dedicated workspaces, particularly during longer stays by digital nomads.
- Balcony
- Desirable, but not a deal-breaker; capitalizes on scenic city views where available.
- Pool
- Luxury niche; not common but valued at high-end properties.
- Family amenities
- Crucial in suburban areas like Cumbayá where family accommodation dominates.
- Luxury expectations
- High-speed Wi-Fi, modern appliances, and security features are required for upscale guests.
Section 11
Transport & connectivity
- Airport impact
- Mariscal Sucre International Airport, located 40 km east of Quito, influences hospitality in Tumbaco and Cumbayá, catering to frequent flyers.
- Rail
- Minimal impact on short-term stays; focus remains on bus and metro access.
- Public transit quality
- Improving with recent investments in buses and the introduction of the Quito Metro expected soon.
- Walkability
- Excellent in Centro Histórico and La Floresta, boosting short-term rental appeal there.
- Car dependency
- Required for suburban stays in Cumbayá and areas with less public transit coverage.
- Future infrastructure
- The Quito Metro line is expected to enhance inter-city connectivity, benefiting areas along the line.
Section 12
Investment angle
- Best neighborhoods for investors
- Centro HistóricoLa FlorestaCumbayá
- Fastest-growing
- GuápuloCarolina
- Luxury opportunities
- Cumbayá offers luxury market potentials due to its suburban setting and expatriate appeal.
- Budget opportunities
- Iñaquito is appealing for hosting students and budget travelers, leveraging its proximity to educational institutions.
- Key risks
- Political instability and regulatory shifts pose risks to occupancy and profitability.
Section 13
Local risks
- Noise & community
- High noise levels in La Mariscal can lead to community complaints and potential reviews impacting ratings.
- Tourist taxes
- A new tourism tax could impact the pricing strategy for budget accommodations.
- Housing shortage debate
- Increasing short-term rentals in key neighborhoods have sparked local debates on housing availability.
- Regulatory uncertainty
- Pending zoning laws might impose restrictions on certain historic neighborhoods.
- Crime considerations
- Theft in tourist-heavy areas like La Mariscal requires enhanced security measures.
- Environmental risks
- Rain-induced landslides in hilly areas could disrupt travel and impact local infrastructure.
- Seasonality risks
- Heavy rains during the wet season can deter tourists, impacting occupancy.
Section 14
Future outlook
- Tourism forecast
- Tourism in Quito is expected to grow, with international partnerships promoting cultural tourism and business travel post-pandemic.
Infrastructure projects in the pipeline
- Quito Metro· ETA 2025
Will improve connectivity across the city, especially benefiting businesses along the line.
- New Express Bus Lines· ETA 2024
Facilitating efficient city transit will boost inner-city mobility, enhancing short-term rental accessibility.
- Major developments
- Urban development projects in Carolina are projected to uplift the area's market potential through new commercial spaces.
- Upcoming regulations
- Potential historic preservation requirements could limit short-term rental expansion in protected areas.
- Economic factors
- Currency fluctuations and foreign investment in real estate are influencing market stability and pricing strategies.
Section 15
Quito as a mixed destination
Cultural Tourism in Quito
Quito is a magnet for cultural tourists due to its status as a UNESCO World Heritage Site. Historical landmarks such as the San Francisco Church and the 'La Ronda' District provide rich experiences. Properties in areas like Centro Histórico benefit from this draw, maintaining high occupancy year-round. Infrastructure improvements aim to enhance visitor experiences and promote longer stays.
Business Travel Opportunities
Costa Rica's capital status positions it as a business travel hub. Many visitors engage in corporate activities, governmental meetings, and conferences. The business traveler segment is prominent in areas like Carolina, where proximity to corporate offices increases demand for short-term accommodations, especially serviced apartments with dedicated workspaces. Upcoming infrastructure such as the new metro line further connects business districts, making properties in these areas more attractive.
Natural and Eco-friendly Travel
Quito's rich natural surrounds cater to eco-tourists seeking sustainable travel options. The city’s altitude and proximity to tourist attractions like the TelefériQo make it ideal for nature enthusiasts. Guests value eco-friendly properties that offer unique experiences such as lodges in Guangüiltagua, attracting guests wanting to combine urban stays with nature exploration.
Section 16
Quito-specific insights
The questions a local consultant would answer. Everything below is city-specific — none of it would apply to a neighbouring market.
Is renting in Centro Histórico profitable?
Yes, due to its cultural significance, properties here maintain high occupancy rates especially during events like Fiestas de Quito, although regulatory preservation measures are stringent.
What challenges do hosts face in La Floresta?
Artisanal guest expectations and limitations on modifications in old structures can be challenging, but creativity in hosting can leverage the area's cultural allure.
Is Cumbayá a good investment for families?
Absolutely, as a suburban area with modern amenities and international schools, it attracts affluent long-term family stays.
How does monsoon season affect bookings?
Monsoon seasons from October onwards can lower leisure stays, but business travel less affected as nearby conferences continue.
Does Quito's elevation impact guest health?
Yes, some visitors experience altitude sickness due to the city's elevation of 2,850m. Consider equipping homes with oxygen canisters.
Should I provide air conditioning?
Due to Quito's mild climate, focus more on heating options which are appreciated during cool evenings.
What makes La Mariscal appealing despite safety concerns?
Its unmatched nightlife and dining scene continue to draw young travelers, with likely improvements in security expected from ongoing projects.
What differentiates El Bosque in the luxury market?
Modern high-rises with stunning views and proximity to business centers attract executive clientele willing to pay a premium.
Are eco-friendly lodgings in demand in Quito?
Yes, the growing sustainable tourism trend creates opportunities, particularly in environmentally sensitive areas like Guangüiltagua.
Why is transportation a selling point for properties near the new metro?
Enhanced accessibility from the metro expansion will increase property desirability and value.
Can I operate an Airbnb without an OA approval?
It is highly risky as most OAs have the authority to ban short-term rentals; it's best to secure their approval.
What's the average ADR near the Carolina Park?
Properties average at $60 – $90 due to business travel associated with nearby corporations.
How are educational institutions affecting Iñaquito?
Proximity to universities bolsters continuous demand from students, making it a solid area for budget accommodation investment.
How is Guápulo gaining cultural visibility?
Art events and gallery openings enhance its profile with guests seeking artistic retreats amidst scenic settings.
How significant is digital nomad demand?
Growing, particularly in La Floresta and Centro Histórico where fast internet and inspiring environments are available.
Are family amenities essential in suburban zones?
Yes, especially in areas like Cumbayá, where families expect comprehensive amenities and security features.
What's the impact of political changes on tourism?
Potential instability can affect international traveler sentiment, so keeping political developments in mind is crucial for pricing and marketing strategies.
What's the cost impact of the new tourism tax?
It will slightly increase overall guest costs, which might lead to strategic pricing adjustments in budget properties.
Are pet-friendly rentals in demand?
Yes, there's a growing segment of travelers with pets, suggesting a potential niche market opportunity.
How do environmental risks affect property desirability?
Properties in hilly regions need robust infrastructure to mitigate landslide risks, crucial in marketing towards eco-conscious travelers.
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