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Airbnb has begun transitioning to a new fee model in which the host pays the entire commission. Instead of the previous three percent, hosts will pay 15.5 percent, and for most Croatian hosts, VAT also applies to this amount. We explain how the model works, how much it actually costs and what you can do before the change takes effect.
What exactly is changing
Until now, Airbnb used the so-called split-fee model. The host paid a small share, approximately three to four percent, while the larger part of the commission, generally between 14 and 16 percent, was paid by the guest when making the reservation. This lower host fee was one of the main reasons why many hosts preferred Airbnb over competing platforms for years.
The new model eliminates this arrangement. Airbnb is switching to a single 15.5 percent commission paid entirely by the host, while the guest immediately sees the final price without any subsequent increases. Airbnb introduced this model in late 2025 and is now extending it to almost all hosts. Some Croatian hosts are only now receiving notifications and the new fee calculation, while the deadlines have been postponed several times. The current final deadline is 13 October, although the changes may take effect earlier, particularly for hosts using tools for automatic price and calendar synchronisation.
It is worth noting that Booking.com already operates according to a similar principle, where the host pays a single commission and the guest is shown only the total cost of the reservation. Airbnb is therefore effectively aligning itself with a model that has long been standard in the market.
What it looks like in numbers
The easiest way to see the difference is through a specific example. Let us take an apartment priced at 100 euros per night that generates 3,000 euros in monthly revenue. The table compares the old and new models, including the Croatian VAT rate of 25 percent charged on the commission.
| Item | Old model (≈3%) | New model (15.5%) |
|---|---|---|
| Monthly revenue | €3,000 | €3,000 |
| Airbnb commission | €90 | €465 |
| VAT on commission (25%) | €22.50 | €116.25 |
| Total cost | €112.50 | €581.25 |
The difference is almost 470 euros per month for just one apartment. Over a full season and across several accommodation units, this amount can quickly become a serious blow to earnings. According to Airbnb’s instructions, hosts would need to increase their prices by approximately 18 percent to retain the same net income they received previously.
VAT: the part of the calculation Croatian hosts often forget
There is an important detail here that can easily be overlooked. Although most private hosts in Croatia are not part of the regular VAT system, they are still required to calculate and pay Croatian VAT at a rate of 25 percent on the commission charged by a foreign platform through the reverse-charge mechanism. As the commission increases from three to 15.5 percent, the VAT amount automatically increases as well, making the overall cost rise even more sharply than it may initially appear.
If you work with an intermediary based in the European Union, you need a VAT identification number, and the calculation must be reported through the appropriate forms. We have covered this topic in detail in our guide on how to complete the VAT and PDV-S forms. We also remind you that the revenue records must always include the full amount of the invoice issued to the guest, regardless of the commission.
What you can do now
The first and most practical response is to review your prices. Airbnb has introduced a tool in its app that automatically suggests new amounts intended to keep your net payout unchanged, although it is also advisable to review the calculation manually. Pay particular attention to the fact that the commission is also charged on all additional fees, such as cleaning or pet fees, so these items must also be included in your calculation.
In the long term, this change once again shows how risky it is to depend on a single sales channel. When a platform changes its rules unilaterally, hosts have very little room to negotiate. This is why an increasing number of hosts are redirecting some of their reservations to channels where they do not pay intermediary commissions, primarily to their own website with a booking engine for direct reservations. Every reservation received directly instead of through Airbnb means that 15.5 percent stays with you rather than going to the platform.
This does not mean that you should leave Airbnb, but rather that it is sensible to treat it as one source of guests instead of the only one. A combination of listing platforms and your own direct booking channel is the safest way to make changes like this less costly in the future.
In brief
Airbnb is switching to a single 15.5 percent commission paid by the host instead of the previous fee of approximately three percent. In the example of an apartment generating 3,000 euros in monthly revenue, the total cost of the commission and VAT rises from approximately 112 euros to more than 580 euros. To retain the same earnings, hosts would need to increase their prices by around 18 percent, while the best long-term protection is to reduce dependence on a single platform and strengthen direct bookings.
If you would like to redirect some guests to a channel without intermediary commissions, Apartmanica provides your own website, a booking engine and calendar synchronisation in one place, allowing you to receive direct reservations without additional fees per booking.
