Pricing / Owner guide
Pricing your Peninsula holiday home for summer: one real night
One real New Year’s Day night at a six-bedroom Peachy home, from a $653 starting point to $1,313, step by step.
How Peachy manages homes
By Tom Antonie, CEO and co-founderUpdated 7 min readDusk over Fingal, on the Mornington Peninsula
- New Year’s Day estimate
- $1,313
- Bookings PricingHub learns from
- 20,426
- Homes in that history
- 248
- How far ahead it was priced
- 52 days
The short answer
Price summer night by night, not as one high-season rate. For New Year’s Day 2027, PricingHub priced a six-bedroom bay-view home at $1,313, 52 days out. It started at $653 and moved with the date, the local area and how far ahead the night was.
01 / The home and the night
One home, one night: New Year’s Day 2027
The home is a six-bedroom Peachy home on the Mornington Peninsula, architect designed, with bay views, a spa and a fire pit. It sleeps 12. We are keeping it private, so the homes pictured in this guide are others we look after.
The night is Friday 1 January 2027, as part of a two-night stay. We priced it on 10 November 2026, 52 days ahead, with PricingHub, the pricing tool our founders built. It is a night every Peninsula owner thinks about: the peak of summer, with time still to sell.
02 / Step 1 / The starting point
Where $653 comes from: this home’s bookings, and 15 like it
Every price starts with an ordinary night. PricingHub looks at what guests paid across this home’s 76 bookings, and at 1,642 bookings at the 15 homes most like it: similar size, place and features.
Recent stays count more than old ones, so this home’s 76 bookings carry the weight of about 43 fresh ones. That gives the home’s own history about two-thirds of the say, and the similar homes the rest. A home with little history leans more on its neighbours.
$653
An ordinary night at this home
Before the date, the area or the timing is considered.
03 / Step 2 / The date
New Year’s Day lifts the price more than any other step
Next, how busy this date is. PricingHub checks it three ways, from the widest view down to this one home. Each step only uses what guests actually paid, so a busy date has to have earned its higher price in past summers, at real homes, with real guests.
- 1
Across all 248 homes: up 75%
New Year’s Day is one of the busiest nights of the year. $653 becomes $1,143.
- 2
On the Peninsula: up 18%
It is busier again locally, taking it to $1,345.
- 3
This home’s own pattern: down 0.7%
A small trim, to $1,335.
04 / Step 3 / The timing
52 days out: why the price comes down, then most of the way back up
Across all our homes, a night booked 52 days ahead sells for about a third less than one booked close in, so the price drops from $1,335 to $890.
But Peninsula summer nights hold their value this far out. Locally, guests have paid 39% more, which lifts it to $1,234. Together, timing takes the price down about 7.6%, because there is still time for the night to book. Price too high this early and the night can sit empty; too low and it sells for less than it is worth.
05 / Step 4 / The final price
The public holiday, and the final $1,313
For a two-night stay, the length of stay makes no difference here. Public holidays and local events get their own check, and New Year’s Day adds 6.4%, from $1,234 to $1,313.
PricingHub is fairly sure the right price sits between $980 and $1,761. That range is why a person still matters: our team looks at what is already booked nearby and decides where the night should sit, based on what is happening in the town that week. Booking sites add their own charges for guests on top.
$1,313
The estimated price for New Year’s Day
Likely between $980 and $1,761.
06 / For your home
What this means for your own summer calendar
Tell us your own weeks early, so the rest of summer can be priced and opened for booking. Expect your busiest nights to be priced well above an ordinary night, and expect nights that are still free close to the date to come down, so they don’t stay empty.
The same method works for every night of your year, not just the big ones. A quiet Tuesday in March gets the same careful look as New Year’s Day. You see every booking and its nightly rate in your owner portal, as it happens.
We really enjoyed our stay! The pool was a hit especially on the warm days. The house is a great size, safe, comfy beds and good quality linen.
Summer on the Peninsula
Summer at other homes we look after
Talk to the team
Want to see your own summer, night by night?
Tell us about the home and the weeks you want to keep. We’ll show you how PricingHub and our team would price it.
Martha’s Playground, Mount Martha
Questions owners ask about summer pricing
Why not set one price for the whole summer?
Because every night is different. In this example, the date alone more than doubled the price, while booking timing took some of it back. One flat summer rate is too cheap on the best nights and too dear on the quiet ones, so you end up with empty nights and underpriced ones at the same time.
Is this what guests pay?
No. $1,313 is PricingHub’s estimate of the nightly price for our calendar. Booking sites add their own charges for guests, and the cleaning fee and Victoria’s 7.5% short stay levy are separate again. Guests who book direct on our website don’t pay a booking site’s charges.
What is PricingHub?
The pricing tool our founders built. It learns from 20,426 bookings across 248 homes from the three holiday rental businesses in our group, and works out a price for every night on its own. It separates out the season, the local area and how far ahead guests book, so our team can see exactly what moved each price.
Does a person check the price?
Yes. Our portfolio managers review PricingHub’s prices alongside what they know about the home and the town: an event nearby, a recent update to the home, a run of great reviews. They decide what goes live, and we meet regularly to review each home’s bookings and prices.
Will my nights drop in price close to the date?
Nights that are still free close to the date usually come down, so they book rather than stay empty. An empty night earns nothing, and a slightly lower price that books is better for you than a high one that doesn’t. Your busiest nights tend to book earlier, at higher prices.
How far ahead should my summer be open for booking?
Open it early. In this example, Peninsula guests were paying strong prices 52 days ahead of New Year’s Day, more than the pattern across all our homes suggests. A calendar that opens late misses the guests who plan their summer months in advance.
Can I keep my own summer weeks?
Yes. Tell us your weeks early, ideally before spring, and we price and open the rest of summer around them. At eligible homes you can plan your own stays in the owner portal, and your portfolio manager can help if your plans change.
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What a home needs before its first holiday guests arrive.How we worked this out
This is a real PricingHub calculation, run on 10 November 2026 for Friday 1 January 2027, part of a two-night stay, 52 days ahead. PricingHub learns from 20,426 confirmed bookings across 248 homes from the three holiday rental businesses in our group. Not every booking was a completed stay, and not every home is still managed by us.
We share a real night because pricing is where owners most often have to take a manager’s word for it. One real calculation, step by step, lets you judge the method yourself.
The starting point blends this home’s 76 bookings with 1,642 bookings at 15 similar homes, weighting recent stays more. Similar homes are matched on bedrooms, location, size, how many guests they sleep, style and features like a pool, spa or beach access. Each step after that is worked out from booking history, and dollar amounts are rounded to the nearest dollar.
Limits: $1,313 is an estimate for one night at one home. It is not a price a guest was charged, a forecast of what any home will earn, or an approved calendar rate.
Written by Tom and the Peachy team. Updated 11 November 2026.