See Greece Increases ADR by 22% With Beyond’s Dynamic Pricing
When the team at See Greece looked at the 2025 high season, they saw a market moving faster than ever. Supply was up roughly 10% year-over-year, guest behavior was shifting, and Athens in particular was feeling the squeeze with more competition and shorter booking windows. They wanted a data-driven partner to help them act confidently and quickly.
Turning volatility into strategy
See Greece paired their on-the-ground expertise with Beyond’s Dynamic Pricing and Market Insights to navigate an unpredictable season:
- Ride demand waves, protect rate: With real-time demand signals, the team leaned into rising periods (like early summer in Crete) and protected rate where occupancy pacing held, while responding decisively to softness in Athens and Santorini’s summer dip.
- Adjust for booking behavior: In summer markets, guests booked about 44 days before check-in (down from 48). Athens skewed even shorter. Beyond helped the team price for late demand without panic-discounting, keeping average daily rate (ADR) intact on last-minute stays.
- Match length-of-stay to market reality: City breaks in central Athens often ran <3 nights, while the Athenian Riviera and island stays trended 6–7+ nights and 60% of peak-season stays in summer destinations ran a week or longer. Using Beyond, See Greece flexed minimums to capture high-value gaps without sacrificing revenue per night.
“We tell owners: take emotion out of pricing,” says Mónica Melo from Beyond’s Sales team. “Data shows where flexibility boosts visibility and bookings. Beyond makes those adjustments fast and defensibly.”
Results the team can feel
- Stronger summer ADRs where demand was healthy and fewer race-to-the-bottom discounts where it wasn’t.
- Earlier, higher-confidence bookings on standout units by rewarding non-cancellable, far-out reservations on channels like Vrbo, reducing last-minute anxiety.
- Owner alignment using Market Insights to show exactly why strategy changes (shorter minimums, channel-specific levers, or rate holds) would win.
“Athens has become extremely competitive,” says Vassilis, who has managed properties across Greece since 2010.
“New hotels and serviced apartments keep opening, and many new short-term rentals entered after the January regulations. Prices and occupancy were under pressure. We needed to move with the market, not against it.”
Results the team can feel
- Stronger summer ADRs where demand was healthy and fewer race-to-the-bottom discounts where it wasn’t.
- Earlier, higher-confidence bookings on standout units by rewarding non-cancellable, far-out reservations on channels like Vrbo, reducing last-minute anxiety.
- Owner alignment using Market Insights to show exactly why strategy changes (shorter minimums, channel-specific levers, or rate holds) would win.
Operationally realistic, revenue-first
With tight labor markets and rising cleaning costs, See Greece’s pricing had to respect operations. With Beyond, the team set property-level guardrails that balanced turn costs with occupancy, then layered channel-specific strategies (e.g., early-booking incentives on non-refundable policies) to build a stable base and preserve ADR late.
“Beyond proved some homes were undersold,” Vassilis adds. “We lifted rates and still captured demand. The market data also helps us persuade owners that it's concrete, not guesswork.”
“Dynamic pricing is the one tool I wouldn’t cut,” says Vassilis. “Automation saves time, but the real win is decisions backed by live market insight.”
Three takeaways See Greece now lives by
1. Be flexible on minimum stays to win search visibility and monetize gap nights.
2. Price dynamically, push rate when demand is there, invest in occupancy when it’s not.
3. Lead with market data so owners buy into strategy changes quickly.
.png){kind=small}
.png){kind=small}
