Start by looking around
Search Koobo for listings like yours in your area, on the dates you are pricing. Filter the way a guest would. What you are looking for is the realistic range for something comparable, not the cheapest or the most expensive.
Compare like with like. A room in General Luna within walking distance of Tourism Road is a different product from the same room in Pacifico, ninety minutes north.
Price for the season
Siargao's demand swings hard:
- September to November is peak surf season and the busiest stretch of the year
- Christmas, New Year and Holy Week bring heavy domestic travel
- March to June is drier and calmer, better for island hopping
- The quiet months are where a lower rate genuinely changes occupancy
Set seasonal pricing ahead of time rather than reacting. Dates in peak season get booked months out.
Work backwards from your net
Commission comes off the top: 12% on properties, 17% on activities and rentals. If you need ₱4,400 from a night, list at ₱5,000. Pricing on the gross figure and being surprised by the payout is a common early mistake.
Build your own tax obligations into the price too.
New listings
You have no reviews yet, which is a real disadvantage against an established listing at the same price. Pricing slightly below comparable listings for your first few bookings buys you reviews, and reviews are what let you price properly afterwards.
Price is rarely the real problem
If your listing gets views but no bookings, the photographs are the usual culprit, not the price. A strong lead image and ten good photographs will outperform a cheaper listing with three dark ones.
If it gets no views at all, the problem is your description, your location details, or your availability not being open far enough ahead.
Do not undercut yourself permanently
A rate low enough to fill every night in low season will leave money on the table in October.