Mobile Rental Units: Is It Really Worth It?

Mobile homes and glamping cabins are often advertised as an investment that pays for itself in three years. Such a promise is meaningless without specifying the assumptions—the payback period depends on the location, the nightly rate, and occupancy, not on the cabin itself. Below, we present three scenarios with clearly stated assumptions, list the costs that beginners often overlook, and summarize what you need to take care of before welcoming your first guest.

Short answer

With an investment of approximately 45,000 EUR in a fully built and furnished unit, the payback period in practice ranges from about four to twelve years. The range is so wide because it depends almost exclusively on the location and the nightly rate charged.

A property located near a popular tourist destination with high seasonal occupancy can pay for itself in a few years. The same property in a beautiful but touristically unattractive location may never pay for itself. In this calculation, the cottage is the least variable factor.

The golden rule: You’re not buying a cottage; you’re buying a location. The cottage is a cost you know in advance—the location determines your income.

The Slovenian Tourism Market in Numbers

The starting point is promising. In 2025, Slovenia recorded a record year with nearly 7 million visitors and more than 17.8 million overnight stays, which is about 6 percent more than the previous year. The growth came primarily from abroad—foreign guests accounted for about three-quarters of all overnight stays.

For owners of small lodging facilities, two pieces of information are particularly important:

The season is getting longer. Aprilsaw a 22 percent increase in overnight stays, and as much as 30 percent among international guests. Slovenia is becoming a year-round destination, which directly affects the number of overnight stays you can realistically sell.
Supply is growing more slowly than demand. Accommodationcapacity has increased by about 2 percent, while demand has risen by 6 percent. This ratio is favorable for a new provider, but it is no guarantee.

Mountain municipalities account for approximately 31 percent of all overnight stays, while Ljubljana accounts for 16 percent. If you’re considering a location, these percentages are more important than the beauty of the view.

What Determines Your Income

Annual revenue is simply the product of: the price per night × the number of nights sold. Everything else is an expense. Four factors influence both of these variables:

Location. Proximity to a well-established destination determines how many people are actually looking for accommodations in your area.
Price per night. As a general guide: the average price per night for two adults at Slovenian campsites is around 34 EUR, including electricity and fees. Standalone glamping units are significantly more expensive, and the price range is wide. Check the specific prices of comparable units in your area—that’s the only useful information.
Occupancy. It depends on the season, visibility on booking sites, and the quality of reviews.
Sales channels. Online booking platforms bring in guests but take a commission. Direct bookings are more profitable but require effort.

Three Scenarios

The calculations below are based on an investment of 45,000 EUR in a pre-built and fully equipped unit on land you already own. The assumptions are listed so that you can replace them with your own.

Assumption	Conservative	Realistically	Optimistic
Overnight stays sold per year	90	120	160
Average price per night	90 EUR	110 EUR	130 EUR
Gross Revenue	8.100 EUR	13.200 EUR	20.800 EUR
Operating Costs	about 40%	about 38%	about 35%
Contributions and Fees	about 1,300 EUR	about 1,300 EUR	about 1,300 EUR
Net Annual Return	about 3,600 EUR	about 6,900 EUR	about 12,200 EUR
Refund Period	about 12 years	about 6.5 years	about 3.7 years

The calculation takes into account only cash flow and does not consider the residual value of the unit, which can be sold or transferred at a later date. It also does not take into account the purchase of land—if you need to purchase land, the payback period is extended accordingly.

A warning you won't find in the ads: the conservative scenario is not pessimistic. For a property in an average location without any notable tourist appeal, it is entirely realistic.

Expenses People Tend to Forget

Portal Commissions: Bookingportals charge a commission on every reservation. When planning, include this commission in your calculations; do not deduct it later.
Cleaning and Laundry: Betweenguests, the unit must be cleaned and the bedding changed. For short stays, this cost per night is relatively high.
Energy and Water: Guests consume significantly more than the owner. Heating costs outside the summer season are a significant expense.
Contributions:For individuals, monthly contributions amount to approximately 106 EUR; for part-time sole proprietors, approximately 85 EUR. Annually, this amounts to approximately 1,000 to 1,300 EUR, regardless of whether you have guests.
Equipment Maintenance and Replacement: Linens, dishes, and small items wear out faster than you might expect when the unit is rented out.
Your Time: Communicatingwith guests, handing over keys, and responding to reviews are all part of the job. If you outsource this to an agency, it’s an additional cost.

What You Need to Take Care of Before Your First Guest Arrives

Renting to tourists is a registered business activity. The process is not complicated, but it is mandatory and subject to oversight.

Select a legal structure. An individual may rent out accommodations for up to 150 overnight stays per year and may have a maximum of 15 beds. Above this limit, a part-time or full-time sole proprietorship or a limited liability company (d.o.o.) is required.
Register your business. Register with the Slovenian Business Register at AJPES under the activity code for renting private rooms to guests.
Register your facility with the RNO. Registration in the Register of Accommodation Facilities is free and is done online; you will need a qualified digital certificate. Upon registration, you will receive an eight-digit facility identification number.
Determine the classification. The lodging facility must be classified.
Register guests through eTurizem. Arrivals must be reported within 12 hours of arrival, and departures within 12 hours of departure.
Collect the tourist tax. The amount is set by the municipality. Children up to age 7 are exempt; those aged 7 to 18 pay half. Payment must be made by the 25th of the month for the previous month.
Manage your invoicing and VAT. When conducting business through foreign portals, you generally need to register for VAT as a non-standard taxpayer due to commission charges.

The penalties for noncompliance are not nominal—for legal entities operating without being registered in the RNO, they range in the thousands of euros. This is not an area where it pays to take chances.

What is the difference between a 40 percent occupancy rate and a 70 percent occupancy rate?

Extending the Season: A heatedand well-insulated unit can also be rented out in the spring and fall. That’s where the fastest growth occurred in 2025.
Photos: On booking sites, first impressions are everything. Professional photos pay for themselves faster than almost any other investment in equipment.
One distinctive feature: a sauna, an outdoor tub, a view, or exceptional privacy. Units without a distinguishing feature compete solely on price.
Quick Response: Portals reward quick responses with greater visibility.
Initial valuations: Initial reservations at a lower price are an investment in valuations that will later allow for a higher price.

When It's Not Worth It to Rent Out a Property

If the location isn't of interest to tourists. No amount of amenities can create demand where there isn't any.
If you don't have time for day-to-day operations. Renting is a service business, not passive income.
If the land does not allow for such use. Check the designated land use before purchasing—read more in the article on building permits for mobile homes.
If you're counting on a payback period of less than three years, that's the exception, not the rule.

Frequently Asked Questions

How many units should be installed?

Having multiple units at the same location reduces costs per unit, as they share utilities, access, and your time. At the same time, they increase the scope of operations, which may affect the required legal structure and tax treatment.

Can I rent out my place without registering if it's just for a few weekends?

No. Renting to tourists is a registered business activity regardless of the scale, and registering guests through eTurizem is mandatory starting with the first guest.

Is it possible to rent out the unit in the winter?

Yes, provided it is properly insulated and heated. Extending the growing season is the most reliable way to improve yields.

How high is the tax burden?

When claiming standard deductions, the effective tax rate on income is relatively low, but the exact calculation depends on the chosen legal structure and your other sources of income. For a specific example, consult an accountant.

What's Next

If you’re considering one or more rental units, we’ll provide you with the technical specifications you need to calculate costs: dimensions, foundation type, connection requirements, and energy consumption. You can find a breakdown of the capital costs in the article “How Much Does a Mobile Home Cost in Slovenia?”

Read more about the design and amenities on the "About the House" page; we've compiled additional questions in the FAQ section. Please contact us to discuss a specific project.

Warning: The calculations shown are for illustrative purposes only and are based on the assumptions stated, not on guaranteed returns. The content does not constitute investment, tax, or legal advice. Before making a decision, check the current regulations, consult with an accountant, and obtain information on actual prices and occupancy rates of comparable properties in your area.