Oakland edges ahead of Newark on higher occupancy (36% vs 30%), stronger RevPAR (£18 vs £16).
Head-to-head metrics
| Newark | Oakland | |
|---|---|---|
| Median occupancy | 30% | 36% |
| Median daily rate | £77 | £85 |
| Median RevPAR | £16 | £18 |
| Active listings | 1,455 | 1,449 |
| YoY occupancy | — | +14.1 pts |
| YoY daily rate | — | -0.9% |
| Regulation risk | — | — |
| Annual night cap | None | None |
| License required | No | No |
Full analysis: Newark vs Oakland
Oakland finishes clearly ahead of Newark on our composite of occupancy, revenue per available night and regulation risk — and it is the calendar rather than the price tag doing the work. Oakland's listings run at 36% occupancy against 30% in Newark, worth 6 extra points of booked calendar every year. On revenue per available night Oakland is ahead by 7.3% — £18 to £16 — real, but inside the range a better-run listing could cover. Those gaps are wide enough to survive a normal year's variance.
Oakland takes both halves of the yield equation, which is less common than it sounds. It charges more per night — £85 against £77 — and still fills more of the year, 36% against 30%. A market that leads on price and utilisation at once is normally one where demand has outrun supply, rather than one where hosts are discounting to keep the calendar busy. RevPAR reflects the double advantage at £18 against £16.
That verdict needs a caveat, because Newark is not simply the weaker market of the two. Newark sits at the cheaper end at £77 a night against £85, which lowers the bar for filling shoulder-season dates and usually tracks a lower purchase price too. Its strongest submarket, East, clears £28 RevPAR on its own — city medians hide that kind of spread. If your model leans on nightly rate rather than volume, the ordering above can reasonably flip.
Neither Newark nor Oakland currently has a verified short-term rental regulation record in our register, so the comparison above is a yield comparison only. Regulation is the single largest source of downside in this asset class — an unverified market is an unpriced risk, not an absent one.
The two calendars also behave differently. Newark peaks in September at 43.5% and bottoms in February at 21.3%; Oakland runs from 60.8% in September down to 35.5% in February. Newark is the steadier of the two at 22.2 points peak-to-trough against 25.3 — easier to underwrite against a mortgage — while Oakland concentrates its return into a shorter window and rewards operators who price the peak aggressively instead of holding a flat rate all year.
Who each suits, then. Newark suits buyers who want a conventional, lightly regulated entry. Oakland answers to the same regulatory profile, so the split between them is operational rather than legal. Every figure above comes from the same Inside Airbnb snapshot pipeline on both sides, dated 2025-09, filtered to listings with at least one booking in the last twelve months. Occupancy medians are drawn from 818 active Newark listings and 886 in Oakland.
Frequently asked questions
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