The right price for a campsite pitch is not “what others are charging.” It is the price that covers all your costs, leaves an adequate margin, and remains competitive in the market. To calculate it, you need to know three figures: annual fixed costs, variable costs per night, and expected occupancy.
Annual fixed costs of a campsite
- Land or property rent/mortgage
- Permanent staff (manager, maintenance worker)
- Fixed utilities (electricity, water, gas at the fixed rate)
- Insurance, taxes, licenses
- Infrastructure depreciation (fencing, roads, swimming pool)
- Marketing and software subscriptions (management system, channel manager)
Break-Even Price formula per pitch
Minimum price = (Annual fixed costs ÷ Pitches) ÷ Opening nights × (100 ÷ Expected occupancy %) + Variable costs per night
Example: campsite with 80 pitches, annual fixed costs of € 120,000, 120 opening nights, expected occupancy of 75%, and variable costs of € 8/night. Minimum price = (€ 120,000 ÷ 80) ÷ 120 × (100/75) + € 8 = € 12.50 + € 8 = € 20.50/night. Below this price, you operate at a loss.
Target price: adding the margin
The target price adds the desired profit margin to the minimum price (typically 20–30% for a well-managed campsite) and takes the competition into account. If similar campsites in your area charge € 35–45/night and your minimum price is € 20, you can aim for € 38–42 during the high season.