Digital platforms as a factor of price discrimination in the global housing market: Airbnb segment effect analysis

This study aims to quantitatively assess the causal impact of the peer–to–peer short–term rental market on key performance indicators of the hotel sector. The research employs a Difference–in– Differences (DiD) method to analyze data from 10 global cities, divided into two groups based on their regulatory regimes for P2P rental platforms: liberal and restrictive. The authors developed a composite Short– Term Rental Penetration Index (STRPI), which aggregates metrics relative to population size, tourist arrivals, and hotel room capacity, enabling a comparative analysis of P2P rental market development levels. The regression analysis results demonstrate a statistically significant negative effect: hotels in cities with liberal regulations show a decrease in RevPAR of € 28,45 compared to hotels in cities with prohibitive policies. The study revealed a pronounced downward gradient of influence. Correlation analysis of data from hotel conglomerates (Accor, Hilton) confirms that economy– segment hotels are most negatively affected, followed by the mid–scale segment, while the luxury segment demonstrates relative resilience. Cross–validation of the results using data from the two largest hotel operators confirms the universality of the identified pattern. The practical significance of the work lies in developing recommendations for government regulatory bodies and hotel market participants, justifying the need for a differentiated approach to regulating P2P platforms and the strategic reorientation of investment flows within the hospitality industry.