Airbnb Management in Melbourne
Flat 15%, no GST added
No setup fees
75+ Melbourne properties
Holiday House Manager provides end-to-end Airbnb management in Melbourne for a flat 15% of your payout, with no GST added on top. We handle pricing, guests, cleaning, maintenance and reporting everywhere within roughly 25 minutes of the CBD, from St Kilda and South Yarra to Southbank and Richmond. Our local team own and run short-term rentals themselves.
5.0 from 26 Google reviews
75+
Properties managed across Melbourne
4.85
Our Airbnb rating
44%
Of our listings are Airbnb Guest Favourites
6 years
Consecutive Airbnb Superhost
Figures as at October 2026. Airbnb rating and Guest Favourite status from our Airbnb host account.
Recognised by Airbnb
Airbnb Rising Star Award winner, 2026
On 7 September 2026, Airbnb named Holiday House Manager its Rising Star for Australia and New Zealand, presented in person at the Host Summit in Sydney. The award recognises the standout emerging host across both countries.
It is for the same hands-on management every property in our portfolio receives, whether it is a studio in the CBD or a family home in Elwood.
One flat 15% fee
Our Airbnb management services in Melbourne
Self-managing is rarely passive income. Messages, pricing, cleans and repairs add up fast. Every property we manage gets the same complete service, with no tiers, no add-on packages and no fine print.
Free onboarding and setup
Lockbox, listings, house manual, guest templates and launch pricing are all in place before your first guest books. Most Melbourne managers charge $800 to $1,500 for this. We charge nothing.
Dynamic pricing, every night
Rates adjust daily for the season, local demand, competitor performance and events like the AFL Grand Final. Minimum stays are set to avoid low-value gaps.
Guest messaging, 24/7
Every enquiry and message is answered around the clock. Guests are vetted before they stay, and we turn down risky bookings to protect your property and your reviews.
Cleaning and linen
Hotel-standard cleans, fresh linen, a damage check and restocked essentials after every stay. Guests pay a cleaning fee when they book.
Listings on every platform
Optimised listings on Airbnb, Booking.com, VRBO, Stayz and Google, with synced calendars and professional photography. If the property needs fitting out first, we style and furnish it.
Owner dashboard and monthly breakdown
See bookings, occupancy and revenue in your owner dashboard. Payouts go straight to you, and each month we invoice our fee and cleaning in arrears with a clear breakdown.
How our 15% compares
Typical Melbourne manager
15% to 25% of booking revenue, often plus GST and a setup fee
Holiday House Manager
Flat 15% of your payout, no GST added, $0 setup
How it works
How our Airbnb property management works
Here is exactly what happens when you hand your property to us.
1
Free earnings report
A phone call, then a report comparing your home with similar listings in your suburb, so you see realistic income before committing.
2
Onboarding at no cost
We install a lockbox, arrange photography, build your listings, write the house manual and set launch pricing.
3
Going live
Your property goes live on Airbnb, Booking.com, VRBO, Stayz and Google with synced calendars, and dynamic pricing starts from the first night.
4
Every stay, handled
Guests are vetted and supported 24/7. Checkout at 10am, clean and inspection, next check-in at 3pm.
5
Care between stays
Bruno and our local team inspect regularly, restock essentials and fix maintenance with trusted trades, usually before you hear about it.
6
Monthly breakdown
Payouts reach you directly from the platforms. At month end we invoice our fee and cleaning in arrears, showing where every charge comes from.
Real results
Real results from our Melbourne portfolio
Three properties under our Airbnb management in Melbourne, anonymised to suburb level, over the past 12 months. Each runs a different strategy, because the right one depends on your property and your goals.
Luxury 3-bed house, Kensington
94%
Occupancy
$455
Avg nightly rate
$156,110
Annual revenue
High occupancy, competitive rates and longer average stays.
Luxury 2-bed penthouse, Melbourne CBD
68%
Occupancy
$543
Avg nightly rate
$134,773
Annual revenue
A premium nightly rate that accepts lower occupancy, because at $543 a night the numbers work.
2-bed apartment, Brunswick
84%
Occupancy
$267
Avg nightly rate
$81,862
Annual revenue
The balanced middle, which is where most Melbourne properties land.
Every kind of owner
Short-term rental management for every kind of owner
Whether you live interstate, still holiday in the place yourself or own an apartment in a tower, we set things up around your situation.
Live interstate or overseas?
Bruno and our local team are on the ground, coordinating cleans and fixing problems with trusted trades, usually before you hear about them. You see every booking in your owner dashboard, and payouts go straight to you.
“…as I transitioned from turning my residential home into an Airbnb whilst moving interstate. The growth and revenue have been great and effective management which allows me to be hands off yet informed.”
Castieau Consultancy, Google review
Holiday home management that works around you
Your property is yours. Block out dates for your own stays whenever you like, and it earns as a holiday rental while you are away. Whether it is a holiday property or your family home, our holiday rental management works around your plans.
An apartment in a CBD or Southbank tower?
Since 2025 an owners corporation can ban short stays with a 75% special resolution. We check your building’s rules before your listing goes live and vet every guest, which matters in shared buildings.
“There were a couple of occasions where they rejected bookings because of the applicants rental history; it was great to see that they were proactive in looking after my property.”
Brad Ferguson, Google review
Why Holiday House Manager
A local Airbnb management company, not a call centre
Melbourne is the only market we work in. The three directors who own this business live here, inspect properties here, and answer the phone when a guest locks themselves out at 11pm.
Holiday House Manager
- A local team on the ground at your property
- Our own coordinated cleaning teams
- Pricing adjusted daily
- Guests vetted before they book
- Help with damage claims
- A monthly breakdown of every charge
What to watch for when comparing managers
- Fully remote management
- Unmanaged contractor cleans
- Rates set once and rarely changed
- Little or no guest screening
- Little help once a guest has left
- Fees that are hard to trace
Rebecca
Client relations and onboarding
A decade managing Airbnbs, after a career in hotel management. Usually the first person you speak to, and the one who guides you through onboarding.
Nick
Operations and owner management
Runs owner communication, property performance and guest messaging, and manages compliance across the portfolio, including Victoria’s short stay levy.
Bruno
Property and maintenance
Also from hotel management. Inspects properties, coordinates cleaning teams and manages local trades. When something breaks, Bruno is the first call.
Service areas
Airbnb management across inner Melbourne
We cover everywhere within roughly 25 minutes of the CBD. Choose your suburb for local earnings data, demand drivers and FAQs.
Rules and compliance
Melbourne short-stay rules and the Short Stay Levy
Last updated: October 2026
7.5%
Short Stay Levy on stays under 28 consecutive nights since 1 January 2025, charged on the total booking fee. We manage it on every platform, so you don’t need to worry about it.
No night cap
Victoria has no statewide limit on nights, and Melbourne councils don’t currently cap short stays. The rule to check is your building’s.
75%
An owners corporation can vote to ban short-stay accommodation in its building with a 75% special resolution. It cannot apply to a lot that is the owner’s or occupier’s principal place of residence.
As part of our Melbourne short stay management, we take care of levy compliance on every platform. We also check your building’s rules before your listing goes live, so there is nothing for you to chase.
For the detail, read our guide to Victoria’s short stay levy and our guide to short-term rental laws in Australia.
FAQs
Frequently asked questions
Can’t see your question? Call us on 0435 009 255 or send a message below.
How much does Airbnb management cost in Melbourne?
We charge a flat 15% of your payout, with no GST added on top and no setup fee. Across Melbourne, managers typically charge 15% to 25% of booking revenue, most often 18% plus GST (19.8%), and many add a setup fee of $800 to $1,500. Our guide to what Melbourne Airbnb managers charge compares them side by side.
What does an Airbnb manager do for you?
As your Airbnb co-host, we run everything a host would:
- Listings on Airbnb, Booking.com, VRBO, Stayz and Google, with professional photography
- Daily dynamic pricing
- 24/7 guest messaging and vetting, and check-in setup
- Cleaning and linen, with a damage check after every stay
- Restocking essentials at cost
- Maintenance with trusted local trades
- Levy compliance and a monthly breakdown of every charge
How do I choose the best Airbnb management company in Melbourne?
When you compare Airbnb managers, agents or property managers in Melbourne, look at five things. Check the fee and whether GST is added, any setup fee, who answers your guests, who cleans and checks the property, and real results from homes like yours. We charge a flat 15% of your payout with no GST added and no setup fee, manage 75+ Melbourne properties, and were named Airbnb’s Rising Star for 2026.
What areas of Melbourne do you cover?
Everywhere within roughly 25 minutes of the Melbourne CBD. In the centre, that means the CBD, Docklands and Southbank. To the south and south-east, it includes St Kilda, South Yarra and Elwood. To the north and north-east, it includes Fitzroy, Collingwood, Richmond and Brunswick. We also cover the inner west and inner east. See all our service areas.
Do you manage holiday rentals on platforms other than Airbnb?
Yes. We list and manage your property on Airbnb, Booking.com, VRBO, Stayz and Google, with calendars synced through our management software so there are no double bookings. Being on every major platform means more visibility and fewer empty nights through the year.
Is there a short stay levy on Airbnb properties in Melbourne?
Yes. Victoria’s 7.5% Short Stay Levy has applied to stays of under 28 consecutive nights since 1 January 2025, calculated on the total booking fee including cleaning fees and GST. We manage the levy on every platform for you, so there is nothing extra for you to do. Read our guide to Victoria’s short stay levy.
Can my building or council stop me running an Airbnb in Melbourne?
Melbourne councils don’t currently cap short stays, and Victoria has no statewide limit. Your building is what to check. Since 1 January 2025, an owners corporation can ban short stays with a 75% special resolution. The ban can’t apply to a lot that is the owner’s or occupier’s principal place of residence. We check your building’s rules before your listing goes live.
What are the busiest times of year for Melbourne Airbnbs?
The Australian Open in late January, the Formula 1 Grand Prix in March, AFL finals in September, the Spring Racing Carnival from late October into November, and the Christmas to New Year peak. Concerts and festivals add smaller surges year-round, and our dynamic pricing lifts your rates ahead of each one.
Can I still use my property when I want?
Yes, it’s your property. You have full access to its calendar and can block out dates for your own stays at any time. It works well for a holiday home that earns while you’re away.
How does guest check-in and check-out work?
We run same-day turnovers: checkout is at 10am and check-in at 3pm. In between, the property is cleaned, inspected and reset, which maximises the nights you can book. Guests check themselves in, usually with a lockbox we install during onboarding.
How do I get paid, and how do I track my income?
Your payouts go straight to you from each platform throughout the month. You can see bookings and performance at any time in your owner dashboard. At the end of the month we invoice our 15% fee and the cleaning in arrears, with a breakdown showing exactly where each charge comes from.
What occupancy rates do you achieve?
It depends on the strategy. Our Kensington house ran at 94% over the past 12 months on a high-occupancy strategy, while our CBD penthouse runs at 68% because its $543 nightly rate earns more. We agree the strategy with you and adjust it with the seasons.
How much can I earn from short-term rental in Melbourne?
It depends on location, bedrooms, bathrooms, styling and the season. Our three portfolio examples earned between $81,862 and $156,110 over the past 12 months. For a realistic figure for your home, we’ll prepare a free earnings report comparing similar properties in your suburb. You can also read whether Airbnb is profitable in Australia.
What happens if a guest damages my property?
Every clean includes a damage check. If anything is damaged, we let you know, support the claim with the booking platform and organise repairs with our trusted local trades. Vetting guests before they book is the first line of defence, and we turn down bookings that look risky.
Free earnings report
Find out what your property could earn
We compare your home with similar properties in your suburb, so you can see realistic income before committing to anything.
- A free quote and earnings report, with no obligation
- Based on similar homes in your suburb
- A call to answer your questions
Prefer to talk? Call 0435 009 255