Discover how to boost income and simplify property management with expert tips.
Contact UsIf you rent out a property — or even just a spare room — in Brisbane on Airbnb, any income you earn is generally taxable. The Australian Taxation Office (ATO) treats short-term rental income as assessable income, so you’re usually required to include it in your annual tax return.What you may need to declare:Rental income: The total amount guests pay to stay, including nightly rates and any extra charges.
Additional fees: Cleaning fees, pet fees or other service fees you charge guests generally count as taxable income too.
Platform payouts: The full amount Airbnb (or a similar platform) transfers to your account usually needs to be declared before deducting any fees — you may then claim eligible fees later as an expense.
ATO data-matching:
Since July 2024, platforms like Airbnb must report host income and booking data to the ATO every quarter. If you self-manage, this is linked to your name or ABN. If you use a professional property manager, rental income is typically paid to them first, then passed on to you with a detailed income summary. These statements are an important source for working out what to report.
Common mistakes:
Some owners assume small rental income won’t be checked, but the ATO’s data-matching system cross-checks what platforms and managers report with your tax return. If there’s a mismatch, you may get an adjustment notice, plus interest and penalties.
Key takeaway:
All income should be declared. Keep detailed records of what you receive, any fees charged, and what periods the property was rented out. If you use a manager, hold onto your monthly and annual statements as evidence. This information is general in nature and not tax advice — always seek professional advice for your specific circumstances.
Brisbane Airbnb hosts may be able to reduce their taxable income by claiming certain eligible expenses. Understanding which costs might be deductible can help you keep more of what you earn — but you’ll need clear records to support any claim.
Operating expenses
You may be able to claim day-to-day costs of running a short-term rental, such as:
1. Cleaning and laundry services
2. Utility bills like electricity, gas, water and internet
3. Property insurance premiums
4. Advertising and listing costs, including professional photos or promoted listings
Loan interest
If you have a mortgage on the property, a portion of the interest paid may be deductible — but only for the time and portion of the property used for Airbnb. If you live in the property part of the time, you generally need to apportion the interest fairly.
Depreciation
Furniture, appliances and other assets used in the rental can often be depreciated over time. Many hosts engage a quantity surveyor to prepare a professional depreciation schedule, which can help identify what may be claimed.
Council rates and land tax
A reasonable proportion of council rates and any applicable land tax may be deductible, based on how much of the property is rented out and for how long.
Platform service fees
Commissions or service fees charged by Airbnb (or similar) for each booking may be deductible. Keep all statements and invoices to support your claims.
Professional management fees
If you use a property management company, their fees for managing bookings, guest support, and cleaning coordination may also be claimed. While this cost reduces your payout upfront, it can be deducted against your rental income.
Tip:
Always make sure you only claim the portion that relates to rental use. If the property is partly owner-occupied or mixed-use, you’ll need to divide the costs accurately. This information is general in nature — always get personal tax advice before claiming deductions.
Whether you manage your Brisbane Airbnb yourself or use a professional property manager can affect how you handle tax reporting and deductions.
Management fees
If you hire a short-term rental manager, the fees you pay for services like guest bookings, cleaning, maintenance coordination and guest support are generally deductible against your rental income.
Who handles what
When you self-manage, you’re responsible for tracking all bookings, expenses and payments, and for keeping clear records that match your Airbnb payout statements. If you work with a property manager, they usually deduct their fees and pass your share of the income to you with a monthly or annual statement. Many hosts rely on these statements to prepare their tax returns.
Record-keeping advantage
A key benefit of using a manager is having clearer income and expense summaries. However, you still need to keep your own copies of statements, invoices and receipts to support any deductions you claim.
Your responsibility remains
Even when you use a property manager, you — not the manager — remain responsible for reporting all income and claiming expenses correctly in your tax return. This is general information only — always get professional advice for your situation.
If you live in your Brisbane property part of the time or only rent out a portion of it on Airbnb, you generally can’t claim all expenses in full. The Australian Taxation Office expects hosts to split costs fairly between private and rental use.
How apportioning works
For example, if you rent out one room that makes up 20% of your home’s floor area and it’s available for rent for half the year, you would generally only claim 10% of shared costs like electricity or internet.
Examples:
Renting your entire home for 60 nights of the year means you can usually claim around 16% of yearly costs for that period.
If you rent out a separate unit or studio that guests use exclusively, you may be able to claim 100% of expenses for that space, plus a reasonable share of household costs if applicable.
Keep clear records
Keep records showing how much of the property was rented and for how long. Hold onto booking calendars, floor plans, and bills for the entire year so you can prove your calculations if asked.
Why it matters
Over-claiming deductions is a common mistake. If you’re audited, you’ll need to show how you worked out your split. This is general guidance only — always get personalised advice before claiming.
Renting out part or all of your home on Airbnb can affect whether you need to pay Capital Gains Tax (CGT) when you sell the property. Many Brisbane owners assume the main residence exemption fully applies, but this may not be the case if you’ve earned rental income.
How CGT can apply
Generally, your main residence is exempt from CGT. However, if you’ve used part of your home to earn income — for example, by renting out a room or the whole house for short stays — you may lose part of that exemption. You might then pay CGT on the proportion of the property that was used for rental.
Example:
If you rent out 25% of your home’s floor space for Airbnb and do so for half the time you own it, a portion of any gain on sale may be taxable. The ATO looks at both floor area and rental period when calculating how much is taxable.Keep good records
Accurate records can help reduce your CGT bill. Keep all documents showing when the property was rented, floor plans, and receipts for eligible costs like legal fees, stamp duty, and improvements — these may reduce your capital gain.
Get advice early
Before renting out part of your main home, it’s a good idea to get advice on how CGT could apply. This information is general only — always speak with a tax professional for guidance based on your situation.
A common question for Brisbane Airbnb hosts is whether they need to charge or pay Goods and Services Tax (GST). For most residential short-term rentals, the answer is usually no.Residential rent is generally
GST-free
Income from renting out a residential property — whether it’s for a few nights or a few months — is generally input-taxed. This means you don’t charge GST on the rent you receive, and you can’t claim GST credits on related expenses.
When GST might apply — hotel-like services
GST may apply if your property is run like a hotel, motel, or serviced apartment. This can include:
1. Providing daily meals or breakfast
2. Offering daily housekeeping
3. Running a reception or concierge
4. Marketing your place as a hotel-style stay
In these cases, the ATO may treat your property as commercial residential premises, which means the rent is no longer GST-free — you may have to charge GST on accommodation and lodge Business Activity Statements.
Why it matters for hosts
Most individual Airbnb owners don’t cross into hotel territory. Using a professional property manager like Lane Property doesn’t turn your home into a hotel — it stays a residential rental, so the income generally remains GST-free. The manager may coordinate cleaning, guests and advertising, but that alone doesn’t make it commercial accommodation for GST.
However, if your property is run through a hotel management company or pooled with other apartments under a hotel-style arrangement, the ATO may treat it as a commercial residential premise. In that case, GST can apply to the rental income — which means you may have to charge GST on what guests pay and lodge Business Activity Statements. Effectively, this reduces your net revenue by 10% GST, which can make your short-term rental less profitable compared to self-contained hosting with a residential manager.
This is why many Brisbane owners prefer to keep their property under a residential short-stay arrangement rather than a pooled hotel system — the GST treatment can make a real difference to your bottom line.
When to check
If you’re planning to offer extra services or run multiple properties like a mini-hotel, talk to a tax adviser. It’s always better to confirm up front than get caught by surprise. This is general information only — always seek professional advice for your situation.
Good records help Brisbane Airbnb hosts stay compliant and claim any deductions they’re entitled to. The ATO’s reporting requirements mean rental income is more visible than ever.
Why records matter
Since July 2024, Airbnb and similar platforms must report host income and booking details to the ATO each quarter. If you work with a property manager, they usually provide you with income and expense statements — but you’re still responsible for making sure what you report matches what you receive.
What to keep
Keep these records for at least five years after you lodge your return:Airbnb payout statements or your property manager’s summaries
1. Invoices and receipts for expenses like cleaning, utilities and insurance
2. Depreciation schedules for furniture and fittings
3. A clear log of when the property was rented versus owner-occupied
4. Any emails or agreements related to bookings or expenses
ATO data-matching
The ATO’s systems compare what you report with data from booking platforms, banks and property managers. If there’s a difference, you may face penalties or back taxes. However, with a professional manager acting as the host, this point is made redundant.
Tip
Store your documents safely — many hosts use digital folders or apps to keep everything organised. This information is general only — always check your record-keeping meets ATO requirements for your situation.
As the end of the financial year approaches, a few practical steps can help Brisbane Airbnb hosts get organised and claim deductions they may be entitled to — while staying compliant with the ATO.
Use an estimator
An online Airbnb tax calculator can help you get a rough idea of your potential tax position. This can make it easier to plan ahead and set aside funds if needed. Remember, it’s only a guide — not advice.
Consider a depreciation schedule
If you’ve furnished your Airbnb with new furniture or appliances, a quantity surveyor can prepare a professional depreciation schedule. This can help identify deductions you might otherwise overlook.
Check your apportionment
If your property is only partly rented out or part-owner occupied, make sure your expense split is fair and backed up with clear records. Over-claiming can attract penalties.
Stay organised
Don’t wait until the last minute to pull documents together. File receipts and statements during the year. If you use a manager, make sure you have their full-year income summary.
Seek professional help
If you’re unsure about what you can or can’t claim, or if your situation is more complex, speak with a qualified tax adviser. They can help you make the most of available deductions and avoid costly mistakes. This information is general only and not personal tax advice.
Hosting on Airbnb can be a smart way to boost your income in Brisbane — but it comes with tax obligations you can’t ignore. Understanding how rental income is treated, which costs may be deductible, and what records to keep can make tax time smoother and help you get the best result.
Whether you self-manage or use a professional property manager, you’re responsible for reporting all rental income and claiming deductions correctly. The ATO’s data-matching makes it harder to hide mistakes, so keeping good records and getting trusted advice matters.
This guide is general in nature and is not tax advice. For help with your specific situation, always speak with a registered tax agent or qualified accountant. With the right planning, you can stay compliant, reduce stress and get the most from your Airbnb property.
Do I need to register for GST if I rent my property on Airbnb?
Generally, no. Residential rental income is usually input-taxed, so you don’t charge GST on rent. If you provide extra services (like meals or transport) and your total turnover from those services is $75,000 or more per year, you may need to register for GST. Always check with a tax adviser.
Can I claim expenses if I only rent out part of my home?
Usually, yes — but only a fair portion. You’ll need to apportion costs like mortgage interest, utilities and insurance based on floor space and rental days. Good records are essential.
How does using a property manager affect my tax?
A property manager can help by handling bookings, cleaning and guest support, and they’ll usually provide clear income and expense statements. Their fees are generally deductible. However, you still need to declare all income yourself and keep supporting documents.
How long do I need to keep my Airbnb tax records?
The ATO expects you to keep relevant records for at least five years after you lodge your return. This includes payout summaries, receipts, invoices, depreciation reports and any documents that support your income and deductions.
Reminder: This information is general only and not personal tax advice — always get professional advice for your own circumstances.
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