2025 EOFY Tax Guide for Brisbane Airbnb Short Stay Hosts
Brisbane Airbnb hosts: Learn key 2025 EOFY tax deductions, CGT impacts, and ATO rules. Stay compliant and maximise your short-term rental returns.
.png)
Brisbane Airbnb hosts: Learn key 2025 EOFY tax deductions, CGT impacts, and ATO rules. Stay compliant and maximise your short-term rental returns.
If you’re renting out a property — or even just a spare room — in Brisbane on Airbnb, the income you earn is fully taxable. The Australian Taxation Office (ATO) treats all short-term rental income as assessable income, so you must include it in your annual tax return.
What you need to declare:
ATO data-matching:
Since July 2024, platforms like Airbnb must report host income and booking details to the ATO each quarter. If you self-manage, this goes directly under your name or ABN. If you use a professional property manager, income is typically paid to them first — they then pass your share to you, along with an annual income summary. In this case, the manager’s records and statements become your source for reporting income, not just Airbnb’s records.
Common mistakes:
Some owners think small rental income slips through unnoticed, but the ATO’s data-matching system cross-checks details from sharing platforms and property managers with your tax return. If there’s a mismatch, you may get an adjustment notice plus interest and penalties.
Key takeaway:
Whether you manage the listing yourself or through a property management company, all income must be declared. Keep accurate records of payments received and fees charged. If you use a manager, keep your monthly and annual statements safe — they’re your proof for income and expense claims.
See your potential tax deduction estimate with this free calculator.
Brisbane Airbnb hosts can legally reduce their taxable income by claiming a range of valid expenses. Understanding which costs are deductible helps you keep more of what you earn — but you’ll need clear records to prove every claim.
Operating expenses
You can claim the day-to-day costs of running your short-term rental. This includes:
Loan interest
If you have a mortgage on the property, you can claim a portion of the interest paid — but only for the period and percentage that relates to the Airbnb use. If you live in the property part-time, you must apportion the interest accordingly.
Depreciation
Furniture, appliances and other assets in your Airbnb can be depreciated over time. This spreads out the deduction over several years. Many hosts engage a quantity surveyor to prepare a professional depreciation schedule, which often unlocks higher claims than DIY estimates.
Council rates and land tax
A proportion of your council rates and any applicable land tax can be claimed, depending on how much of the property is rented out and for how long.
Platform service fees
The commission or service fees Airbnb charges for each booking are fully deductible. Keep your statements as proof.
Professional management fees
If you use a property management company, their fees for managing your listing, guest communication and cleaning coordination are deductible too. While this does mean they take a cut, the cost is tax-deductible — and often saves owners time and stress.
Tip: Make sure you only claim the portion that relates to your Airbnb use. If the property is mixed-use or partly owner-occupied, you must divide the costs fairly.
One thing many Brisbane Airbnb owners overlook is how their tax responsibilities shift when they use a professional property management company instead of running things themselves.
Management fees are deductible
If you hire a short-term rental manager, their fees for handling guest bookings, cleaning, maintenance coordination and guest support can be claimed as a tax deduction. This is on top of any other operating expenses you still cover directly.
Who handles what
When you self-manage, you need to track every booking, keep receipts for all cleaning, repairs and supplies, and make sure you keep records that match your Airbnb payout statements. If you have a property manager, they typically deduct their fees and costs upfront and send you a clear monthly or annual statement showing your net income and their fees.
Record-keeping advantage
A big benefit of using a management company is better record-keeping. Many owners rely on their manager’s statements as a single source for their annual tax reporting. This makes it easier to prove your income, claim your deductions correctly, and back up your claims if the ATO asks for evidence.
You’re still responsible
Even with a property manager, the ATO holds you — the owner — responsible for declaring your rental income. Always check the statements match what hits your bank account. Keep digital or paper copies of all statements, invoices and related expenses.
If you live in your Brisbane property part of the year and rent it out on Airbnb the rest of the time — or if you only rent out part of your home, like a spare room — you can’t claim all expenses at 100%. The ATO expects you to split costs fairly between personal and rental use.
How apportioning works
For example, if you rent out a room that makes up 20% of your home’s floor space and it’s available for rent half the year, you can only claim 10% of shared costs like electricity or internet for that year.
Apportioning examples:
Keep clear records
The ATO expects you to be able to prove how you calculated these percentages. Keep a calendar of guest stays, floor plans if you’re renting part of your home, and utility bills that show the whole year’s costs.
Why it matters
Over-claiming deductions is one of the most common Airbnb tax mistakes. If you get audited and can’t show how you worked out your claim, the ATO may deny the deduction and issue penalties.
Renting out part or all of your home on Airbnb can affect your Capital Gains Tax (CGT) when you decide to sell. Many Brisbane owners assume their main residence is always exempt — but using your home to earn short-term rental income can change that.
How CGT applies
Normally, if you sell your primary residence, you don’t pay CGT. But if you’ve used part of it to generate income — like renting out a room or the whole property for short stays — you may lose part of the main residence exemption. This means you might owe tax on the capital gain from the portion of the property that was used to earn income.
Example:
If you rent out 25% of your home’s floor space for Airbnb, the ATO may deem 25% of any capital gain taxable when you sell. The calculation can also be adjusted for how long the space was rented compared to how long you owned the property.
Keep records to reduce CGT
Good records help reduce your CGT bill. You can claim costs like legal fees, stamp duty from the original purchase, and renovation expenses to reduce your capital gain. Keep records of when you rented the property, floor plans, and all receipts for improvements.
Get advice early
It’s smart to talk to a tax adviser before you start renting out part of your main residence. They can help you understand the CGT impacts upfront and structure your rental arrangements to minimise future tax.
One question many Brisbane Airbnb hosts have is whether they need to charge or pay Goods and Services Tax (GST) on their rental income. For most residential property owners, the answer is simple: GST usually doesn’t apply.
Residential rent is generally GST-free
Income you earn from renting out a residential property — whether long-term or short-term through Airbnb — is not subject to GST. This means you don’t charge GST to guests and you don’t include GST in your Airbnb pricing.
When GST might apply
GST may apply if you provide extra services that go beyond just accommodation. For example:
If your total turnover from these additional services and any other GST-applicable income is $75,000 or more per year, you may need to register for GST and charge it on the extra services. Residential rent itself stays GST-free.
Special note for hotel-style buildings:
If you own an apartment in a serviced building like Oaks or Mantra and rent it through the on-site hotel letting pool, your income is treated as part of the hotel’s GST-registered business. The hotel operator charges guests GST, collects it, and pays it directly to the ATO for you as part of their operations. But if you list your apartment privately on Airbnb with a local short-stay manager like Lane Property, your income stays residential rent and is usually GST-free.
Keep it simple
Most individual hosts won’t reach this threshold or provide extra services. But if you’re expanding what you offer, check with your accountant to make sure you’re not accidentally triggering GST obligations.
Keeping detailed, accurate records is one of the easiest ways to protect yourself at tax time — and it’s more important than ever for Brisbane Airbnb hosts.
Why it matters
Since July 2024, Airbnb and other platforms must report your income and booking details to the ATO every quarter. If you use a property manager, they’ll usually provide you with monthly or annual income and expense statements — but you’re still responsible for making sure everything matches what goes into your tax return.
What to keep
Keep these records for at least five years:
How the ATO checks
The ATO’s data-matching technology cross-checks what you report against what Airbnb and your bank report. If your declared income is lower than what’s reported, expect questions — plus penalties and interest if you’ve underpaid.
Tip:
Store your receipts digitally as well as physically if possible. Many property managers and accountants recommend cloud-based folders or expense-tracking apps to keep everything organised.
As the financial year wraps up, a few smart steps can help Brisbane Airbnb hosts lock in the deductions they’re entitled to — and stay compliant with the ATO.
Use an Airbnb tax calculator
An online tax calculator can give you a rough estimate of what you’ll owe. This helps you plan for any tax payable and avoids surprises at lodgement time.
Get a professional depreciation schedule
If you’ve bought new furniture, appliances or made improvements, a quantity surveyor can prepare a detailed depreciation schedule. This one-off cost often pays for itself by identifying deductions you might overlook.
Check your apportionment
If your property is partly owner-occupied or only rented for part of the year, make sure your expense split is fair and can be backed up. Over-claiming is one of the top reasons for ATO audits.
Keep your records tidy
Don’t leave it to the last minute. File receipts, invoices, and statements throughout the year. If you use a property manager, make sure you have a full-year statement that clearly shows your gross income and their fees.
Ask an accountant
If you’re not sure what you can and can’t claim, or if you’ve made significant upgrades, talk to a tax professional. A good adviser can help you get your claims right, reduce your taxable income, and make sure you’re covered if the ATO asks questions later.
Airbnb can be a great way to boost your income in Brisbane, but it comes with tax responsibilities you can’t ignore. Understanding what you need to declare, which deductions you can claim, and how to keep good records can make tax time far less stressful — and more profitable.
If you manage your Airbnb yourself, stay organised throughout the year. If you work with a professional property manager, take advantage of the clear statements and record-keeping they provide, but remember you’re still the one responsible for reporting the income correctly.
The ATO’s reporting rules are getting tighter every year. Taking shortcuts with your rental income or deductions can cost you far more in the long run. A little planning now — plus advice from a tax professional if you need it — can help you keep more of your rental income and avoid unwelcome surprises.
With good systems in place, you can maximise your returns, stay compliant, and make the most of your short-term rental in the new financial year.
Do I need to register for GST if I rent my home on Airbnb?
No, residential rental income is generally GST-free. You don’t need to charge GST on the rent you earn. However, if you provide extra paid services like meals or tours and your total turnover from these is $75,000 or more a year, you may need to register for GST.
Can I claim deductions if I only rent out part of my home?
Yes. You can claim a portion of expenses that relate directly to the rented space — and you’ll need to apportion any shared costs like utilities and interest on your mortgage. Keep clear records showing how you calculated the split.
How does using a property manager affect my tax?
A property manager can make your life easier by handling guest bookings, cleaning and maintenance, and providing regular income statements. Their fees are deductible. But you’re still responsible for declaring the income and claiming the deductions correctly.
How long do I need to keep my Airbnb records?
The ATO requires you to keep records for at least five years after you lodge your tax return. This includes payout statements, invoices, receipts, depreciation schedules, and any correspondence that supports your claims.
Discover how to boost income and simplify property management with expert tips.
Contact Us