Private Airbnb Management vs
Onsite Hotel Management

Discover why independent property management delivers superior returns, complete transparency, and better guest experiences across Brisbane, Gold Coast, and Sunshine Coast

0% GST on Guest Rates
4+ Booking Platforms
100% Focus on Your Property
84% Portfolio Occupancy

The Complete Comparison: Feature by Feature

Filter by category to explore how private management delivers superior value across pricing, marketing, revenue, and control

Feature Private Management
(Lane Property)		 Onsite Hotel Manager
Pricing GST on Nightly Rates How GST affects what guests actually pay
✓
No GST Charged
Guests pay your exact listed rate - residential premises
✗
10% GST Added
$200/night becomes $220 - commercial premises
Marketing Platform Distribution Where your property is listed and discovered
✓
Multi-Platform Exposure
Airbnb, Booking.com, Stayz, Google Travel, niche sites
✗
Single Channel Only
Usually just Booking.com hotel listing along with direct bookings
Marketing Listing Type How your property appears to potential guests
✓
Independent Listing
Standalone property with unique URL and identity
✗
Grouped Hotel Listing
One of 20+ units under generic hotel page
Revenue Internal Competition Whether your unit competes with manager's inventory
✓
Zero Competition
100% focus on your property, no conflicts
✗
Competing Units
Manager prioritises their own inventory first
Marketing Reviews & Reputation How your property builds its online reputation
✓
Your Own Reviews
Independent rating specific to your property
✗
Pooled Hotel Rating
Shared 3-4 star rating drags you down
Revenue Booking Allocation How reservations flow to your property
✓
Fully Transparent
Every booking flows directly to your property
✗
Hidden Allocation Rules
Bookings redirected to manager's units
Revenue Dynamic Pricing How rates are optimised for maximum revenue
✓
Tailored Algorithm
Pricing specific to your property's features
✗
Blanket Hotel Rate
Same price for all units regardless of quality
Revenue Occupancy Potential Booking rate across portfolio
✓
84% Portfolio Average
Multi-platform exposure drives higher occupancy
✗
Lower Occupancy
Single-channel dependency limits bookings
Control Guest Communication How guests interact with you
✓
Direct & Personalised
Tailored check-in details and flexible support
✗
Generic Hotel Reception
Impersonal standard hotel model
Control Service Providers Choice of cleaning and maintenance teams
✓
Quality-Based Selection
Professional services chosen for performance
✗
Building's Contract Only
Locked into one provider regardless of quality
Control Owner Control Your ability to manage availability and stays
✓
Complete Control
Block dates, set minimums, personal stays anytime
✗
Hotel Rules Apply
Restricted by building's operating policies
Marketing Property Presentation How your listing looks and reads
✓
Premium Branding
Professional photos, tailored descriptions, unique amenities
✗
Generic Hotel Template
Standard branding, can't showcase unique features
Revenue Revenue Alignment Whose interests the manager serves
✓
Works Solely for You
Incentivised to maximise your income only
✗
Conflict of Interest
Prioritises their own stock over yours

The 10% GST Advantage Calculator

See exactly how much more competitive your property becomes when guests don't pay GST on your nightly rates

$
$50 $1,000
✓

Private Management
(Lane Property)

Your nightly rate $200
GST charged to guest $0
Guest pays $200
✗

Onsite Hotel Manager

Their nightly rate $200
GST charged to guest (10%) $20
Guest pays $220
$20
Cheaper Per Night for Guests
Your property is 10% more competitive than hotel-managed units in the same building

Deep Dive: Why Private Management Wins

Click any card to explore the detailed differences and understand exactly why independent management delivers superior results

GST on Nightly Rates: Your 10% Price Advantage

Hotels must charge GST to guests - you don't. This makes you consistently cheaper and more competitive.

✓

Private Management

✓ Your property is classified as residential premises - no GST applies to nightly rates charged to guests
✓ Guests pay exactly your listed rate with no additional taxes - $200 stays $200
✓ You're automatically 10% more competitive than hotel-managed units in the same building charging the same base rate
✓ Higher conversion rates because guests see your lower total price when comparing options
✓ More bookings mean higher occupancy and maximum revenue without discounting your base rate
✗

Onsite Hotel Manager

✗ Property is operated as commercial residential premises - must charge 10% GST to all guests
✗ $200 per night becomes $220 after GST is added at checkout - guests pay significantly more
✗ Consistently more expensive than comparable Airbnbs, even with identical base rates
✗ Lower booking conversion because guests comparison shop and see the higher total price
✗ Must discount base rates to compete, reducing your actual revenue per night

Multi-Platform Distribution: Maximum Exposure

Your property appears across Airbnb, Booking.com, Stayz, Google Travel and more - not just one channel.

✓

Private Management

✓ Listed independently on Airbnb, Booking.com, Stayz, Google Travel and niche travel platforms simultaneously
✓ Your property appears in multiple search results across different platforms targeting different traveller types
✓ Capture international Airbnb guests, Booking.com business travellers, Stayz domestic tourists, and Google Travel searchers
✓ Diversified traffic sources mean higher overall occupancy and less vulnerability to single-platform algorithm changes
✓ Calendar synchronisation ensures no double bookings while maximising reach across all channels
✗

Onsite Hotel Manager

✗ Usually only listed on Booking.com as a single hotel property - no Airbnb presence
✗ Missing 60%+ of the short-term rental market that exclusively books via Airbnb
✗ No exposure to niche platforms, Google Travel, or direct booking sites that drive additional revenue
✗ Lower occupancy from complete dependency on one platform's traffic and algorithm
✗ Vulnerable to commission increases or policy changes on their single distribution channel

Independent Listing vs Grouped Hotel Page

Your property deserves its own identity, not to be buried in a generic hotel listing with 20 other units.

✓

Private Management

✓ Your property has its own unique standalone listing with dedicated URL and search presence
✓ Professional photography showcases YOUR specific unit, views, layout and amenities
✓ Custom tailored description highlights your property's unique selling points and special features
✓ Guests book knowing exactly which unit they're getting - no surprises at check-in
✓ Premium units can command premium pricing based on individual merit and presentation
✗

Onsite Hotel Manager

✗ Your unit is buried in a generic hotel listing alongside 20+ other apartments in the same building
✗ Generic hotel-style photos don't show your specific property or differentiate it from others
✗ Standard hotel description template - impossible to highlight what makes your unit special
✗ Guests don't know which specific unit they'll receive until arrival - often disappointed
✗ Premium units underpriced because they're bundled with basic units in same listing

Zero Internal Competition & Hidden Allocation

When managers own units in the same building, they prioritise their own inventory over yours.

✓

Private Management

✓ 100% of our focus is maximising bookings and revenue for your property only
✓ Every inquiry, every search result, every booking goes directly to your property with no interference
✓ No competing inventory - we don't own properties in your building or anywhere else
✓ Complete transparency in booking flow - you can see exactly where every reservation comes from
✓ Our success is directly tied to your revenue - true alignment of interests
✗

Onsite Hotel Manager

✗ Manager often owns multiple units in the same building competing with yours
✗ Bookings are quietly redirected to manager's own inventory through hidden allocation rules
✗ Your unit sits empty while their units fill first - completely opaque priority system
✗ Zero transparency in how the single Booking.com listing feeds bookings to 20+ units
✗ Manager earns more by filling their own units - fundamental conflict of interest

Independent Reviews Build Your Brand

Your 5-star property shouldn't share a pooled 3-star rating with poorly maintained units.

✓

Private Management

✓ Your property earns its own independent reviews and star rating on every platform
✓ 5-star reviews boost YOUR property's search ranking and visibility specifically
✓ Guest feedback is directly tied to your unit's quality, cleanliness and presentation
✓ Build a stellar reputation over time that commands premium pricing and attracts quality guests
✓ Positive reviews create a virtuous cycle - better guests, higher rates, more reviews
✗

Onsite Hotel Manager

✗ All units share one pooled hotel rating - typically 3-4 stars due to inconsistency
✗ Bad reviews from other poorly maintained units drag down your property's rating
✗ No way to showcase your pristine condition or superior amenities separately
✗ Stuck with the building's mediocre reputation regardless of your unit's quality
✗ Can't leverage excellent service or features to command higher pricing

Tailored Dynamic Pricing vs Blanket Rates

Your ocean-view penthouse shouldn't have the same rate as a ground-floor garden unit.

✓

Private Management

✓ Pricing algorithm tailored specifically to your property's unique attributes and location
✓ Ocean view? Higher price. Top floor? Premium rate. Ground floor? Competitive positioning.
✓ Optimises based on your unit's individual booking patterns, demand and seasonal performance
✓ Captures maximum revenue during peak demand while maintaining occupancy in off-peak periods
✓ Adjusts minute-by-minute based on local events, competitor pricing and your property's features
✗

Onsite Hotel Manager

✗ One flat blanket rate applied to all units in the building regardless of quality or features
✗ Premium penthouse apartments are significantly underpriced, basic units overpriced
✗ No optimisation for your property's specific attributes or performance history
✗ Leaves thousands in potential revenue on the table by ignoring property differentiation
✗ Hotel-style rack rates don't respond to real-time market conditions or local demand

Even More Reasons to Choose Private Management

Beyond pricing and marketing, private management delivers superior flexibility, control, and guest experience

Direct Guest Communication

Personalised check-in details and flexible support instead of generic hotel reception. Guests receive tailored responses and feel genuinely cared for, leading to better reviews.

Quality-Based Service Providers

Choose professional cleaning and maintenance teams based on quality and performance, not locked into the building's contracted provider regardless of standards.

Complete Owner Control

Block dates for personal stays, set minimum night requirements, adjust pricing preferences - you're in charge rather than following rigid hotel rules.

Premium Property Presentation

Showcase your property with professional photography, tailored descriptions highlighting unique features, not constrained by generic hotel branding templates.

True Revenue Alignment

Private STR managers work solely for you and are incentivised to maximise your income, whereas hotel managers prioritise their own stock first.

Global Travel Channel Reach

Distribution across multiple international platforms captures diverse traveller segments rather than relying on one system controlled by the manager.

Dedicated Listing Exposure

Your property receives its own search ranking and visibility on every platform, not buried under a single hotel page with 20+ competing units.

Fully Transparent Operations

See exactly where every booking comes from and how your property performs. Zero hidden allocation rules or priority systems favouring other units.

Higher Occupancy Potential

Multi-platform distribution drives 84% portfolio-wide occupancy compared to lower rates from single-channel hotel dependency.

Build Your Own Reputation

Earn independent reviews and ratings that reflect your property's quality, not shared with a pooled 3-4 star hotel rating dragged down by others.

Premium Differentiation

Showcase what makes your property special - ocean views, top floor, renovations - and command appropriate pricing, not averaged with basic units.

Custom Brand Identity

Create a unique identity for your property with custom descriptions, amenities and positioning - not generic hotel templates that look identical to competitors.

Common Questions About the Comparison

Understanding the key differences between private management and onsite hotel operators

The difference comes down to how properties are classified under Australian tax law. When you list your property as residential premises through private management (like Lane Property), it's treated as a private residential rental - no GST applies to nightly rates charged to guests.

However, onsite hotel managers operate as commercial residential premises - essentially running a hotel business. This requires them to charge 10% GST on all nightly rates, which gets added to the guest's total bill.

This creates an automatic 10% price advantage for your property. If both you and a hotel-managed unit charge $200/night, guests pay $200 for yours but $220 for theirs after GST. You win the booking without discounting.

Different platforms attract different types of travellers. With private management, your property appears on:

  • Airbnb - International leisure travellers, families, younger guests
  • Booking.com - Business travellers, European guests, last-minute bookers
  • Stayz - Australian domestic tourists, longer stays, holiday makers
  • Google Travel - Search-driven bookings, comparison shoppers

Hotel managers typically only list on Booking.com, missing 60%+ of the market. Our multi-platform approach is why we achieve 84% portfolio-wide occupancy compared to much lower rates for single-channel operators.

Many onsite hotel managers own multiple units in the same building they're managing for other owners. When a booking comes in through their single Booking.com listing, they have complete control over which unit gets allocated.

The problem? They naturally prioritise their own inventory first - it's more profitable for them. Your unit sits empty while their units fill up, and you have zero visibility into this allocation process.

With private management like Lane Property, we don't own any properties. We work solely for you with no competing interests. Every booking goes to your property with complete transparency. Our success depends entirely on maximising your revenue.

When you're grouped into a hotel listing with 20+ other units:

  • Guests don't know which specific unit they'll get until check-in
  • Generic hotel photos don't showcase your property's unique features
  • You share reviews - bad reviews from other units drag down your rating
  • Premium units get underpriced because they're bundled with basic ones
  • Impossible to differentiate your property from others in the same building

With an independent listing, your property has its own URL, professional photos of YOUR unit, tailored descriptions highlighting what makes it special, and builds its own 5-star reputation. You control your brand and command premium pricing based on your property's actual quality.

Hotel managers apply one blanket rate to all units in the building regardless of features. Your ocean-view penthouse gets the same price as a ground-floor garden unit - leaving thousands in potential revenue on the table.

Private management uses tailored algorithms that consider your property's specific attributes:

  • Location advantages (ocean view, top floor, quiet side)
  • Recent renovation or premium furnishings
  • Your unit's individual booking patterns and performance
  • Real-time local demand and competitor pricing
  • Seasonal variations specific to your property type

This means premium units get premium pricing while competitive units stay attractively priced - optimising revenue for YOUR specific property rather than averaging across the entire building.

Absolutely! With private management, you have complete control over your calendar. Block dates for personal stays anytime, set minimum night requirements, adjust availability for special occasions - your property, your rules.

Hotel managers typically restrict owner access because they're running a hotel operation with consistent availability expectations. You're often limited to specific "owner stay" periods or must book well in advance following hotel protocols.

Lane Property makes it simple - just let us know when you want to use your property and we'll block those dates. No restrictions, no hotel rules, complete flexibility.

You'll start fresh with new independent listings on each platform, which means building your review history from scratch. However, this is typically a huge advantage rather than a drawback.

If you were previously grouped in a hotel listing with a mediocre 3-4 star rating (dragged down by other poorly maintained units), starting fresh lets you showcase your property's actual quality. Most well-maintained properties quickly build 5-star ratings within their first few months.

We help accelerate this through:

  • Exceptional guest communication that drives positive reviews
  • Professional property presentation that exceeds expectations
  • Quick response to any issues to maintain satisfaction
  • Strategic pricing that attracts quality guests who leave great reviews

Within 6-12 months, most properties have strong independent ratings that far exceed what they had in the pooled hotel listing.

Real Results: Owners Who Made the Switch

See how Queensland property owners increased their income and occupancy by switching from hotel management to private management

Gold Coast

2-Bedroom Beachfront Apartment

Broadbeach, Gold Coast

Sarah's ocean-view apartment was managed by the building's onsite hotel operator for 3 years. Despite being newly renovated with premium furnishings, it was grouped in a hotel listing with 25 other units, sharing a 3.5-star rating.

The blanket pricing meant her stunning views commanded no premium, and she suspected bookings were being redirected to the manager's own units. After switching to Lane Property, her apartment now has independent listings across Airbnb, Booking.com and Stayz with professional photos showcasing the ocean views.

+43% Revenue Increase
4.9★ New Rating
89% Occupancy Rate
$0 GST to Guests

"Within 4 months, my property had 35+ five-star reviews and was consistently booked. The difference in revenue is staggering - I wish I'd made the switch years ago."

— Sarah M., Property Owner

Brisbane

Studio Apartment in CBD

Brisbane CBD

Michael's studio was part of a building-wide hotel arrangement where all 40+ units shared one Booking.com listing. The manager's allocation system was completely opaque - Michael had no idea why some months were busy while others were empty.

The 10% GST added to every booking made his studio expensive compared to nearby Airbnbs. After switching to private management, his studio is listed across multiple platforms without GST, making it 10% more competitive immediately.

+38% Booking Volume
+$620 Monthly Income
82% Occupancy Rate
3 New Platforms

"The transparency alone was worth switching. I can now see exactly where every booking comes from and how my property performs. Plus, not charging GST means guests actually book at my rate."

— Michael T., Investor

Sunshine Coast

3-Bedroom Family Apartment

Mooloolaba, Sunshine Coast

Emma's spacious family apartment was stuck in a hotel listing where it couldn't stand out from smaller units. The manager used blanket pricing across all apartments, so her 3-bedroom was often priced the same as 1-bedrooms - leaving massive money on the table.

After switching to private management, her property's dynamic pricing reflects its actual value - larger groups during school holidays, premium rates for peak periods, competitive pricing for off-peak. She's also listed on Stayz where domestic families specifically search for holiday rentals.

+$1,840 Monthly Revenue
91% Occupancy Rate
5.0★ Airbnb Rating
4 Active Platforms

"I'm earning what my property is actually worth now. The tailored pricing and multi-platform strategy means I'm constantly booked, and families love that they can see exactly what they're getting."

— Emma L., Holiday Home Owner

Gold Coast

Luxury 2-Bedroom Penthouse

Surfers Paradise, Gold Coast

David's top-floor penthouse with panoramic ocean views was his pride and joy, but the onsite hotel manager priced it identically to ground-floor units in the building. The shared 3.2-star hotel rating didn't reflect his property's luxury standard.

The final straw was discovering the manager owned three units in the same building and was clearly prioritising them. After switching to Lane Property, David's penthouse has its own premium listings with professional photography showcasing the views and custom descriptions highlighting luxury features.

+58% Revenue Growth
$2,450 Monthly Increase
4.95★ Average Rating
100% Focus on Property

"My penthouse finally commands the rates it deserves. No more competing with the manager's own units, no more shared mediocre ratings. Lane Property is 100% focused on maximising my returns."

— David K., Luxury Property Owner

Ready to Gain Your 10% Advantage?

Join 120+ Queensland property owners who've switched from hotel management to private management and discovered the difference that no GST, multi-platform exposure, and zero internal competition makes.

✓ No GST on Guest Rates
✓ Listed on 4+ Platforms
✓ 100% Revenue Focus

Get Your Free Revenue Assessment

See exactly how much more you could earn with private management. Compare your current hotel management setup against what's possible with Lane Property.

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Speak to a Local Property Manager

Have questions about switching over to Lane Property? Our Queensland-based team explains exactly how the transition works and what results to expect.

Call (07) 3135 0927

Available Mon-Fri 9am-6pm AEST

120+ Properties Managed
84% Occupancy Rate
4.9★ Google Rating
$10M+ Owner Revenue