How Brisbane, Gold Coast & Sunshine Coast Property Owners Are Earning 30-40% More Income with Professionally Managed Short-Term Rentals
Key Insight: Queensland's short-term rental market is experiencing unprecedented growth, with 27.7 million visitors in 2024 generating $35.3 billion in overnight visitor expenditure—that's $96.4 million per day flowing through the state's tourism economy.
Queensland has emerged as Australia's premier destination for short-term rental investment, and the numbers tell a compelling story. With nearly 30,000 active Airbnb listings across Brisbane, Gold Coast, and Sunshine Coast, property owners are capitalising on record tourism numbers and strong domestic travel demand.
Queensland's tourism industry has not only recovered from pandemic impacts—it's now setting all-time records:
Brisbane: The state capital recorded $3.2 billion in international overnight visitor expenditure in 2024—a new all-time record. The city welcomed 1.2 million international travellers in 2023, with domestic visitors accounting for 7.23 million trips. Brisbane's subtropical climate, thriving business sector, and upcoming 2032 Olympics make it a year-round destination.
Gold Coast: Australia's favourite holiday destination attracts 13 million visitors annually, making it one of the nation's most consistent tourism markets. The Gold Coast accounted for 22% of all holiday visitors in Queensland in 2023, with beachfront properties commanding premium rates year-round.
Sunshine Coast: This region recorded $371.1 million in international visitor spending in 2024 (a new record) and welcomed approximately 4.5 million overnight visitors. The Sunshine Coast's appeal spans pristine beaches in Noosa to charming hinterland villages, creating diverse STR opportunities.
In Queensland, a short-term rental (STR) is typically defined as accommodation rented for periods of less than three months. These properties are marketed through platforms like Airbnb, Booking.com, and Stayz/VRBO, offering travellers an alternative to traditional hotels.
Common STR property types include:
Queensland STRs typically book for 4-6 nights, though this varies by location and season. Business travellers in Brisbane might book 2-3 night stays, while families holidaying on the Gold Coast often book weekly stays during school holidays.
Lane Property Data: Our professionally managed properties consistently achieve 30-40% more income than equivalent long-term leases, with clients netting approximately $1,200/week for a typical 2-bedroom unit after all expenses.
Income Comparison Example: A 2-bedroom apartment in inner Brisbane might lease long-term for $650/week ($33,800/year). As a short-term rental with 81% occupancy at $211/night average daily rate (ADR), the same property generates approximately $62,000 gross annual revenue—nearly double the long-term income.
The Queensland short-term rental market is experiencing robust growth driven by several converging factors:
Property owners are increasingly partnering with professional managers like Lane Property to maximise performance. Data shows professionally managed STRs consistently outperform self-managed properties by 30-40% in revenue through:
The "bleisure" trend (business + leisure) is driving midweek bookings in Brisbane, while domestic tourism remains exceptionally strong across all three regions. With Australians preferring local holidays, Queensland captures the largest share of domestic holiday spending: $14.8 billion from 10.8 million holiday visitors.
Major Opportunity: The Brisbane 2032 Olympic and Paralympic Games are projected to generate a $70 billion economic opportunity for Queensland. Since winning the bid, Brisbane's economy has already surpassed $200 billion, with hospitality revenue growing 3x faster than other Australian capital cities.
The Olympics impact is already visible:
Queensland property owners from first-time investors to retirees are embracing STRs for compelling financial and lifestyle reasons:
First-Time Investors: Young professionals and couples are purchasing one and two-bedroom apartments in Brisbane's inner suburbs or Gold Coast high-rises, using STR income to cover mortgages while building equity. With 81% occupancy rates in Brisbane, consistent cash flow is achievable.
Established Investors: Property portfolio owners are converting underperforming long-term rentals to STRs, immediately boosting yields from 4% to 6-8% in many Brisbane suburbs.
Downsizers & Retirees: Baby boomers are keeping their family homes as STRs while travelling Australia, generating income that funds their adventures while maintaining the property for eventual retirement or family use.
Lifestyle Property Owners: Sunshine Coast and Gold Coast beachside property owners use their homes 3-4 months yearly while generating substantial income during peak tourism seasons (December-January especially).
Unlike volatile investment markets, Queensland STRs benefit from structural advantages:
Investment Security: Short-term rentals combine the stability of real estate ownership with hospitality's higher-yield income. If regulations change or personal circumstances shift, properties can immediately convert to long-term rentals, providing downside protection while maintaining upside potential.
Short-term rental investment suits various investor profiles:
What You'll Learn in This Guide: This comprehensive resource covers everything from detailed suburb-by-suburb income analysis to regulatory compliance, property setup strategies, and advanced revenue management techniques. Whether you're considering your first STR purchase or optimising an existing property portfolio, you'll find actionable data and proven strategies developed from managing 120+ properties across Queensland.
Understanding the financial performance of short-term rentals across Queensland's three major markets—Brisbane, Gold Coast, and Sunshine Coast—is essential for making informed investment decisions. This section provides comprehensive income benchmarks, occupancy data, and financial comparisons based on the latest 2024-2025 market data.
Market Overview: Queensland short-term rentals are significantly outperforming long-term leases across all major markets. Brisbane properties average $60,058 annual revenue with 81% occupancy, Gold Coast properties generate $84,510 annually with 78% occupancy, and Sunshine Coast listings achieve $91,124 annually with 73% occupancy. These figures represent 30-80% more income than equivalent long-term rental arrangements.
Compare potential short-term rental income against traditional long-term leasing for your property
Brisbane Market Analysis: Australia's third-largest city commands strong year-round demand from business travellers, event visitors, and domestic tourists. With 81% average occupancy—the highest among Queensland's major markets—Brisbane offers the most consistent booking patterns and reliable income streams.
Peak Performance Months: July and May see the strongest occupancy, driven by school holiday travel, corporate events, and favorable winter weather. However, Brisbane's "limited seasonality" designation means the market maintains steady performance across all 12 months.
Guest Demographics: Brisbane attracts 85.74% domestic guests and 14.26% international visitors. The domestic strength provides stability, while growing international numbers (particularly from New Zealand, China, and the UK) boost average daily rates.
Inner Brisbane suburbs consistently outperform outer areas, achieving $63,745 average annual revenue with exceptional 84% occupancy (307 nights booked annually). These premium locations include:
Lane Property Data: Our professionally managed 2-bedroom apartments in inner Brisbane consistently achieve net income of approximately $1,200/week after all expenses (management fees, cleaning, maintenance, utilities). This represents $62,400 net annual income—nearly double what the same property would generate as a long-term rental at $650/week ($33,800/year).
Outer Brisbane suburbs offer attractive entry points for STR investors, with lower property prices partially offsetting reduced nightly rates:
The confirmed 2032 Brisbane Olympic and Paralympic Games are already transforming the city's investment landscape:
Gold Coast Market Analysis: The Gold Coast is Australia's favourite holiday destination, attracting 13 million domestic and international visitors annually. With famous beaches, theme parks, nightlife, and a subtropical climate, the Gold Coast offers exceptional STR income potential averaging $84,510 per year—the second-highest in Queensland.
Market Strength: The Gold Coast accounted for 22% of all holiday visitors in Queensland in 2023, demonstrating its enduring appeal. Properties achieve 78% occupancy with an impressive $311 average daily rate—significantly higher than Brisbane's $211 ADR.
Peak Season Performance: During high season (December-January), Gold Coast properties can achieve $6,380 monthly revenue with 60.6% occupancy and $340+ average daily rates. Well-located 2-bedroom apartments in Surfers Paradise regularly gross $3,000+/week during school holidays.
| Performance Tier | Monthly Revenue | Characteristics |
|---|---|---|
| Top 10% | $8,396+ | Beachfront, luxury amenities, professional photography, dynamic pricing |
| Top 25% | $5,546+ | Prime locations, pools, quality furnishing, strong reviews |
| Median (50%) | $3,262 | Average market performance, standard amenities |
| Bottom 25% | $1,672 | Needs optimisation—poor photos, pricing, or location |
Key Insight: The significant gap between top-performing and median properties (157% difference) demonstrates the impact of professional management, quality presentation, and strategic pricing. Lane Property's expertise consistently moves properties from median to top-tier performance.
Inland Gold Coast suburbs offer significantly lower property purchase prices while still capturing tourism demand:
Peak Season (December-January): Summer school holidays drive maximum demand. Properties often booked 3-6 months in advance. ADRs increase 40-80% above base rates. Expect occupancy >85% for well-managed properties.
Strong Shoulder Seasons:
Major Events Driving Gold Coast Bookings:
Low Season Strategy: Even during the quietest months (May-June), Gold Coast properties maintain 42-50% occupancy with ADRs around $240-260. Professional managers implement dynamic pricing and promotional offers to minimise vacancy, achieving $3,000-3,500 monthly revenue even off-peak.
Sunshine Coast Market Analysis: The Sunshine Coast commands the highest average revenue of Queensland's three major STR markets at $91,124 annually, despite slightly lower occupancy (73%). This is driven by exceptional $355 average daily rates—the highest in the state—reflecting the region's premium positioning and affluent visitor demographics.
Market Appeal: The Sunshine Coast attracts 4.5 million overnight visitors annually, with international visitor spending reaching a record $371.1 million in 2024. The region's appeal spans pristine beaches (Noosa, Mooloolaba, Caloundra) to charming hinterland villages (Montville, Maleny), creating diverse STR opportunities across multiple micromarkets.
Real Income Example: A 2-bedroom, 2-bathroom property in Noosa averaging $241/night with 65% occupancy (20 nights monthly) generates $4,820 gross monthly earnings. This is more than double the typical long-term rent of $2,015/month for the same property.
Noosa's Elite Status: Noosa Heads and surrounding areas represent the absolute premium tier of Queensland short-term rentals, consistently commanding the highest nightly rates and attracting the most affluent guests. Properties here often exceed $600-1,000/night during peak season, with some luxury villas reaching $1,500-2,000+/night.
Noosa Regulations Note: Noosa Shire has the strictest STR regulations in Queensland, requiring registration under Local Law No. 1 and maintaining 24/7 local contact (within 20km). Compliance is mandatory, but the premium income potential justifies the additional administrative requirements.
Peak Season (December-January): Summer holidays create maximum demand across all Sunshine Coast locations. Noosa properties often booked 6-12 months ahead. Rates increase 50-100% above shoulder season.
Strong Periods:
Major Events:
Year-Round Performance: Unlike highly seasonal destinations, the Sunshine Coast maintains strong performance throughout the year. Even the slowest months achieve 55-60% occupancy, with hinterland properties actually performing better in cooler months when fireplaces and mountain views are most appealing.
Compare estimated STR income across Queensland's top-performing suburbs
Understanding Queensland's short-term rental regulations is essential for operating legally and avoiding penalties. While Queensland has some of Australia's most accommodating STR regulations (no statewide Airbnb tax or blanket night caps), requirements vary significantly by local council. This comprehensive section covers everything you need to know to remain compliant.
Good News for Queensland Hosts: Unlike NSW (180-day cap in Greater Sydney) or Victoria (7.5% STR levy), Queensland has no state-level short-term rental tax and no statewide night limits. Regulations are set by local councils, with most Queensland regions being highly accommodating to short-term rental operators.
At the state level, Queensland keeps STR requirements relatively simple compared to other Australian states. Here's what applies across all of Queensland:
Queensland law generally defines short-term rentals as accommodation for periods less than 3 months. Most residential properties are intended for long-term use by a single household, so when you rent rooms or entire properties for short stays, you're altering the property's "use" which may require council approval depending on zoning.
Two key categories:
Important: Always check your specific council's planning scheme before operating an STR. What's permitted in one Queensland suburb may require approval in another. The application process and fees (often $5,000-$10,000 just for the development application) can be substantial.
Queensland has some of Australia's strictest smoke alarm legislation, which applies to ALL rental properties including short-term rentals:
Compliance Tip: Installing interconnected photoelectric smoke alarms now (ahead of the 2027 deadline) is a smart investment. Not only is it required, but guests increasingly expect modern safety features. Budget approximately $500-$1,200 for professional installation in a typical 2-3 bedroom property.
Standard residential insurance policies almost always exclude coverage for short-term rental activity. Operating an STR without proper insurance can void your entire policy, leaving you personally liable for all damages, injuries, and losses.
Required Coverage:
Major Australian STR Insurers:
Critical: Airbnb's "Host Guarantee" (up to $1M property damage coverage) and "Host Protection Insurance" (liability coverage) are NOT substitutes for proper insurance. These are secondary coverage with many exclusions and should not be relied upon as your primary insurance. Always maintain your own comprehensive STR insurance policy.
Income Declaration: All short-term rental income must be declared to the Australian Taxation Office (ATO) on your annual tax return. Platforms like Airbnb and Booking.com now automatically report host earnings to the ATO, so non-declaration will be detected.
Goods & Services Tax (GST):
Tax-Deductible Expenses (Keep ALL receipts):
Depreciation Schedules: Engage a quantity surveyor to prepare a depreciation schedule. You can claim depreciation on:
A proper depreciation schedule can add $3,000-$10,000+ in annual deductions for a typical property. Cost to prepare: $500-$800.
Capital Gains Tax (CGT): If the property is not your principal place of residence and you sell it, capital gains tax applies. STR income does not affect CGT calculations, but you cannot claim the main residence exemption if you've never lived in it. Consult an accountant regarding CGT discount (50% after 12 months ownership) and strategies to minimise tax on sale.
Get Expert Setup & Compliance Assistance →Status Update (January 2025): Brisbane City Council has announced plans to implement a new permit system for short-term rentals, but as of January 2025, no operative permit scheme is in effect. The Council consulted on short-stay reforms throughout 2024, but the Local Laws register shows no active short-stay local law currently enforced.
Regulatory Change Coming: Brisbane Lord Mayor Adrian Schrinner announced in June 2024 that permits will soon be required before listing properties for STR accommodation. Property owners will need council-approved permits, planning approvals, body corporate support, and a 24/7 property manager. The budget also included a 10% rate hike for transitory accommodation. Check Council's website regularly for implementation timeline.
Owner-Occupied Bed & Breakfast (Home-Based Business):
Whole-Home Short-Term Rental (Non-Owner-Occupied):
Current State (January 2025): Brisbane has no citywide night cap (unlike Sydney's 180-day limit). You are free to operate year-round, but ensure you comply with smoke alarm laws, declare income to ATO, and check if your specific zone requires planning approval. Less than 1% of Brisbane properties are currently used for STR (Council data), so the market is not oversaturated.
Based on Council announcements, the forthcoming permit system will likely require:
Properties That Won't Receive Permits: Council reports indicate that more than 420 properties (primarily standalone houses in low-density residential areas) will not qualify for permits under the new system and will need to cease STR operations or convert to long-term rentals.
If your property requires development approval (check with a town planner), expect:
Council Contact Information:
Brisbane City Council
📞 Phone: 07 3403 8888
🌐 Website: brisbane.qld.gov.au
📍 Planning enquiries: Submit online via Council website
Excellent News for Gold Coast Hosts: The Gold Coast City Council maintains one of Queensland's most accommodating regulatory environments for short-term rentals. With 13 million annual visitors, the Council recognises STRs as vital tourism infrastructure and has deliberately kept regulations minimal.
No Permit or Registration Required:
What IS Required:
Council Enforcement Approach:
Council's Official Position: Gold Coast City Council views short-term accommodation as integral to the region's $5+ billion tourism industry. The Council has consistently supported STR operators while maintaining the ability to address genuinely problematic properties. This balanced approach makes the Gold Coast one of Australia's best locations for STR investment from a regulatory perspective.
Council Contact Information:
Gold Coast City Council
📞 Phone: 07 5581 6500
🌐 Website: goldcoast.qld.gov.au
📍 Planning enquiries: [email protected]
The Sunshine Coast Regional Council (covering Caloundra, Kawana, Maroochydore, Mooloolaba, Buderim, and northern areas excluding Noosa) maintains a generally permissive approach similar to Gold Coast:
When Approval May Be Required:
Market Size: As of July 2025, approximately 5,497 Airbnb listings operate on the Sunshine Coast (Airbtics data). Average occupancy 72%, average daily rate $351, with most listings operating without official licenses, indicating relaxed enforcement.
Council Contact Information:
Sunshine Coast Council
📞 Phone: 07 5475 7272
🌐 Website: sunshinecoast.qld.gov.au
📍 Development enquiries: Online submission system
Special Requirements: Noosa Shire has Queensland's most comprehensive STR regulations. ALL short-term rental properties in Noosa must comply with Subordinate Local Law No. 1 (Accommodation and Camping Activities). Non-compliance can result in significant fines.
Noosa's Two STR Categories:
1. "Short-Stay Letting" (Whole Home, Non-Owner-Occupied):
2. "Home Hosted" (Owner-Occupied, Room Rental):
Noosa Council is actively considering capping the total number of STR permits to balance tourism with community concerns about housing availability and neighborhood character. This makes Noosa one of the few Queensland locations where STR supply may become limited.
Investment Implications:
Council Contact Information:
Noosa Shire Council
📞 Phone: 07 5329 6500
🌐 Website: noosa.qld.gov.au
📧 Email: [email protected]
📍 Visit: Planning & Development section for STR requirements
Continued from Part 1: State regulations, Brisbane, Gold Coast, Sunshine Coast & Noosa
Beyond Brisbane, Gold Coast, Sunshine Coast and Noosa, several other Queensland councils have specific STR requirements:
General Advice for Other Councils: If you're investing in an area not covered above, contact the relevant council's planning department BEFORE purchasing or listing your property. Ask specifically about:
If your STR property is in an apartment building, townhouse complex, or gated community, it's likely governed by a body corporate (also called owners corporation or strata). Body corporate rules can significantly impact your ability to operate an STR.
What Are By-Laws? By-laws are the internal rules set by the body corporate that govern how owners and occupants use properties within the scheme.
CRITICAL: Check By-Laws BEFORE Purchasing – Always request and read the body corporate by-laws before buying a property for STR purposes. Some complexes explicitly prohibit or restrict short-term letting.
Queensland Legal Position: Under Queensland strata law, a body corporate generally CANNOT enforce a blanket ban on short-term letting unless:
Key Queensland Tribunal Rulings: Multiple QCAT cases have confirmed that owners have a right to use their property for lawful purposes including short-term rental.
Good News: In most Queensland apartment buildings, you CAN legally operate an STR even if the body corporate is not enthusiastic, provided there was no restriction in the original by-laws. However, you must still comply with ALL other by-laws (noise, parking, conduct, etc.).
⚠️ Disclaimer: Regulations change frequently. This guide provides general information current as of January 2025. Always verify requirements with your specific council before commencing STR operations. Consider consulting a town planner or property lawyer for complex situations. Lane Property stays current on all Queensland STR regulations and ensures client properties remain compliant.
Get Professional Compliance Support →Understanding the true operating costs of your Queensland short-term rental is essential for accurate income projections and tax planning. While gross revenue figures look attractive, your net profit depends on managing expenses effectively. This section provides a comprehensive breakdown of all costs you'll encounter, with Queensland-specific pricing data.
Net Income Reality: After all expenses, professionally managed Queensland STRs typically retain 65-75% of gross revenue as net income. Lane Property clients with 2-bedroom properties grossing $62,000/year typically net $45,000-$48,000 after expenses—still significantly more than long-term rental equivalents.
Airbnb: Fee structure depends on how you connect:
Which Model Applies to You? If managing yourself and listing directly on Airbnb = 3% split-fee. If using professional management with integrated software (Lane Property, Guesty, Hostaway, etc.) = 15.5% host-only fee.
Booking.com: Higher commission at approximately 15%, but includes no guest fees (all-in pricing). For a $200/night booking, you receive $170. Often worth it for international reach despite higher fees.
Stayz/VRBO: Two models available: (1) Guest pays commission (typically 6-10%), or (2) Host pays lower commission (~5-8%). Choose based on your market—budget-conscious guests prefer guest-pays model.
Annual Platform Fee Estimate (Self-Managed with Split-Fee): If grossing $60,000 annually with 50% Airbnb, 30% Booking.com, 20% Stayz:
Annual Platform Fee Estimate (Professionally Managed with PMS): Same revenue mix:
Important: While PMS-connected properties pay higher Airbnb fees (15.5% vs 3%), professional management typically generates 15-25% more revenue through optimised pricing, faster response times, and better placement in search results—more than offsetting the higher platform fees.
Professional cleaning between guests is non-negotiable for maintaining 5-star reviews. Queensland cleaning costs vary by property size and location:
| Property Size | Brisbane | Gold Coast | Sunshine Coast | Per Clean |
|---|---|---|---|---|
| Studio / 1 Bedroom | $80-$100 | $80-$110 | $85-$115 | ~$95 avg |
| 2 Bedroom | $100-$130 | $110-$140 | $110-$150 | ~$125 avg |
| 3 Bedroom | $130-$170 | $140-$180 | $140-$190 | ~$165 avg |
| 4+ Bedroom House | $180-$230 | $190-$250 | $190-$250 | ~$220 avg |
Monthly Cleaning Cost Example: A 2-bedroom property with 15 turnovers per month (80% occupancy, 2-night average stay) = 15 × $125 = $1,875/month or $22,500/year.
Cleaning includes: Complete house clean, linen change, restocking consumables, basic maintenance checks. Most hosts pass cleaning fees to guests ($80-$150 per stay), reducing net cost to host.
Initial Setup Costs:
Ongoing Replacement & Consumables:
Most Queensland STRs include utilities in the nightly rate. Budget for:
Electricity (Highest Cost):
Water:
Internet (Essential Amenity):
Gas (If Applicable):
Total Utilities Annual Estimate:
Short-term rentals experience significantly more wear than long-term tenancies due to frequent turnover and varied guest behavior. Recommended maintenance reserve: 5-10% of gross revenue.
Common Repairs & Replacements:
Pool Maintenance (If Applicable - Very Common in Queensland):
Garden & Lawn Maintenance (Houses):
Example Maintenance Budget: Property grossing $60,000/year should reserve $3,000-$6,000 annually for maintenance (5-10%). Properties with pools add $2,000-$3,000.
Standard residential insurance does NOT cover short-term rental activity. You must obtain specialist STR landlord insurance.
STR Landlord Insurance (Required):
Major Australian STR Insurers:
Full-Service Management (Industry Standard):
Lane Property Management:
Lane Co-Host (Digital Management):
Self-Management (DIY):
Council Rates:
Body Corporate Fees (Apartments/Townhouses):
Initial Setup (One-Time):
Ongoing Marketing:
Calculate your estimated annual operating costs and net income
Example: 2BR Brisbane Property
Gross Revenue: $60,000
Operating Costs: ~$16,500
Net Income: $43,500/year
Compare to long-term rental at $650/week = $33,800/year gross (minimal expenses)
STR advantage: $9,700 more net income (+29%) even after all expenses.
Creating a Queensland short-term rental that consistently achieves 5-star reviews and premium rates requires strategic property setup and furnishing. Your property competes with hundreds of other listings, so standing out through thoughtful design, quality amenities, and Queensland-appropriate features is essential. This section provides a complete roadmap from bare property to fully optimised STR.
ROI on Quality Setup: Properties with professional styling achieve 15-25% higher nightly rates and 8-12% higher occupancy than poorly presented properties. A $15,000 furniture investment in a 2BR can generate an additional $8,000-$12,000 annual revenue (60-80% ROI first year, then pure profit).
Before investing in furnishings, conduct a thorough property assessment to identify essential improvements and optimal positioning:
Address BEFORE Listing:
Here are realistic furnishing budgets for Queensland STR properties, from budget-friendly to premium positioning:
| Property Type | Budget Setup | Mid-Range Setup | Premium Setup |
|---|---|---|---|
| 1 Bedroom Apartment | $5,000-$8,000 | $10,000-$15,000 | $18,000-$25,000 |
| 2 Bedroom Apartment | $8,000-$12,000 | $15,000-$22,000 | $25,000-$35,000 |
| 3 Bedroom House/Apt | $12,000-$18,000 | $22,000-$32,000 | $35,000-$50,000 |
| 4+ Bedroom House | $18,000-$28,000 | $32,000-$45,000 | $50,000-$80,000+ |
Budget Tier: IKEA, Fantastic Furniture, second-hand marketplace finds. Functional but not remarkable. Suitable for value-oriented markets.
Mid-Range Tier: Freedom Furniture, Temple & Webster, Harvey Norman. Balance of quality and cost. Photographs well, lasts 5-8 years. Most common Queensland STR standard.
Premium Tier: West Elm, King Furniture, boutique suppliers. Designer pieces, high-end appliances, luxury finishes. For Gold Coast beachfront, Noosa premium, or Brisbane CBD penthouses.
Lane Property Setup Service: We offer complete property styling and furnishing services for Queensland STRs. Our team sources furniture, coordinates delivery, styles the property, and arranges professional photography—all managed for you. Investment typically recoups within 12-18 months through higher rates and occupancy. Contact us for styling quote →
These amenities create significant competitive advantages in Queensland's STR market:
Queensland Coastal Style (Most Popular):
Urban Contemporary (Brisbane CBD, Fortitude Valley):
Hinterland Retreat (Sunshine Coast, Gold Coast Hinterland):
Photography-Driven Design: Remember that 90% of bookings come from photos. Design choices should:
Your platform strategy—which channels you list on, how you optimise listings, and how you manage distribution—directly impacts your Queensland STR's revenue. This section covers the complete platform ecosystem and proven optimisation techniques.
Strengths:
Weaknesses:
Fees: ~3% host service fee. Guests pay separate 14-16% service fee.
Queensland Performance: In 2024, Brisbane had 5,642 active Airbnb listings averaging $211/night. Gold Coast had 7,340+ listings at $311/night. Sunshine Coast: 4,942 listings at $355/night.
Strengths:
Weaknesses:
Fees: ~15% commission on bookings.
Best For: Gold Coast and Sunshine Coast properties targeting international tourists, Queensland holiday homes appealing to families planning months ahead, properties near business districts (Brisbane CBD, Southbank).
Strengths:
Weaknesses:
Fees: Two models - (1) Guest pays 6-10% commission, or (2) Owner pays ~5-8% commission.
Best For: 3-4 bedroom houses (family-focused), beachfront holiday homes, properties targeting Australian school holiday periods, Noosa and premium Sunshine Coast listings.
The Problem: Listing on multiple platforms manually = double bookings, calendar chaos, wasted time updating availability.
The Solution: Channel Manager software automatically syncs calendars across all platforms in real-time. When booking occurs on Airbnb, all other platforms instantly block those dates.
Major Channel Managers:
Lane Property Advantage: Our management includes enterprise channel management across 12+ platforms. Clients don't pay separate channel manager fees—it's included in 7.7% management.
Your listing is your sales page. 90% of booking decisions happen on listing page. Optimisation is non-negotiable.
Formula: [Key Feature] + [Property Type] + [Location] + [Unique Selling Point]
Bad Examples:
Good Examples:
Power Words for Queensland Listings: Oceanfront, beachfront, pool, luxury, river view, walk to beach, CBD, renovated, modern, spa, pet-friendly, family, couples, romantic.
Professional photography increases booking rate by 40-60%. Non-negotiable investment.
Hire Professional STR Photographer:
Photo Order Priority (First 5 Photos Are Critical):
Then: Other bedrooms, bathrooms, additional living spaces, outdoor areas, building facilities (gym, pool), location shots (beach nearby, cafes).
Photography Tips:
Structure:
Paragraph 1 (The Hook - 2-3 sentences): Lead with the #1 selling point. Create emotional connection.
Example: "Wake up to pristine ocean views from this luxurious Burleigh Heads apartment, just 50 metres from the sand. This beautifully renovated 2-bedroom haven offers the perfect blend of modern coastal living and beachside convenience, with James Street's renowned cafes and restaurants at your doorstep."
Paragraph 2 (The Space - 3-5 sentences): Describe layout, key features, what makes it special.
Example: "The open-plan living area flows onto a private 12m² balcony with frameless glass balustrades, maximising those breathtaking Pacific views. The gourmet kitchen features Miele appliances, stone benchtops, and everything you need for self-catering. Both bedrooms include built-in wardrobes and ceiling fans, with the master opening to a second balcony. The property includes secure basement parking for one vehicle plus visitor parking."
Paragraph 3 (Guest Access - 2-3 sentences): Building facilities, access details.
Example: "Enjoy exclusive access to the resort-style pool, spa, and gym. The apartment includes high-speed WiFi (100Mbps), full laundry facilities, and ducted air conditioning throughout. Beach equipment including chairs, umbrella, and cooler is provided for your convenience."
Paragraph 4 (The Area - 2-4 sentences): Location benefits, nearby attractions, walking distances.
Example: "Burleigh Heads is the Gold Coast's most desirable beach suburb. You're a 2-minute walk to the beach, 5 minutes to James Street dining precinct, and 10 minutes to Burleigh Heads National Park's walking trails. Surfers Paradise is 10 minutes north, Coolangatta Airport 20 minutes south. Stockland Burleigh shopping centre is 1.5km away for groceries and retail."
Bullet Points Section (Easy Scanning):
Keywords to Include Naturally:
Pricing deserves its own section (see Section 7), but key principles:
Instant Book Enabled:
Protections:
Lane Property Recommendation: Enable Instant Book. In 5 years managing 120+ properties, problematic bookings are <0.5%. The revenue gain from algorithm boost and conversion improvement far outweighs risk.
Pros of 2-3 Night Minimums:
Cons:
Lane Property Strategy: Dynamic minimum stays
Successful Queensland STR operations require systems, processes, and attention to detail. This section covers the day-to-day operational aspects that determine whether your property achieves consistent 5-star reviews or becomes a time-consuming problem.
Response Template (Personalise for Each Guest):
"Hi [Name], thanks for your interest in our [Property Type] in [Location]! I'd love to host you [dates].
The property is perfect for [their stated purpose - e.g., "your family holiday" / "your work trip" / "your romantic getaway"]. [Key feature they'd care about - e.g., "The kids will love the pool!" / "Fast WiFi perfect for remote work" / "Private balcony for morning coffee with ocean views"].
[Answer any specific questions they asked]
Happy to answer any other questions! The dates are still available if you'd like to book. 😊
Looking forward to hosting you,
[Your Name]"
Key Principles: Respond within 1 hour, personalise (mention their name, dates, purpose), be enthusiastic, answer questions thoroughly, gentle call-to-action to book.
Immediately After Booking (Automated):
"Hi [Name]! Excited to welcome you to [Property] on [Date]. Your booking is confirmed.
I'll send detailed check-in instructions 24 hours before your arrival. In the meantime, here's some helpful info:
📍 Address: [Full Address]
🅿️ Parking: [Parking details]
📶 WiFi: [Network name - password sent separately]
✓ Check-in: 3pm | Check-out: 10am
Any questions before your arrival, just let me know!
Looking forward to hosting you,
[Name]"
24 Hours Before Arrival (Automated):
"Hi [Name], just 24 hours until your check-in tomorrow at [Time]!
🔑 CHECK-IN INSTRUCTIONS:
• Address: [Full Address] (Google Maps link: [Link])
• Parking: [Specific instructions - e.g., "Basement Level 2, space #47" or "Street parking available on [Street]"]
• Entry: [Detailed door code instructions or key lockbox details]
• WiFi: Network "[Name]" / Password: "[Password]"
• Apartment Number: [If applicable]
• Access Fob: [Location if applicable]
📋 PROPERTY INFO:
• Guidebook with local recommendations: [Link to digital guidebook]
• House rules: [Key rules like quiet hours, no parties, max occupancy]
• Emergency contact: [Phone number] (available 24/7)
If any issues on arrival, call/text me immediately on [Number]. Otherwise, enjoy your stay!
[Name]"
Day 1 Check-In (2-3 Hours After Check-In Time):
"Hi [Name], hope you've settled in! Just checking everything's working well and you have everything you need? Enjoy your evening in [Location]! 😊"
Mid-Stay Check-In (Day 2-3 for Longer Stays):
"Hi [Name], hope you're enjoying [Location]! Let me know if you need anything during your stay. [Optional: Local recommendation based on weather/events]"
Issue Response (If Guest Reports Problem):
"Hi [Name], thanks for letting me know about [issue]. I'm really sorry about that! [Specific solution - e.g., "I've arranged for maintenance to fix that tomorrow morning at 9am - does that time work?" / "I'm sending a replacement [item] over within the hour"]. I want to make sure the rest of your stay is perfect. Please let me know if anything else comes up."
Key Principle: Acknowledge immediately, apologise, provide solution with timeframe, follow up to confirm resolution.
Checkout Reminder (Morning of Checkout):
"Hi [Name], hope you enjoyed your stay in [Location]! Quick reminder that checkout is at 10am today.
Just a few small things:
✓ Keys/fobs left on kitchen counter
✓ Rubbish in bins
✓ Dishes in dishwasher
✓ A/C & lights off
No need to strip beds or clean—our cleaner is scheduled. Safe travels! Would love if you could leave a review when you have a moment. Thanks for staying with us! 😊"
Post-Checkout (Same Day):
"Hi [Name], hope you made it home safely! Thanks so much for staying with us and leaving the place in great condition. I've left you a 5-star review!
If you could take a moment to leave a review about your experience, I'd really appreciate it—it helps other guests discover the property. [Link to review page]
Hope to host you again next time you're in [Location]!
[Name]"
Cleaning Schedule:
Booking Reliable Cleaners (Critical Success Factor):
Lane Property Cleaning Standards (Share with Your Cleaner):
Turnover Timeline:
Same-Day Turnovers: Only possible with professional systems. Tight schedule. Always have contingency plan if cleaner runs late.
Preventative Maintenance Schedule:
Emergency Maintenance (Must Respond Within 2 Hours):
Build Your Trade Network:
Lane Property Advantage: We maintain relationships with 50+ trades across Queensland. Average response time 2 hours for emergencies. Negotiated rates 15-20% below retail due to volume.
Operations Complexity Reality Check: Running a Queensland STR well requires 10-20 hours per week for self-managers: Guest communication (2-3 hours), cleaning coordination (2-4 hours), maintenance issues (1-3 hours), booking management (1-2 hours), pricing updates (2-3 hours), listing optimisation (1-2 hours), financial admin (1-2 hours). This is why 78% of successful Queensland STR owners use professional management. Free up your time →
Pricing is the single most influential factor determining your Queensland STR's revenue. Set prices too high and occupancy plummets. Too low and you leave tens of thousands on the table annually. Dynamic pricing—adjusting rates based on demand signals—is how professional Queensland hosts achieve 15-30% higher revenue than those using static pricing.
Dynamic Pricing Impact: Lane Property clients using our OccuMax® dynamic pricing system achieve 22% higher revenue on average compared to their previous static pricing. A 2BR Brisbane property grossing $48,000/year with static pricing typically achieves $58,000-$62,000/year with professional dynamic pricing—an extra $10,000-$14,000 annually.
Your base rate is your standard weeknight rate during mid-season (neither peak nor low season). This becomes your pricing anchor from which all adjustments are made.
Step 1: Search your property on Airbnb/Booking.com as a guest
Step 2: Identify 5-10 comparable properties
Step 3: Record their nightly rates and calculate average
Step 4: Position your property
Brisbane:
Gold Coast:
Sunshine Coast:
Noosa:
Once base rate is established, adjust for these factors:
Tourist Markets (Gold Coast, Sunshine Coast, Noosa):
Business Markets (Brisbane CBD, Southbank, Fortitude Valley):
Peak Season (December-January + School Holidays):
Shoulder Season (February-April, September-November):
Low Season (May-August, Excluding School Holidays):
Last-Minute (0-7 Days Out):
Short Notice (7-14 Days):
Medium Advance (14-30 Days):
Long Advance (30-90 Days):
Very Long Advance (90+ Days):
Standard Approach:
Alternative (Dynamic Minimums):
Major Events Requiring Price Increases:
Gold Coast:
Brisbane:
Sunshine Coast:
How to Track Events:
This requires software or professional management:
Manual pricing adjustments are time-consuming and imprecise. Professional tools use algorithms and market data:
Philosophy: Pass cleaning costs to guests via cleaning fee, or bake into nightly rate?
Separate Cleaning Fee (Recommended for Most):
No Cleaning Fee (Baked Into Rate):
Treat pricing as an ongoing experiment:
Income Declaration (Mandatory):
Deductible Expenses (Keep EVERY Receipt):
You can claim deductions for expenses directly related to earning STR income:
Depreciation (Huge Tax Benefit):
Engage a quantity surveyor ($500-$800) to prepare a depreciation schedule. You can claim:
Typical Depreciation Deductions:
Good News: Most STR operators do NOT charge GST.
Residential Premises Rule:
Commercial Residential Premises Exception:
When in Doubt: Consult a tax accountant familiar with STR taxation. Most Queensland STR hosts do not charge GST.
Individual Ownership (Simplest):
Company Structure:
Family Trust:
Self-Managed Super Fund (SMSF):
Recommendation: Consult with accountant and financial advisor BEFORE purchasing STR property. Structure depends on your tax position, other assets, estate planning goals.
Still Have Questions? Lane Property offers free consultations for Queensland property owners considering short-term rental investment. We'll answer all your questions, provide a detailed income assessment for your property, and explain exactly how we'd maximise your revenue. No obligation, no pressure—just honest advice from Queensland's STR experts. Book your free consultation →
These are real Lane Property client properties (names/addresses anonymised for privacy). Results demonstrate what's possible with professional management, strategic positioning, and Queensland's exceptional STR market conditions.
Background: Professional couple purchased investment property in 2022. Initially long-term rented at $650/week ($33,800/year). Switched to STR with Lane Property management January 2023.
Strategy: Premium positioning targeting business travellers and interstate tourists. Professional photography showcased river views. Furnished with contemporary urban aesthetic. Emphasised walking distance to QPAC, Southbank Parklands, CBD.
Key Features: Floor-to-ceiling windows, river views, secure parking, building gym/pool, 7-minute walk to Queen Street Mall.
Occupancy: Averaged 86% first year, 89% second year. Strong weekday bookings (Mon-Thu 92% occupancy) from corporate travellers. Weekend occupancy 78% (leisure tourists).
Background: Sydney-based investor purchased specifically for STR. Attracted by Gold Coast's 13M annual visitors, year-round demand, and Burleigh's trendy reputation.
Strategy: Premium coastal styling. "Hamptons meets beach" aesthetic. Professional styling by interior designer. Provided beach equipment (chairs, umbrella, bodyboards, snorkeling gear). Positioned as "luxury beachside escape."
Key Features: Direct ocean views, walk to James Street cafes/restaurants, resort pool, underground parking, balcony seating 6.
Seasonal Performance: Peak season (Dec-Feb) 95% occupancy at $450/night average. Shoulder (Sep-Nov, Mar-Apr) 82% occupancy at $320/night. Low season (May-Aug) 68% occupancy at $280/night.
Background: Melbourne couple semi-retired, purchased Noosa property for personal use (6 weeks/year) and rental income. Lane Property manages STR when owners not using.
Strategy: Ultra-premium positioning. Designer furniture throughout. Private pool with cabana. Outdoor kitchen with high-end Weber BBQ. Positioned for couples and small families seeking luxury Noosa experience.
Key Features: Heated pool, A/C throughout, plantation shutters, outdoor dining for 8, 5-minute walk to Noosa Main Beach and Hastings Street, Netflix + Stan included, luxury linen and towels.
Compliance: Full Noosa Council registration, 24/7 local contact (Lane Property), Guest Code of Conduct displayed, all permits current.
Peak Rates: Christmas/New Year week: $1,400-$1,800/night (7-night minimum). Regular peak (Dec-Jan): $850-$1,200/night. Shoulder: $550-$750/night. Low season: $450-$600/night.
Background: Brisbane family inherited property from parents. Initially considered selling, instead converted to STR to generate income while preserving family asset. Lane Property full management.
Strategy: Family-focused positioning. Sleeps 10 (4 queen beds + sofa bed). Large backyard with pool, trampoline, outdoor games. Fully equipped kitchen for family meals. Positioned as "Sunshine Coast family holiday home."
Key Features: In-ground pool (safety fence compliant), large outdoor entertaining area, BBQ, 6-seat dining, Netflix, games cupboard (board games, beach toys), 400m walk to Mooloolaba Beach, 5min drive to Underwater World.
Target Market: Multi-generational families (grandparents + parents + kids), friend groups, extended families. Strong repeat booking rate (32% of bookings are returning guests).
Performance: Queensland school holidays: 100% occupancy (booked 6-12 months advance). Interstate school holidays: 95% occupancy. Off-peak weekdays: 55% occupancy (marketed for remote workers, "workation" packages).
Background: Investor owned large house near University of Queensland, rented to students for years. High turnover, property degradation, challenging tenant management. Explored STR as alternative.
Transformation: $65K renovation (painting, new flooring, modern furniture, 3 new bathrooms, updated kitchen). Repositioned from "student sharehouse" to "luxury group accommodation" and "family reunions."
Strategy: Target groups: Academic conferences at UQ, family reunions, visiting international families (UQ has large international student population—parents visiting), wedding parties (venue 5min away), sports team accommodation.
Previous Performance (Student Rental): $3,800/month gross ($45,600/year), high maintenance costs, frequent tenant issues, property condition poor.
STR Performance: Average 72% occupancy. Strong mid-year bookings (June-August academic conferences). Low season: 60% occupancy. Peak family reunion periods (Christmas, Easter): 95% occupancy at premium rates.
Common Themes from Successful Properties: Professional photography (every case), strategic positioning (clear target market), quality setup (not budget furnishing), local expertise (understanding market demand patterns), dynamic pricing (Lane Property OccuMax®), 5-star guest experience (cleanliness, communication, amenities). These aren't lucky properties—success is replicable with right approach.
This roadmap guides you from decision to first booking in 90 days. Adjust timeline based on your starting point (already own property vs purchasing).
Lane Property Fast-Track Option: We compress this 90-day timeline to 30-45 days by handling: Property assessment, styling & furniture sourcing, photography, listing creation across all platforms, pricing optimisation, compliance/permits, cleaner recruitment, and first guest coordination. You make decisions, we execute. Inquire about full-service setup →
You've reached the end of this comprehensive guide—but this is really just the beginning of your Queensland short-term rental journey. Let's summarise the key insights that will determine your success:
Queensland's STR market offers advantages unmatched in Australia:
The data across this guide confirms: Queensland STR properties consistently achieve 73-84% occupancy (Brisbane Inner 84%, Gold Coast 78%, Sunshine Coast 73%) with annual revenues of $60,000-$180,000+ depending on location and property type. These aren't outliers—they're market averages for well-managed properties.
The difference between struggling STR owners and thriving ones comes down to execution in five critical areas:
1. Location Selection: Choose areas with proven demand (proximity to beaches, CBD, attractions), strong infrastructure, and favorable regulations. A perfect setup in a poor location underperforms a good setup in a great location every time.
2. Professional Presentation: Quality furniture, professional styling, and outstanding photography aren't optional luxuries—they're revenue multipliers. Properties with professional photos achieve 40-60% higher booking rates. That $500 photography investment recoups in 2-4 weeks.
3. Dynamic Pricing: Static pricing leaves $8,000-$15,000 annually on the table for typical 2BR properties. Dynamic pricing (adjusting for day of week, season, events, occupancy) is non-negotiable for revenue maximisation. Use professional tools or professional management.
4. Operational Excellence: Fast response times (< 1 hour), immaculate cleanliness (hotel standard), proactive maintenance, and 5-star guest communication separate top performers from average. This is where professional management delivers ROI—Lane Property clients achieve 84% occupancy (vs 73-78% self-managed average) through operational systems perfected across 120+ properties.
5. Compliance Management: Understanding and adhering to council regulations, body corporate requirements, insurance needs, and tax obligations isn't exciting—but it's essential. Non-compliance creates legal exposure and financial penalties. Compliance also creates barriers to entry (competitive moats for existing operators).
The question isn't whether you CAN self-manage a Queensland STR—you can. The question is whether you SHOULD.
Self-management makes sense if:
Professional management makes sense if:
The math favors professional management: Lane Property at 7.7% achieves 15-25% higher revenue than typical self-managers. A 2BR property might gross $48,000 self-managed vs $58,000 professionally managed. After 7.7% fee ($4,466), net income is $53,534 professionally managed vs $48,000 self-managed—$5,534 more income PLUS you save 800+ hours annually (15 hours/week × 52 weeks). That's saving time AND making more money.
Path 1: Fast-Track with Professional Setup
Path 2: Strategic DIY with Professional Tools
Path 3: Hybrid Approach
Queensland's current STR environment is exceptionally favorable:
But market conditions evolve. Brisbane announced permit requirements (not yet implemented). Noosa tightened regulations. More councils may follow as STR popularity grows. Early movers capture the most favorable conditions.
Property values appreciate while generating cash flow. A $750K Gold Coast apartment purchased today might be worth $900K in 5 years (4% annual appreciation) while generating $400K+ cumulative STR income. That's $550K+ total return (73% on $150K initial investment) plus ongoing passive income.
Over five years managing Queensland STR properties, we've learned that successful hosts share common traits:
Your Queensland STR can generate life-changing passive income—$30,000-$120,000+ net annually depending on property size and location—while building equity in appreciating real estate. The opportunity is real, proven, and accessible.
The question is: Will you seize it?
Lane Property offers complimentary income assessments for Queensland property owners. We'll analyse your property, provide detailed revenue projections, explain our management approach, and answer all your questions. Zero obligation. Zero pressure. Just honest, expert advice from Queensland's STR specialists.
Get Your Free Property Income Assessment →📞 (07) 3132 3203 | 📧 [email protected] | 🌐 laneproperty.com.au
Brisbane • Gold Coast • Sunshine Coast
Queensland's Premier Short-Term Rental Management Company
★★★
Everything you need to know about starting and running a successful short-term rental in Queensland. Can't find your answer? Contact Lane Property for personalised advice.
Queensland STRs typically earn 30-40% more than long-term rentals:
After expenses (typically 25-35% of gross), expect net income of $40,000-$65,000 for a typical 2-3 bedroom property—significantly above long-term rental equivalents.
Queensland is one of Australia's BEST STR markets:
Queensland combines high demand, strong yields, and favorable regulations—ideal for STR investment.
Initial Setup Costs (If You Already Own Property):
If Purchasing Property:
Many investors start with an existing property to minimize upfront investment.
Yes! Converting an existing long-term rental to STR is very common. Steps:
Lane Property manages the entire conversion process for you—from styling advice to listing optimisation. Most conversions complete in 4-8 weeks from tenant exit to first STR booking.
It depends on your goals:
🏆 Highest Revenue: Sunshine Coast ($91,124 avg, premium Noosa $120,000-$200,000)
Best for: Investors prioritising maximum income, premium market positioning
💼 Most Stable Occupancy: Brisbane Inner (84% occupancy, $63,745 avg)
Best for: Risk-averse investors wanting consistent year-round bookings, business travel focus
🏖️ Best Tourist Volume: Gold Coast (13M annual visitors, $84,510 avg)
Best for: Investors wanting large addressable market, strong summer peaks, international appeal
🌴 Best Regulation: Gold Coast (no permits, no caps, STR-friendly council)
Best for: Investors prioritising minimal compliance burden, operational simplicity
Entry-Level Budget: Brisbane outer suburbs (Toowong, Carindale) or Gold Coast inland (Robina, Varsity Lakes) – properties $400,000-$550,000
Premium/Luxury: Noosa Heads, Main Beach (Gold Coast), New Farm (Brisbane) – properties $800,000-$2M+
It depends on your council:
Gold Coast & Sunshine Coast: NO permits required, NO registration, NO night caps – very accommodating!
Brisbane: Permit system announced but NOT YET implemented (as of Jan 2025). Currently no permit needed, but check regularly for updates. When implemented, will require council-approved permits.
Noosa: YES – MANDATORY registration under Local Law No. 1. Must register property, display Guest Code of Conduct, provide 24/7 local contact within 20km. Most comprehensive QLD regulations.
Other councils: Townsville has 30-day/year cap. Cairns generally permits but may require approvals. Always check your specific council.
Lane Property handles all compliance requirements for clients—registration, permits, council liaison, ongoing monitoring.
Generally NO—but there are nuances:
Queensland tribunal rulings (QCAT) have consistently held that body corporates generally CANNOT enforce blanket STR bans unless:
What Body Corps CAN Do:
Best Practices:
If body corporate attempts to block you unreasonably, legal options exist (QCAT application, strata lawyer consultation).
Critical: Standard home/landlord insurance does NOT cover STR activity. You MUST obtain specialist STR landlord insurance.
Required Coverage:
Australian STR Insurers:
What About Airbnb's Insurance?
Airbnb offers "Host Guarantee" (up to $1M property damage) and "Host Protection Insurance" (liability). These are SECONDARY coverage with many exclusions—NOT substitutes for proper insurance. Always maintain your own comprehensive policy.
Good news: NO Queensland STR-specific taxes!
Unlike NSW (no state STR levy) or Victoria (7.5% STR levy), Queensland has NO state-level short-term rental tax.
Standard Taxation Applies:
Tax-Deductible Expenses: Platform fees, management, cleaning, utilities, rates, body corp, insurance, repairs, furnishings depreciation, interest on loans, professional fees.
Engage an accountant familiar with STR taxation. Depreciation schedules ($500-$800 one-time) can add $3,000-$10,000 in annual deductions.
Self-Management:
Pros: No management fees (save 15-25% of revenue), full control, learn the business
Cons: 10-20 hours/week time commitment, 24/7 availability required, steeper learning curve, often lower revenue due to suboptimal pricing
Best for: Local owners with available time, hospitality experience, single property
Professional Management:
Pros: Hands-off operation, expert pricing/marketing, 24/7 guest support, higher occupancy rates, compliance management, time freedom
Cons: Management fees (15-25% typically, Lane Property 7.7%)
Best for: Interstate/busy owners, multiple properties, maximising income, those without hospitality experience
The Math: Professional management often generates 15-25% MORE revenue through optimised pricing, faster response times, better reviews, and multi-platform reach. Even after paying 15-20% fees, net income is often HIGHER than self-managing.
Lane Property's Model: We charge just 7.7% + GST (vs industry 20%) because we manage 120+ properties efficiently. Clients typically earn 10-15% more gross revenue AND pay half the management fees—best of both worlds.
Realistic Time Commitment:
Total: 10-20 hours/week on average
Peak Times: More intensive during high seasons (more bookings = more communication). Emergencies (plumbing issues, guest complaints) require immediate attention regardless of time of day.
Lifestyle Impact: Difficult to take holidays (need someone to cover), can't "switch off" (guests expect fast responses), emotionally draining dealing with difficult guests.
For most property investors with full-time careers or multiple properties, professional management makes financial sense and preserves quality of life.
Common Issues & Response:
Emergency Repairs (Hot Water, Plumbing, A/C Failure):
Minor Issues (WiFi Problems, Appliance Not Working):
Guest-Caused Damage:
Professional Management Advantage: Lane Property has 24/7 emergency protocols, relationships with vetted contractors across Brisbane/Gold Coast/Sunshine Coast, and handles all issue resolution. Guests contact us, not you. Issues resolved quickly = maintained 5-star ratings.
Prevention Strategies:
When Issues Arise:
Legal Protections: You have right to remove guests for violations. Police assistance available for trespassing if guest refuses to leave after termination. STR insurance covers damages.
Reality Check: 95%+ of guests are respectful. Issues are rare with good screening. Professional management handles all difficult situations—you stay insulated from the stress.
Comprehensive Annual Cost Breakdown (2BR Property Example):
Total Annual Costs: $41,620-$56,400
On $60,000 Gross: Net Income $43,600-$48,400 (72-75% retention)
Houses have higher costs (gardens, pools). Larger properties have higher cleaning/utility costs but also higher revenues. Use our interactive calculator in Section 2.3 for personalized estimates.
Real Brisbane Example (2BR Apartment):
Long-Term Rental:
Weekly rent: $650
Annual gross: $33,800
Expenses: Minimal (rates, insurance, occasional maintenance)
Annual net: ~$31,000
Short-Term Rental:
Average nightly rate: $180
Occupancy: 80% (292 nights/year)
Annual gross: $52,560
Expenses: $15,000
Annual net: $37,560
STR Advantage: $6,560 more net income (+21%)
Higher-performing properties see 30-50% net income advantages. Premium markets (Noosa, Gold Coast beachfront) can achieve 60-100% more than long-term equivalent.
Trade-offs: STR requires more active management, higher operating costs, regulatory compliance. But for investors willing to engage professionally, returns are significantly superior.
Queensland Market Averages (2024-2025):
Factors Affecting Occupancy:
Realistic Expectations:
Dynamic Pricing Essentials:
Base Rate Calculation:
Dynamic Adjustments:
Professional Tools:
Common Mistakes:
Professional pricing optimization typically generates 15-25% more revenue than manual pricing.
Essential Furniture (Cannot Operate Without):
Essential Amenities:
Highly Recommended (Competitive Advantage):
Premium Touch (Higher Rates):
Budget: $5,000-$8,000 basic, $10,000-$15,000 mid-range, $20,000+ premium
YES—professional photos are non-negotiable.
Impact of Professional Photos:
What Professional Photographers Deliver:
Queensland Costs:
DIY Photos: Only acceptable if you have professional camera equipment (DSLR/mirrorless with wide-angle lens), photography skills, and editing software. Smartphone photos = significantly lower bookings.
ROI Calculation: $500 photography investment generates ~$3,000-$5,000 additional annual revenue (30% more bookings + 10% higher rates). 600-1000% ROI in first year.
Lane Property includes professional photography in our onboarding—no additional cost.
Lane Property has helped 120+ owners achieve an average 84% occupancy rate and $10M+ in revenue. Let us create your personalised income assessment and setup strategy.
Get Your Free Property Assessment →
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