Several professional property management companies in Melbourne specialise in short-term rental management through Airbnb and similar platforms, handling everything from listing creation and guest communication to cleaning coordination and pricing. The most active operators include MadeComfy, Hometime, Beezbee, Superhost Services, and GuestReady, each offering full-service management for Melbourne property owners. Most charge a commission between 15% and 25% of gross rental revenue.
What Melbourne Airbnb Managers Typically Handle
A full-service manager takes the property off the owner’s hands entirely. This means professional photography, listing optimisation across platforms (Airbnb, Vrbo, Booking.com), dynamic pricing using tools like PriceLabs or Beyond, 24/7 guest support, key exchange or smart lock coordination, and arranging professional cleaning between stays. Some operators also manage minor maintenance requests and restocking of essentials. The distinction worth checking is whether the manager uses their own cleaning crews or third-party contractors, as this affects consistency.
Key Operators in Melbourne and What They Charge
MadeComfy is one of the larger players nationally and has a Melbourne presence, typically charging around 18-20% plus a setup fee. Hometime operates a co-hosting model where local hosts manage on-the-ground tasks while Hometime provides the platform and support, with fees around 15-18%. GuestReady focuses on urban apartments and charges approximately 20% of revenue. Beezbee is a smaller, Melbourne-based operator that some owners prefer for a more personalised approach.
Beyond the percentage cut, ask each company whether their fee covers cleaning costs or whether those are passed to guests or charged separately to the owner. Cleaning is often the biggest variable in net returns, particularly for larger properties.
Victorian Regulations That Affect Short-Term Rentals
Since January 2025, a short-stay accommodation levy of 7.5% applies to bookings made through platforms in Victoria. This is collected by the platform (Airbnb, Vrbo) and remitted to the state government, so it does not come directly from the property manager’s commission, but it does affect the effective cost to guests and can influence booking volumes. Property owners in strata buildings should also confirm their owners corporation rules permit short-term letting before engaging a manager, as some Melbourne apartment buildings have restrictions in place.
Frequently Asked Questions
Is it worth using a property manager for Airbnb in Melbourne?
For owners who live interstate, work full-time, or manage multiple properties, a professional manager typically pays for itself through higher occupancy rates, better pricing strategy, and fewer gaps between bookings. Self-managing can return slightly more per booking but requires significant time and availability, particularly for handling late-night guest issues or last-minute cancellations.
What is a realistic return on an Airbnb in Melbourne?
Returns vary significantly by suburb, property type, and season. Inner-city apartments in Southbank, Docklands, or Fitzroy can achieve between $2,500 and $5,000 per month depending on size and fit-out. Houses in family-friendly suburbs or near major event venues often perform well during peak periods. A property manager with local data can provide an income projection based on comparable listings before you commit.
Can a property manager list my property on platforms other than Airbnb?
Most full-service managers in Melbourne list across multiple platforms simultaneously, including Vrbo, Booking.com, and occasionally direct booking sites. Multi-platform listing generally increases occupancy, and a good manager will use channel management software to prevent double bookings.
