Most full-service Airbnb managers in Australia charge between 15% and 25% of your booking income. Regional areas often sit at the higher end, because nightly rates are lower and the work per booking is the same.
That percentage is the number everyone compares. It’s also only part of the picture.
The three common fee models
Percentage of bookings. This is the most common model in Australia. The manager takes a share of each booking, so they earn more when you earn more.
Flat monthly fee. Some managers charge a set amount each month, whatever the property earns. This can suit high-earning properties, but it doesn’t change when a month is quiet.
Hybrid. A lower percentage plus a monthly fee, or separate charges for individual services.
What the percentage is charged on
This is where two “20%” managers can leave you with very different amounts. The percentage might be taken from:
- The full booking, including the cleaning fee
- The accommodation only
- The accommodation after the platform has taken its fee
Each one gives a different result. It’s worth asking which one applies before comparing percentages.
Costs that sit outside the percentage
Some managers include everything in their percentage. Others charge separately. The common extras are:
- Setup or onboarding fees, usually covering listing creation and photos
- Linen hire, charged either to the guest or to you
- Cleaning fees, passed on at cost or with a margin added
- Maintenance or call-out charges, again at cost or marked up
- Monthly software or admin fees
- Lock-in periods and exit fees
None of these are unusual. They just change the real cost, so they belong in the comparison.
Costs that sit with the owner either way
Whoever manages the property, some costs are normally yours. These include power, water, Wi-Fi, insurance, council rates, gardening and repairs.
On a three-bedroom property we appraised in Hervey Bay this year, utilities were budgeted at around $300 a month and gardening at around $150 a month. Every property is different, but it gives a sense of scale.
Guests usually pay the cleaning fee as part of their booking.
Where $1,000 of bookings goes
Here’s a simple example using a 22% fee charged after the platform fee.
The owner’s running costs come out of that $647.
Direct bookings change the maths. When a returning guest books direct, there’s no platform fee, so more of the booking reaches the owner.
The rate matters as much as the fee
One Hervey Bay owner we spoke to had her two-bedroom unit in a resort letting pool. It was booked almost every night, at around $100 a night. After cleaning and linen, some stays barely covered their costs.
Similar two-bedroom units nearby were averaging around $200 a night.
A lower fee on a low nightly rate still leaves you with less. When comparing managers, look at what they expect the property to earn, not just what they charge.
Questions worth asking any manager
- What exactly is the percentage charged on?
- Is there a setup fee, and what does it cover?
- Who pays for linen and cleaning, the guest or the owner?
- Are cleaning and trades passed on at cost?
- Is there a lock-in period, and what’s the notice period?
- Can you show a full breakdown of where a booking’s money goes?
For reference, our fees
We charge 22% including GST, on accommodation income after the platform fee. We don’t charge commission on the cleaning fee. There’s a one-off onboarding fee of $650 including GST, no lock-in contract and a 60-day notice period.
If you’d like to see how the numbers work for your own property, you’re welcome to get in touch.