Frequently Asked Questions

Everything you need to know about short-term rental management in Adelaide.

Getting Started

How do I know if my property is suitable for short-term rental?

Most properties in Adelaide can work as STRs, but some perform better than others. Ideal properties typically have:

Location near attractions (beach, CBD, events)
Good parking options
Comfortable furnishings
Reliable WiFi
Self-check-in capability (or easy to add)

During your free assessment, we’ll honestly evaluate your property’s potential. Sometimes the answer is “not yet”—and we’ll tell you what changes could make it work.

What areas do you cover in Adelaide?

Currently active:

Glenelg & Holdfast Bay
Adelaide CBD & North Adelaide
Henley Beach & West Beach
Port Adelaide & Semaphore
Norwood & Burnside

Expanding in 2026: McLaren Vale, Adelaide Hills, Victor Harbor

How long does it take to get started?

From first call to first booking: typically 14 days.

Days 1-3: Property assessment
Days 4-10: Photography and listing setup
Days 11-14: Go live, first bookings come in

If your property needs preparation (furniture, styling, repairs), add time accordingly.

What do I need to provide?

For onboarding: Property access for photography, basic info (WiFi details, parking, quirks), house rules or restrictions, payment details for your earnings

Ongoing: Access for cleaners/maintenance, notification if you want to use the property

Pricing & Fees

How much do you charge?

Full Management: 18% of net revenue
Co-Hosting: 12% of net revenue
Cleaning Only: From $120/turnover

Net revenue = what’s left after platform fees (Airbnb’s ~15%, etc.) and cleaning costs. We only earn when you earn.

Are there any setup fees?

No. Setup, photography, and listing creation are included for Full Management and Co-Hosting. We invest upfront because our success depends on yours.

Are there lock-in contracts?

No. All agreements are month-to-month with 30-day notice to exit. We keep you because we perform, not because you’re trapped.

How is cleaning handled?

For Full Management:

Cleaning is charged to guests (shown as a separate fee in their booking)
We pay the cleaners directly
The cost passes through with no markup
You see all cleaning invoices in your portal

What about GST?

All our prices include GST. Your monthly statement shows a GST breakdown for your accountant/tax purposes.

Revenue & Performance

How much can I earn on Airbnb in Adelaide?

Revenue varies by property, but typical Adelaide ranges:

1BR apartment: $150-200/night, 70-80% occupancy → $3,500-4,500/month
2BR unit: $200-280/night, 72-82% occupancy → $4,500-6,500/month
3BR house: $280-400/night, 65-75% occupancy → $5,500-8,500/month
4BR family home: $350-500/night, 60-72% occupancy → $6,500-10,000/month

Do you guarantee a certain occupancy or income?

We don’t make guarantees because results depend on factors outside our control (your property’s condition, location, season, market conditions).

What we do guarantee: 60-day satisfaction guarantee. If you’re not happy with our performance in the first 60 days, exit penalty-free.

How does your pricing algorithm work?

We use dynamic pricing tools (PriceLabs) that adjust rates daily based on:

Adelaide event calendar
Seasonal demand patterns
Day-of-week trends
Competitor pricing
Booking lead time
Local occupancy data

Operations & Guests

Who handles guest communication?

We do—100% of it. From initial enquiry to checkout message, your guests deal with our team. You never need to respond to a 2am question about the WiFi password.

You can see all messages in your owner portal if you’re curious.

What if there’s an emergency?

We have 24/7 coverage. Guest locked out? Plumbing issue? Noise complaint? We handle it. You’ll see a log entry, but you won’t be woken up.

For major emergencies (serious property damage, etc.), we’ll contact you—but we’ll already have the situation under control.

How do cleaners access the property?

We recommend smart locks (we can arrange installation). This allows unique codes for each guest, scheduled access for cleaners, and easy code changes for security.

If smart locks aren’t possible, we use lockboxes.

Can I still use my property?

Absolutely. Block any dates you want in the owner portal. Many owners keep a week per month, or block holiday periods for family use.

South Australia STR Regulations

Do I need a permit to Airbnb in Adelaide?

South Australia currently has no state-wide STR registration or permit requirement. This is more relaxed than Sydney or Melbourne.

However, you should check:

Strata rules: If you’re in an apartment/unit, your body corporate may have restrictions
Council regulations: Some councils may have specific requirements
Lease terms: If you’re a tenant, your landlord must approve

Are there night limits or caps in SA?

Currently, no statewide night limits apply in South Australia. You can rent 365 days/year if you choose.

What about insurance?

Standard home insurance usually doesn’t cover STR activity. You need STR-specific landlord insurance, or additional coverage from platforms (Airbnb’s AirCover, etc.).

We recommend speaking with an insurance broker. We can provide referrals to brokers experienced with Adelaide STR properties.

Do I pay tax on STR income?

Yes. STR income is assessable income. You’ll need to declare all rental income, claim allowable deductions (management fees, cleaning, supplies, depreciation, etc.), and consider GST registration if revenue exceeds $75,000/year.

Our annual statements are formatted to make tax reporting easy. Consult your accountant for specific advice.

Switching & Exiting

What if I’m already with another manager?

We handle transitions smoothly:

Give notice to your current manager (check their terms)
We coordinate the handover (calendar, guest bookings, etc.)
No disruption to existing bookings

How do I exit if I’m not happy?

30 days written notice. That’s it.

We’ll complete any in-progress bookings, transfer listing ownership back to you, provide all guest data and history, and handle final payments and statements.

No penalties, no exit fees, no drama.

About Adelaide Short Stays

Are you local to Adelaide?

Yes! We’re Adelaide-based, not a branch of a national company. Our team lives here, knows the suburbs, and understands the local market.

What’s your connection to Bali Luxury Stays?

Adelaide Short Stays is powered by the systems and team behind Bali Luxury Stays (100+ villas in Indonesia). We brought enterprise-grade technology and proven processes, then localised everything for Adelaide.

Can I speak to current owners?

Yes. We can connect you with owners who’ve agreed to share their experience. Real references, real results.

Still Have Questions?

Book a free 15-minute call. We’ll answer your questions, discuss your property, and see if we’re a good fit.