Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Brisbane's property market is included in our pack
Brisbane's short-term rental market is entering a pivotal moment in 2026, with new council permit requirements taking effect from July and the 2032 Olympics already shaping investor decisions.
Whether you're eyeing an inner-city apartment or a suburban house, understanding the latest rules, realistic revenue figures, and competitive landscape is essential.
This guide breaks down everything about Airbnb profitability in Brisbane as of early 2026, and we update it regularly to keep the numbers fresh.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Brisbane.
Insights
- Brisbane Airbnb hosts can expect average monthly gross revenue around A$4,200, but inner-city properties in South Brisbane or New Farm often exceed A$5,500 during peak event months.
- The new Brisbane Council permit system starting July 2026 will ban standalone houses in low-density suburban zones from operating without development approval.
- Apartments in high-density inner-city zones like Fortitude Valley and Newstead remain permit-free under the 2026 regulations, making them simpler for new investors.
- Brisbane's typical Airbnb occupancy rate sits around 60-65%, but professionally managed properties in prime locations consistently achieve 75-85%.
- Fines for operating an unregistered short-term rental in Brisbane after July 2026 can reach A$140,000, and Council has already identified around 500 properties in prohibited zones.
- The 2026 Rugby League World Cup finals at Suncorp Stadium in November and Brisbane Festival in September will create the strongest booking compression periods.
- Brisbane's median nightly Airbnb price hovers around A$200 (roughly US$130 or EUR 120), with premium river-view apartments commanding A$300+ per night.
- The most saturated Brisbane neighborhoods for Airbnb are Fortitude Valley, South Brisbane, and Brisbane CBD, where listing density creates fierce competition.
Can I legally run an Airbnb in Brisbane in 2026?
Is short-term renting allowed in Brisbane in 2026?
As of the first half of 2026, short-term renting is legal in Brisbane, but the city is transitioning to a permit-based system beginning 1 July 2026.
The main legal framework is the proposed Short Stay Accommodation Local Law 2025, alongside Queensland's Planning Act 2016 and Brisbane's City Plan for zoning.
The most important requirement is obtaining a council permit and designating a 24/7 contact person within 20 kilometres who can respond within 60 minutes.
Additional rules include maintaining insurance, providing house rules to guests, and complying with a "three strikes" complaints policy.
Operating illegally after July 2026 can result in fines from A$10,000 to A$140,000 depending on severity.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Australia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Australia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Brisbane as of 2026?
As of the first half of 2026, Brisbane does not operate a citywide annual night cap, and Council's approach focuses on permits, zoning, and conduct rules rather than a blanket 180-night limit.
These rules don't differ by property type regarding night caps, but permit and zoning requirements vary significantly between high-density apartments and low-density suburban houses.
Since there's no formal night cap, Brisbane hosts aren't required to report rental nights to Council like Sydney hosts must under the NSW STRA system.
Do I have to live there, or can I Airbnb a secondary home in Brisbane right now?
There's no requirement to live in a property you want to list on Airbnb in Brisbane, meaning secondary homes can operate as short-term rentals if they meet zoning and permit conditions.
Owners of secondary homes can operate short-term rentals, but the practical question is whether the property has the right zoning and whether you can secure permits.
From July 2026, non-primary residence properties in low-density suburban zones will need development approval to continue operating.
The main difference between primary and secondary homes isn't a formal rule distinction, but investment properties in suburban zones face stricter scrutiny while inner-city apartments remain largely unaffected.
Don't buy the wrong property, in the wrong area of Brisbane
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Brisbane right now?
There's no "one host equals one listing" limit in Brisbane as of early 2026, meaning you can operate multiple properties if each individually complies with zoning, permit, and operational requirements.
Brisbane City Council hasn't set a maximum number of properties one person can list, though each dwelling requires its own permit.
Hosts with multiple listings need to ensure each property has a 24/7 contact person, appropriate insurance, and proper documentation.
Do I need a short-term rental license or a business registration to host in Brisbane as of 2026?
As of the first half of 2026, Brisbane is transitioning to a formal permit system commencing 1 July 2026, so existing hosts should prepare applications now.
The permit process involves applying through Council's online portal, providing proof of insurance, demonstrating safety compliance, and designating a 24/7 contact person.
Required documents include proof of ownership or lease, public liability insurance, a completed application, and smoke alarm compliance confirmation.
Council hasn't announced the exact permit fee, but it's expected to be reasonable with annual renewal.
Are there neighborhood bans or restricted zones for Airbnb in Brisbane as of 2026?
As of the first half of 2026, Brisbane is implementing zoning-based restrictions where low-density suburban zones will essentially ban short-term rentals unless operators obtain development approval, while high-density inner-city zones remain open.
Neighborhoods facing strictest restrictions include Ashgrove, Holland Park, Carindale, Indooroopilly, and parts of Paddington and Red Hill where standalone houses dominate.
The reasoning is twofold: Council wants to address housing supply by encouraging properties back into the long-term rental market, and residents have raised complaints about noise and "hotel-like" turnover.
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How much can an Airbnb earn in Brisbane in 2026?
What's the average and median nightly price on Airbnb in Brisbane in 2026?
As of the first half of 2026, the median nightly price for an Airbnb listing in Brisbane sits around A$200 (approximately US$130 or EUR 120), while the average is slightly higher at A$230 due to premium properties.
The typical nightly price range covering 80% of Brisbane Airbnb listings falls between A$120 and A$350 (US$80-230 or EUR 70-210).
The biggest factor affecting nightly pricing in Brisbane is location, specifically proximity to the CBD, South Bank, and Suncorp Stadium, which can add A$40-90 per night versus outer suburbs.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Brisbane.
How much do nightly prices vary by neighborhood in Brisbane in 2026?
As of the first half of 2026, Brisbane Airbnb nightly prices vary by A$80-120 (US$50-80 or EUR 45-70) between the most expensive and affordable neighborhoods, with New Farm, Teneriffe, and Hamilton commanding the highest rates.
The three neighborhoods with highest average nightly prices are New Farm (around A$280/US$185), Teneriffe (around A$270/US$175), and Hamilton (around A$260/US$170), all benefiting from river proximity and upscale dining.
The three with lowest prices include Fortitude Valley (around A$160/US$105), Spring Hill (around A$150/US$100), and Woolloongabba (around A$145/US$95), though these still attract solid demand from budget-conscious travelers and concert-goers.
What's the typical occupancy rate in Brisbane in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Brisbane sits around 60-65%, translating to roughly 18-20 booked nights per month.
The realistic range covers 45% for underperforming properties to 80% for well-optimized listings in prime locations.
Brisbane's occupancy compares favorably to the national Australian average of 55-60%, placing it among stronger capital city markets.
The biggest factor driving above-average occupancy is responsiveness: hosts with instant book, fast replies, and Superhost status consistently outperform.
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What's the average monthly revenue per listing in Brisbane in 2026?
As of the first half of 2026, the average monthly gross revenue per Brisbane Airbnb listing is approximately A$4,200 (US$2,750 or EUR 2,500), with the median around A$3,600.
The realistic monthly range covering 80% of listings falls between A$2,000 and A$6,500 (US$1,300-4,250 or EUR 1,200-3,900).
Top-performing listings achieve A$7,000-9,000 monthly (US$4,600-5,900 or EUR 4,200-5,400). Using A$280 ADR times 85% occupancy times 30 nights, a top-tier New Farm listing could generate A$7,140 in a strong month.
Finally, note that we give here all the information you need to buy and rent out a property in Brisbane.
What's the typical low-season vs high-season monthly revenue in Brisbane in 2026?
As of the first half of 2026, typical monthly revenue during Brisbane's low season sits around A$3,200 (US$2,100 or EUR 1,900), while high-season months can push to A$5,600+ (US$3,650 or EUR 3,350).
Low season runs February through April; high season spans July through September capturing Ekka, Brisbane Festival, and Riverfire, with another spike around the Rugby League World Cup in October-November 2026.
What's a realistic Airbnb monthly expense range in Brisbane in 2026?
As of the first half of 2026, monthly operating expenses range from A$1,200-2,600 (US$780-1,700 or EUR 720-1,550) self-managed, and A$1,900-3,800 (US$1,250-2,500 or EUR 1,140-2,280) professionally managed.
The largest expense category is cleaning and laundry, typically A$100-150 per turnover, which adds up quickly with frequent bookings.
Brisbane hosts should expect 35-55% of gross revenue going to operating expenses, with the higher end reflecting professional management fees (18-20%) and summer utility costs.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brisbane.
What's realistic monthly net profit and profit per available night for Airbnb in Brisbane in 2026?
As of the first half of 2026, realistic monthly net profit (before mortgage and tax) sits around A$2,400 (US$1,570 or EUR 1,440) self-managed and A$1,400 (US$920 or EUR 840) professionally managed, translating to profit per available night of A$80 and A$45 respectively.
The realistic net profit range covering most listings falls between A$800 and A$3,500 (US$520-2,300 or EUR 480-2,100).
Brisbane hosts typically achieve net profit margins of 30-45% after operating expenses.
The break-even occupancy rate sits around 35-40%, meaning hosts need roughly 10-12 booked nights monthly just to cover costs.
In our property pack covering the real estate market in Brisbane, we explain the best strategies to improve your cashflows.
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How competitive is Airbnb in Brisbane as of 2026?
How many active Airbnb listings are in Brisbane as of 2026?
As of the first half of 2026, Brisbane's core city area has approximately 6,200 active Airbnb listings, while Greater Brisbane hosts around 12,500-13,000 across all platforms.
This represents 15-17% growth over the past year as investors eye the 2032 Olympics, though new permit regulations may slow growth as suburban hosts exit the market.
Which neighborhoods are most saturated in Brisbane as of 2026?
As of the first half of 2026, the most saturated Brisbane neighborhoods are Fortitude Valley, South Brisbane, Brisbane CBD, West End, Kangaroo Point, Newstead, Spring Hill, and Woolloongabba.
These became saturated because they combine walkability to South Bank/CBD, excellent transport, high apartment concentrations, and proximity to Suncorp Stadium, hospitals, and entertainment precincts.
Undersaturated neighborhoods offering better opportunities include Herston (near Royal Brisbane Hospital), St Lucia (near UQ), Kelvin Grove (near QUT), and parts of Milton and Paddington near Suncorp Stadium but with less apartment stock.
What local events spike demand in Brisbane in 2026?
As of the first half of 2026, major events spiking Brisbane Airbnb demand include Brisbane International tennis (January), Royal Edinburgh Military Tattoo (February), NRL Magic Round (May), Ekka (August), Brisbane Festival and Riverfire (September), and Rugby League World Cup matches including Finals in October-November.
During peak events, hosts typically see bookings increase 25-40% and nightly prices lift 30-60%.
Hosts should adjust pricing 6-8 weeks before major events, opening calendars early to capture advance bookings while monitoring pace to maximize rates.
What occupancy differences exist between top and average hosts in Brisbane in 2026?
As of the first half of 2026, top-performing Brisbane hosts achieve 75-85% occupancy, significantly outperforming the market through strategic pricing and fast response times.
Average hosts achieve around 60-65%, meaning top performers capture 10-18 extra percentage points, translating to 3-5 additional booked nights monthly.
New hosts typically take 4-8 months to reach top-performer levels, depending on how quickly they accumulate reviews and optimize pricing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Brisbane.
Which price points are most crowded, and where's the "white space" for new hosts in Brisbane right now?
The nightly range with highest listing concentration sits between A$180-250 (US$115-165 or EUR 105-150), where most standard one and two-bedroom apartments cluster.
"White space" exists at A$300-400/night (US$195-260 or EUR 180-240) for premium family-sized properties, and A$100-130 (US$65-85 or EUR 60-80) for well-positioned budget options that undercut the crowded middle.
Characteristics allowing competition in underserved segments include 3+ bedrooms near hospitals/universities, pet-friendly houses with fenced yards, and event-optimized listings in the Suncorp corridor (Milton, Paddington, Petrie Terrace).
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What property works best for Airbnb demand in Brisbane right now?
What bedroom count gets the most bookings in Brisbane as of 2026?
As of the first half of 2026, one and two-bedroom properties get the most bookings in Brisbane, accounting for the majority of reservations.
Studios and one-bedrooms capture around 35% of bookings, two-bedrooms take roughly 40%, and 3+ bedrooms account for approximately 25%, though larger properties generate higher revenue per booking.
One and two-bedroom listings perform best because Brisbane's demand is driven by business travelers, visiting friends/relatives, and event attendees who typically travel solo or as couples.
What property type performs best in Brisbane in 2026?
As of the first half of 2026, well-located apartments in inner-city Brisbane deliver the best overall performance when balancing occupancy, regulatory simplicity, and management ease.
Apartments average 65-70% occupancy in prime locations, townhouses around 55-60%, and houses vary from 50-70% depending on positioning.
Apartments outperform because they require no permit in high-density zones under 2026 rules, have lower maintenance, and benefit from proximity to demand drivers.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Brisbane, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Brisbane City Council - Proposed Short Stay Accommodation Local Law 2025 | Official Council page explaining proposed rules, timelines, and permit requirements. | We used it to define what Council intends to change and when. We cross-checked against the draft local law PDF. |
| Brisbane City Council - Short Stay Accommodation Local Law 2025 (Draft PDF) | Primary legal text (draft local law) becoming enforceable from July 2026. | We used it for exact compliance requirements including permits, contact person rules, and enforcement. We treated this as the source of truth. |
| Brisbane City Council - Short Stay Accommodation Rule (PDF) | Council's operational rulebook with practical implementation details. | We used it to understand permit application requirements in practice and shaped documentation sections accordingly. |
| Brisbane City Council - Short-Stay Accommodation Taskforce Report | Official report laying out policy rationale behind new regulations. | We used it to explain policy intent around amenity and housing. We distinguished recommendations from actual rules. |
| Queensland Legislation - Planning Act 2016 | Official state legislation governing development approvals. | We used it to explain why zoning and development approval matter when changing dwelling use. |
| ABC News - Brisbane Short-Stay Crackdown Coverage | Major national newsroom with verified dates and details. | We used it to corroborate Council's timeline and scope while anchoring enforceable details to official PDFs. |
| ABC News - Brisbane Airbnb Crackdown Explainer | Dedicated explainer consolidating key points about proposed regulations. | We used it to verify our interpretation of who is affected, especially regarding low-density zones. |
| InsideAirbnb - Brisbane Dataset | Well-known open dataset providing Airbnb listing attributes with dated snapshots. | We used the November 2025 snapshot to compute median prices, neighborhood saturation, and listing concentration. |
| AirDNA - Brisbane Market Overview | Widely used STR analytics provider with transparent occupancy and ADR metrics. | We used it for triangulation on occupancy and ADR, cross-checking with InsideAirbnb. |
| Tourism Research Australia - Domestic Tourism Results | Australian Government's official tourism statistics program. | We used it as baseline for domestic travel volumes, keeping revenue assumptions consistent with tourism patterns. |
| Tourism and Events Queensland - Brisbane Performance Snapshot | State tourism authority publishing curated regional performance data. | We used it to describe demand fundamentals and cross-check seasonality against events calendars. |
| Brisbane City Council - Resolution of Rates and Charges 2025-26 | Official schedule of Council rates and charges for the financial year. | We used it to ground council cost estimates in verifiable figures for expense calculations. |
| Australian Energy Regulator - Default Market Offer 2025-26 | National energy regulator's official benchmark for South East Queensland electricity. | We used it as conservative reference for electricity assumptions, bounding utilities expenses. |
| Urban Utilities - Residential Prices and Charges 2025-26 | Brisbane's water/sewerage distributor-retailer publishing official tariffs. | We used it to estimate water/sewerage costs per month as a hard input in expense calculations. |
| Queensland Fire Department - Smoke Alarm Requirements | Official safety regulator guidance with 1 January 2027 compliance deadline. | We used it to flag compliance costs for STR owners as a setup item. |
| Suncorp Stadium - What's On Events Schedule | Venue's official calendar for major matches and concerts. | We used it to identify predictable demand spikes and suggest which neighborhoods benefit most. |
| Ekka - Royal Queensland Show Official Site | Official event organizer publishing confirmed dates for Brisbane's largest annual show. | We used it as a high-confidence example of citywide demand spike explaining inner-north rate lift. |
| Airbtics - Brisbane Airbnb Revenue Data | STR analytics with verified annual revenue and occupancy figures. | We used it to validate monthly revenue calculations against their A$60,000 annual averages. |
| Lane Property - Brisbane Short-Term Rental Laws Guide | Brisbane-based property management company with detailed local regulatory knowledge. | We used it to verify permit requirements and fine amounts, cross-referencing with official sources. |
| AirROI - Greater Brisbane Market Analysis | STR market analytics with property tier breakdowns and benchmarks. | We used it to understand performance across property tiers and referenced occupancy distribution data. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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