Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Canberra's property market is included in our pack
If you are considering buying a property in Canberra to rent it out on Airbnb, you are probably wondering whether it will actually be profitable in 2026.
In this article, we break down the real numbers, the local regulations, and the demand patterns you need to know before making your investment decision.
We constantly update this blog post with fresh data about housing prices and short-term rental performance in Canberra, so you always have the latest picture.
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 Canberra.
Insights
- Canberra Airbnb hosts earn around A$3,900 per month on average, which translates to roughly A$47,000 to A$51,000 in annual gross revenue before expenses.
- The ACT introduced a 5% Short-Term Rental Accommodation Levy in July 2025 on bookings under 28 days, which platforms like Airbnb collect automatically from guests.
- Nearly half of all Canberra Airbnb listings are one-bedroom properties, making the 2-3 bedroom segment less saturated and potentially more profitable for new hosts.
- Top-performing Canberra hosts achieve occupancy rates around 75% to 80%, compared to the market average of 65%, simply by offering fast responses, professional photos, and consistent cleanliness.
- Enlighten Festival (27 February to 9 March 2026) and Floriade (September to October) can boost nightly rates by 20% to 40% for well-positioned properties near the Parliamentary Triangle.
- Unlike Sydney's 180-night annual cap, Canberra does not impose a government-mandated maximum on how many nights you can rent your property each year.
- Inner North suburbs like Braddon and Turner command nightly rates 15% to 35% higher than the Canberra average, while outer suburbs like Tuggeranong sit 10% to 25% below.
- Canberra's short-term rental demand is unusually stable year-round because of consistent government and business travel, unlike seasonal beach destinations.
- Around 93% of Canberra Airbnb listings offer parking, which reflects how car-dependent the city is compared to Sydney or Melbourne.
- A meaningful share of Canberra listings are configured for stays of 30 nights or more, targeting government contractors and relocating public servants.
Can I legally run an Airbnb in Canberra in 2026?
Is short-term renting allowed in Canberra in 2026?
As of the first half of 2026, short-term renting is allowed in Canberra and there is no blanket ban preventing you from listing your property on platforms like Airbnb or Stayz.
The main legal framework that shapes short-term rentals in the ACT is the Short-Term Rental Accommodation Levy Act 2025, which introduced a 5% levy on bookings under 28 days starting July 2025.
The most important condition hosts should know is that this levy is collected by booking platforms, not by you directly, so you do not need to register with the ACT Revenue Office yourself unless you take direct bookings.
For apartments and townhouses in strata schemes, you should also check your owners corporation by-laws because some buildings have restrictions or outright bans on short-term letting.
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 Canberra as of 2026?
As of the first half of 2026, Canberra does not have a government-mandated minimum-stay requirement or a maximum nights-per-year cap like Sydney's 180-night limit for unhosted rentals.
These rules do not differ by property type or residency status in the ACT, meaning you can rent out a detached house, apartment, or townhouse year-round without hitting an annual ceiling.
Most Canberra hosts choose minimum stays of 2 to 3 nights based on market demand rather than legal requirements, and a significant portion of listings are configured for 30+ night stays to attract government contractors and relocating professionals.
Do I have to live there, or can I Airbnb a secondary home in Canberra right now?
In Canberra, there is no requirement that you must live in the property to rent it on Airbnb, so secondary homes and investment properties are both eligible for short-term letting.
Owners of secondary homes can legally operate short-term rentals in the ACT without needing to prove primary residency, which is different from some other Australian jurisdictions.
No additional permits or special conditions apply specifically to non-primary residence short-term rentals in Canberra, though you should still check your building's strata by-laws if you own an apartment or townhouse.
The main practical difference between renting a primary residence versus a secondary home is that apartment owners corporations can pass by-laws restricting short-term letting in non-owner-occupied units, while owner-occupiers generally retain the right to host.
Don't buy the wrong property, in the wrong area of Canberra
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 Canberra right now?
Yes, you can run multiple Airbnb listings under one name in Canberra because the ACT does not impose a legal limit on how many properties a single person or entity can list for short-term rental.
There is no maximum number of properties that one host can register, which means professional investors and property managers can legally operate portfolios of short-term rentals.
Once you operate multiple properties, you should consider whether you need an ABN and a registered business name, and you will want to maintain clean financial records to meet ATO requirements for rental income reporting.
Do I need a short-term rental license or a business registration to host in Canberra as of 2026?
As of the first half of 2026, Canberra does not require a specific short-term rental license or mandatory registration to list your property on Airbnb, unlike some other Australian states.
The key compliance mechanism is the 5% levy, but this is collected and remitted by booking platforms like Airbnb and Stayz, so individual hosts do not need to register with the ACT Revenue Office unless they facilitate direct bookings.
If you operate at scale or treat your rental as a business, you may want to obtain an ABN and register a business name, but this is a general business requirement rather than an STR-specific license.
Are there neighborhood bans or restricted zones for Airbnb in Canberra as of 2026?
As of the first half of 2026, there is no official government map showing "Airbnb banned suburbs" or restricted zones for short-term rentals in Canberra.
Restrictions tend to be building-by-building rather than suburb-wide, meaning an apartment complex in Braddon might have by-laws against short-term letting while the townhouse next door does not.
Enforcement in the ACT focuses more on noise, parking, and nuisance complaints than geographic prohibition, so your main concern should be your specific building's owners corporation rules rather than your suburb.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Canberra in 2026?
What's the average and median nightly price on Airbnb in Canberra in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Canberra is around A$200 (approximately US$130 or EUR 120), while the median nightly price sits closer to A$185 (US$120 or EUR 110) because many 1-bedroom and 2-bedroom units pull the midpoint down.
The typical nightly price range that covers roughly 80% of Canberra listings falls between A$110 and A$250 (US$70 to US$165 or EUR 65 to EUR 150), with entry-level properties at the lower end and premium inner-city apartments or larger houses at the top.
The single factor with the biggest impact on nightly pricing in Canberra is location, specifically proximity to the Parliamentary Triangle, Inner North cafes and restaurants, or event venues like Commonwealth Park where Enlighten and Floriade take place.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Canberra.
How much do nightly prices vary by neighborhood in Canberra in 2026?
As of the first half of 2026, the nightly price gap between the most expensive and most affordable Canberra neighborhoods can be as much as A$80 to A$100 (US$50 to US$65 or EUR 48 to EUR 60), with Inner South suburbs like Kingston and Barton at the top and outer areas like Tuggeranong at the bottom.
The three Canberra neighborhoods with the highest average nightly Airbnb prices are Barton (around A$250 or US$165), Kingston (around A$240 or US$158), and Braddon (around A$230 or US$150), all benefiting from proximity to Parliament House, Lake Burley Griffin, and walkable dining precincts.
The three neighborhoods with the lowest average nightly prices are Tuggeranong (around A$150 or US$100), Belconnen outer suburbs (around A$155 or US$100), and parts of Gungahlin (around A$160 or US$105), though these areas still attract guests looking for affordable family-friendly accommodation with parking and space.
What's the typical occupancy rate in Canberra in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Canberra is around 65%, meaning properties are booked for roughly 20 nights per month on average.
The realistic occupancy rate range for most Canberra listings falls between 55% and 75%, with well-optimized properties in premium locations pushing toward the higher end and average listings sitting closer to 60%.
Canberra's occupancy rates compare favorably to the Australian national average because the city benefits from steady government and business travel rather than relying solely on seasonal tourism.
The single biggest factor for achieving above-average occupancy in Canberra is listing quality, specifically professional photos, fast response times, flexible check-in options, and consistently high cleanliness ratings that generate strong reviews.
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What's the average monthly revenue per listing in Canberra in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Canberra is around A$3,900 (approximately US$2,550 or EUR 2,350) before deducting operating expenses.
The realistic monthly revenue range that covers roughly 80% of Canberra listings falls between A$2,200 and A$5,500 (US$1,450 to US$3,600 or EUR 1,320 to EUR 3,300), depending on property type, location, and host performance.
Top-performing Airbnb listings in Canberra can achieve monthly revenues of A$6,000 to A$7,500 (US$3,950 to US$4,900 or EUR 3,600 to EUR 4,500), especially during peak event periods. A quick calculation shows that a well-located 2-bedroom apartment achieving A$230 per night at 80% occupancy would generate around A$5,500 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Canberra.
What's the typical low-season vs high-season monthly revenue in Canberra in 2026?
As of the first half of 2026, typical low-season monthly revenue for a Canberra Airbnb sits between A$3,000 and A$3,400 (US$1,950 to US$2,200 or EUR 1,800 to EUR 2,050), while high-season months can push revenue to A$5,000 to A$6,200 (US$3,250 to US$4,000 or EUR 3,000 to EUR 3,700).
Low season in Canberra typically runs from May through August when there are fewer major events, while high season includes late February to March (Enlighten Festival, Canberra Balloon Spectacular), September to October (Floriade), and early January (Summernats).
What's a realistic Airbnb monthly expense range in Canberra in 2026?
As of the first half of 2026, a realistic monthly expense range for operating an Airbnb in Canberra is A$1,100 to A$2,200 (US$720 to US$1,450 or EUR 660 to EUR 1,320) if you self-manage, or A$1,700 to A$3,200 (US$1,100 to US$2,100 or EUR 1,020 to EUR 1,920) if you use a property manager.
The single expense category that typically represents the largest share of monthly costs in Canberra is cleaning and laundry, which can run A$400 to A$1,200 (US$260 to US$790 or EUR 240 to EUR 720) per month depending on your turnover frequency.
Hosts in Canberra should typically expect to spend 30% to 50% of gross revenue on operating expenses, with self-managers at the lower end and those using full-service property managers at the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Canberra.
What's realistic monthly net profit and profit per available night for Airbnb in Canberra in 2026?
As of the first half of 2026, a realistic monthly net profit for a self-managed Airbnb in Canberra is A$1,700 to A$2,600 (US$1,100 to US$1,700 or EUR 1,020 to EUR 1,560), which translates to a profit per available night of roughly A$55 to A$85 (US$36 to US$56 or EUR 33 to EUR 51).
The realistic monthly net profit range for most Canberra listings is A$900 to A$2,600 (US$590 to US$1,700 or EUR 540 to EUR 1,560), with property-managed listings at the lower end due to management fees of 15% to 25% of revenue.
Canberra Airbnb hosts typically achieve net profit margins of 40% to 65% of gross revenue, depending on their expense structure and whether they self-manage or outsource operations.
The break-even occupancy rate for a typical Canberra Airbnb listing is around 35% to 45%, meaning you need roughly 11 to 14 booked nights per month to cover your operating costs before making a profit.
In our property pack covering the real estate market in Canberra, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Canberra as of 2026?
How many active Airbnb listings are in Canberra as of 2026?
As of the first half of 2026, there are approximately 1,400 to 1,900 active Airbnb listings in Canberra, with the variation depending on how "active" is defined and whether multi-platform listings are counted separately.
This number has grown moderately over the past year, with some sources showing increases of 5% to 10% annually, reflecting the broader Australian trend of expanding short-term rental supply following the post-COVID tourism recovery.
Which neighborhoods are most saturated in Canberra as of 2026?
As of the first half of 2026, the most saturated Canberra neighborhoods for Airbnb are Braddon, Civic/City Centre, Turner, Kingston, and Barton, where the highest concentration of 1-bedroom and 2-bedroom apartments compete for the same pool of visitors.
These neighborhoods became saturated because they combine walkability to restaurants and cafes, proximity to the Parliamentary Triangle and major employers, and easy access to event venues like the National Gallery and Commonwealth Park.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include family-oriented suburbs in Woden/Weston Creek (like Phillip and Curtin), Tuggeranong (like Greenway), and parts of Gungahlin, where larger homes can differentiate on space, parking, and appeal to relocating families or groups.
What local events spike demand in Canberra in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Canberra are Summernats (8 to 11 January), Enlighten Festival (27 February to 9 March), Canberra Balloon Spectacular (14 to 22 March), and Floriade (12 September to 11 October).
During these peak events, hosts typically see booking rates increase by 20% to 40% compared to normal periods, with nightly rates rising 15% to 35% for well-positioned properties near the event venues.
Hosts should typically adjust their pricing and minimum-stay settings 4 to 8 weeks before these major events to capture early bookers while still leaving room for last-minute premium pricing as availability tightens.
What occupancy differences exist between top and average hosts in Canberra in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Canberra achieve occupancy rates of 75% to 85%, which is roughly 10 to 15 percentage points higher than the market average of around 65%.
Average hosts typically see occupancy rates between 55% and 65%, meaning the performance gap between top and average operators translates to roughly 3 to 5 additional booked nights per month.
New hosts in Canberra can typically reach top-performer occupancy levels within 6 to 12 months if they invest in professional photography, maintain fast response times, deliver consistent cleanliness, and accumulate 15 to 20 positive reviews.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Canberra.
Which price points are most crowded, and where's the "white space" for new hosts in Canberra right now?
The nightly price range with the highest concentration of Canberra Airbnb listings is A$140 to A$200 (US$90 to US$130 or EUR 85 to EUR 120), which corresponds to the typical 1-bedroom and 2-bedroom apartment segment in inner-city locations.
The most crowded price point is around A$150 to A$180 per night (US$100 to US$120 or EUR 90 to EUR 110), while "white space" opportunities exist at the premium end above A$250 per night (US$165 or EUR 150) for unique or larger properties, and at the extended-stay segment for 30+ night bookings targeting government contractors.
New hosts looking to compete in underserved price segments should consider 3-bedroom or larger properties with dedicated parking, workspace amenities, and locations near town centres like Belconnen, Woden, or Gungahlin that appeal to relocating families and mid-term business travelers.
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What property works best for Airbnb demand in Canberra right now?
What bedroom count gets the most bookings in Canberra as of 2026?
As of the first half of 2026, 1-bedroom and 2-bedroom properties get the most bookings in Canberra by volume because they represent the largest share of supply and match the biggest demand pool of solo travelers, couples, and small groups.
The estimated booking rate breakdown by bedroom count in Canberra shows roughly 49% of listings are 1-bedroom units, 32% are 2-bedroom properties, and the remaining 19% are studios or 3+ bedroom homes.
The 1-bedroom and 2-bedroom segments perform best for booking volume because Canberra's demand is driven heavily by government and business travelers who typically book solo or in pairs, plus event visitors who prioritize location over space.
What property type performs best in Canberra in 2026?
As of the first half of 2026, well-located apartments and townhouses perform best for consistent occupancy in Canberra, while detached houses with 3+ bedrooms offer the highest revenue potential during peak event periods and for family or group bookings.
Occupancy rates across property types show that inner-city apartments typically achieve 65% to 75% occupancy, townhouses near town centres reach 60% to 70%, and detached houses in outer suburbs sit around 55% to 65% but can spike significantly during events like Summernats or Floriade.
Apartments outperform on consistency because Canberra's steady stream of government and business travelers values convenience and walkability, while houses outperform on total revenue during high-demand windows when families and groups seek space, parking, and full kitchen facilities.
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 Canberra, 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 |
|---|---|---|
| ACT Legislation Register - Short-Term Rental Accommodation Levy Act 2025 | It's the actual law as published by the ACT Government, providing the definitive legal framework for short-term rentals. | We used it to define what counts as a short-term rental booking and who is legally responsible for paying the levy. We also anchored all rules-based guidance to this primary legislation. |
| ACT Revenue Office - Short-Term Rental Accommodation Levy | It's the regulator's official plain-English guidance on how the levy works in practice. | We used it to confirm the 5% levy rate, understand who must register, and translate the law into practical expectations for Airbnb hosts in Canberra. |
| ACT Revenue Office - Calculating Rates | It's the official ACT explanation of how property rates are calculated and what components exist. | We used it to build realistic operating expense ranges for Canberra homes and highlight costs that might surprise first-time investors. |
| Australian Bureau of Statistics - Total Value of Dwellings | It's Australia's national statistics agency and a primary dataset for dwelling values and market trends. | We used it to ground property price assumptions in official statistics rather than anecdotes and to sanity-check affordability assumptions. |
| Reserve Bank of Australia - Cash Rate Target | It's the central bank's official policy rate page, directly influencing mortgage rates across Australia. | We used it to anchor financing cost assumptions since investor mortgage rates typically price off the cash rate. |
| Australian Taxation Office - Rental Properties Guide | It's the ATO's official guidance for rental income reporting and deductible expenses. | We used it to outline what Canberra Airbnb hosts can and cannot treat as deductible costs, keeping profit discussions realistic. |
| Airbnb - Simplifying Service Fees | It's Airbnb's own explanation of how host and guest fees are structured on the platform. | We used it to model platform fee ranges inside monthly expenses and explain why different hosts can have different payouts. |
| AirDNA - ACT Market Overview | It's a widely used STR data provider with transparent definitions for occupancy, ADR, and revenue metrics. | We used it as a territory-wide baseline to cross-check demand, seasonality, listing mix, and amenity penetration across Canberra. |
| AirDNA Help Center - Understanding Data | It documents AirDNA's metric definitions and methodology, ensuring consistent interpretation. | We used it to ensure our ADR, occupancy, and revenue estimates are calculated consistently when triangulating multiple datasets. |
| Airbtics - Canberra Revenue Data | It provides detailed Canberra-specific Airbnb revenue, occupancy, and ADR metrics updated regularly. | We used it to establish baseline annual revenue figures (A$51,000) and median occupancy rates (72%) for Canberra listings. |
| AirROI - Canberra Market Report | It offers tiered performance data showing how top, average, and entry-level properties perform differently. | We used it to establish realistic performance ranges across different property tiers and understand occupancy distribution. |
| Cosmo - Canberra Market Report | It provides recent weekly revenue and occupancy snapshots for the Canberra market. | We used it to cross-check monthly revenue estimates and compare short-term rental yields against long-term rental benchmarks. |
| VisitCanberra - Must-See Events 2026 | It's the ACT's official tourism marketing body summarizing the major annual event calendar. | We used it to identify predictable demand spikes that matter for pricing and minimum-stay strategy throughout the year. |
| ACT Government - Enlighten Festival 2026 | It's a direct ACT Government announcement with confirmed dates for a major demand-driving event. | We used it as a date-certain anchor for the Enlighten Festival period (27 Feb to 9 Mar 2026) and to suggest practical hosting tactics. |
| Tourism Research Australia - Domestic Tourism Results | It's the Federal Government's tourism statistics body providing official visitor data and methodology. | We used it to ground visitor volume and travel pattern assumptions in official tourism measurement rather than platform marketing. |
| Tourism ACT - Visitor Data Trends | It's the territory tourism body summarizing TRA visitor survey insights specifically for the ACT. | We used it to confirm that Canberra visitor volumes support STR demand and to keep the demand analysis Canberra-specific. |
| ACT Government - Register Your Business | It's the ACT Government's official guide for business registration requirements in Canberra. | We used it to explain when an ABN or business name might be relevant for hosts operating at scale. |
| ACT Government - Owning a Unit | It explains strata (unit title) governance in the ACT and owners corporation responsibilities. | We used it to clarify how building by-laws can affect Airbnb hosting rights in apartments and townhouses. |
| Hostaway - Airbnb Rules in Australia | It provides a comprehensive overview of STR regulations across all Australian states and territories. | We used it to compare Canberra's regulatory environment with other jurisdictions like NSW and Victoria. |
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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