Authored by the expert who managed and guided the team behind the New Zealand Property Pack
Yes, the analysis of Wellington's property market is included in our pack
This article breaks down everything you need to know about running an Airbnb in Wellington in 2026, from the current legal requirements to realistic profit expectations.
We cover the actual numbers behind nightly prices, occupancy rates, and monthly revenue for different Wellington neighborhoods and property types.
We constantly update this blog post with fresh data and regulatory changes affecting short-term rentals in New Zealand's capital.
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 Wellington.
Insights
- Wellington's Airbnb market has roughly 1,200 to 1,300 active listings as of early 2026, making it a moderately competitive market compared to Auckland or Queenstown, with room for well-positioned new hosts.
- The typical Wellington Airbnb listing earns around NZ$2,500 to NZ$3,300 per month, but hosts in Te Aro and Mount Victoria can push closer to NZ$4,000 during peak season thanks to event-driven demand.
- Wellington's conference center Takina has quietly become a weekday demand driver since opening in 2023, boosting occupancy rates for CBD and Te Aro listings beyond typical leisure-only markets.
- Top-performing Wellington hosts achieve roughly 65% occupancy, while average hosts sit closer to 45% to 50%, and the gap often comes down to heating quality and clear parking instructions in guest reviews.
- CubaDupa weekend on March 28-29, 2026 remains Wellington's most reliable demand spike, with central listings often seeing nightly rates jump 30% to 50% above normal.
- The NZ$110 to NZ$160 per night price band is the most crowded in Wellington, especially for generic one-bedroom apartments in Te Aro, creating opportunity for family-friendly 2-3 bedroom homes priced at NZ$180 to NZ$260.
- Wellington City Council is actively discussing a short-term accommodation rates differential, which could increase council rates for frequent Airbnb hosts by 25% to 50% if implemented, so this is a key risk to monitor in 2026.
- About 60% of Wellington Airbnb guests are domestic travelers, often arriving from Auckland for long weekends or business trips, which makes the market less dependent on international tourism fluctuations.
Can I legally run an Airbnb in Wellington in 2026?
Is short-term renting allowed in Wellington in 2026?
As of early 2026, short-term renting through platforms like Airbnb is generally allowed across Wellington, as the city has not implemented a strict licensing regime or outright ban on residential short-stay accommodation.
Wellington's main legal framework for short-term rentals falls under the District Plan, which treats most home-sharing as a permitted residential activity, provided it still functions like a home rather than a commercial hotel operation.
The single most important condition Wellington hosts should pay attention to is compliance with any Body Corporate rules if you're in an apartment, as many buildings in Te Aro and the CBD have their own restrictions on short stays that override the city's generally relaxed approach.
There are also national tax obligations that apply regardless of Wellington's planning rules, including declaring Airbnb income to the Inland Revenue Department and understanding that GST is now collected by Airbnb on all bookings since April 2024.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in New Zealand.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in New Zealand.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Wellington as of 2026?
As of early 2026, Wellington does not have a citywide minimum-stay requirement or a maximum nights-per-year cap like you might find in cities such as London or Amsterdam.
These rules don't differ by property type or residency status at the city level, meaning there's no official restriction preventing you from renting out a studio apartment, a villa, or a secondary home for as many nights as you want.
However, individual apartment buildings and Body Corporate agreements can impose their own minimum-stay rules, often requiring 2 to 7 night minimums or banning short-term rentals entirely, so checking your specific building's rules is essential before listing.
Do I have to live there, or can I Airbnb a secondary home in Wellington right now?
Wellington does not have a "principal residence only" requirement for Airbnb hosts, meaning you can legally operate a short-term rental on a secondary home or investment property in the city.
Owners of secondary homes and investment properties can run Airbnbs in Wellington without needing special permits, as the city's regulatory approach focuses more on how the property is used rather than who owns it.
There are no additional permits or conditions specifically required for non-primary residence rentals at the city level, though you should still check your property's Body Corporate rules and ensure proper insurance coverage for short-term rental use.
The main practical difference is that secondary-home Airbnbs tend to work best in areas where neighbors expect transient guests, such as the CBD fringe, Te Aro, and areas near Te Papa, while quieter hillside neighborhoods may generate more complaints.
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Can I run multiple Airbnbs under one name in Wellington right now?
Yes, you can run multiple Airbnb listings under one host account in Wellington as of early 2026, as there's no citywide regulation limiting the number of properties a single person or entity can list for short-term rental.
Wellington does not impose a maximum cap on how many properties one host can operate, unlike some heavily regulated markets where professional hosts face stricter scrutiny.
There are no additional licensing requirements specifically for multi-property hosts, though you'll need to ensure each property meets standard safety requirements and that you're properly reporting all rental income to IRD.
The practical limiting factors for multi-property portfolios in Wellington tend to be financing and insurance, as lenders and insurers scrutinize short-term rental businesses more closely, and there's growing discussion about treating frequent Airbnb use as commercial activity for rates purposes.
Do I need a short-term rental license or a business registration to host in Wellington as of 2026?
As of early 2026, Wellington does not require hosts to obtain a specific short-term rental license or complete a formal registration process before listing their property on Airbnb.
The compliance you do need to take seriously involves tax obligations, including registering for GST if your total annual turnover exceeds NZ$60,000, and understanding that Airbnb now collects and remits GST on all New Zealand bookings regardless of your registration status.
You should also ensure your property meets basic safety standards like working smoke alarms and clear fire escape routes, as these are national requirements under the Building Act 2004 and the Health and Safety at Work Act 2015.
Are there neighborhood bans or restricted zones for Airbnb in Wellington as of 2026?
As of early 2026, Wellington does not have official neighborhood bans or restricted zones that prohibit Airbnb operations across specific suburbs or areas of the city.
The closest thing to restricted zones in Wellington are specific apartment buildings, particularly in Te Aro, Courtenay Place, and the Cuba Quarter, where Body Corporate rules restrict or ban short-stay rentals entirely.
These building-level restrictions exist because high-density apartment complexes often experience security concerns, noise complaints, and wear on shared facilities when units are used for frequent short stays.
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How much can an Airbnb earn in Wellington in 2026?
What's the average and median nightly price on Airbnb in Wellington in 2026?
As of early 2026, the average nightly price for an Airbnb listing in Wellington is approximately NZ$155 (around US$90 or €75), while the median nightly price sits closer to NZ$135 (around US$78 or €66).
The typical price range covering roughly 80% of Wellington Airbnb listings falls between NZ$100 and NZ$220 per night (US$58-127 or €49-108), with apartments at the lower end and well-appointed houses or villas at the higher end.
The single factor with the biggest impact on nightly pricing in Wellington is proximity to the walkable CBD core and Te Aro, as guests pay a clear premium for being within easy reach of restaurants, nightlife, Te Papa, and the Takina convention center.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Wellington.
How much do nightly prices vary by neighborhood in Wellington in 2026?
As of early 2026, Wellington Airbnb nightly prices vary significantly by neighborhood, ranging from around NZ$110 per night (US$64 or €54) in outer suburbs like Karori to NZ$260 per night (US$150 or €128) in premium areas like Oriental Bay and Mount Victoria.
The three Wellington neighborhoods with the highest average nightly Airbnb prices are Oriental Bay and Mount Victoria at NZ$170-260 (US$98-150 or €84-128), Thorndon and Kelburn at NZ$160-240 (US$92-139 or €79-118), and Te Aro near the CBD at NZ$150-220 (US$87-127 or €74-108).
The three neighborhoods with the lowest average nightly prices are Karori and Johnsonville at NZ$110-170 (US$64-98 or €54-84), Newtown and Mount Cook at NZ$120-180 (US$69-104 or €59-89), and Miramar at NZ$130-200 (US$75-116 or €64-98), though guests absolutely still choose these areas for family stays, longer visits, and airport proximity.
What's the typical occupancy rate in Wellington in 2026?
As of early 2026, the typical annual occupancy rate for Airbnb listings in Wellington sits around 55%, meaning an average property is booked for roughly 200 nights per year.
The realistic occupancy range covering most Wellington listings spans from 45% for average or undifferentiated properties up to 65% for well-run listings with strong reviews and competitive pricing.
Wellington's occupancy rates are broadly in line with other New Zealand urban centers, though slightly below holiday destinations like Queenstown during peak season but more stable year-round due to business and conference travel.
The single biggest factor for achieving above-average occupancy in Wellington is ensuring your property is genuinely warm, dry, and well-heated, as guest reviews consistently punish cold or damp accommodations harder here than in most markets due to Wellington's famous wind and older housing stock.
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What's the average monthly revenue per listing in Wellington in 2026?
As of early 2026, the average monthly gross revenue per Airbnb listing in Wellington is approximately NZ$2,800 (around US$1,620 or €1,380), though this varies significantly by property type and management quality.
The realistic monthly revenue range covering roughly 80% of Wellington Airbnb listings falls between NZ$1,800 and NZ$4,000 (US$1,040-2,320 or €890-1,970), with apartments and units at the lower end and well-located houses or villas at the higher end.
Top-performing Airbnb listings in Wellington, typically well-presented 2-3 bedroom properties in Te Aro or Mount Victoria, can achieve NZ$4,500 to NZ$5,500 per month (US$2,610-3,190 or €2,220-2,710) during strong months. At 65% occupancy and NZ$200 per night, that works out to roughly 20 booked nights generating NZ$4,000 in a single month.
Finally, note that we give here all the information you need to buy and rent out a property in Wellington.
What's the typical low-season vs high-season monthly revenue in Wellington in 2026?
As of early 2026, typical monthly revenue for a Wellington Airbnb ranges from around NZ$1,800-2,300 (US$1,040-1,330 or €890-1,130) during low season to NZ$3,500-4,500 (US$2,030-2,610 or €1,720-2,220) during high season.
Wellington's low season runs from June through August when colder, windier weather reduces leisure travel, while high season spans December through March when summer visitors, festivals like CubaDupa (March 28-29, 2026), and conference traffic all boost demand.
What's a realistic Airbnb monthly expense range in Wellington in 2026?
As of early 2026, realistic monthly operating expenses for a Wellington Airbnb (excluding mortgage payments) range from NZ$900 to NZ$1,600 (US$520-930 or €440-790) for apartments, NZ$1,100 to NZ$1,900 (US$640-1,100 or €540-940) for townhouses, and NZ$1,300 to NZ$2,300 (US$750-1,330 or €640-1,130) for standalone houses or villas.
The single largest expense category for Wellington Airbnb hosts is typically council rates, which run NZ$300-650 per month (US$175-375 or €150-320) depending on your property's capital value, followed closely by cleaning costs at NZ$55-110 per turnover.
Wellington hosts should expect to spend roughly 45% to 60% of gross revenue on operating expenses, leaving 40% to 55% as operating profit before any mortgage payments, which is fairly typical for self-managed urban short-term rentals.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Wellington.
What's realistic monthly net profit and profit per available night for Airbnb in Wellington in 2026?
As of early 2026, the realistic monthly net operating profit (before mortgage) for a Wellington Airbnb is approximately NZ$1,100-1,400 (US$640-810 or €540-690), which translates to roughly NZ$37-47 (US$21-27 or €18-23) profit per available night.
The realistic monthly net profit range covering most Wellington listings spans from roughly NZ$500 for average apartments with modest occupancy up to NZ$2,500 for well-run houses in premium locations with strong booking rates.
Wellington Airbnb hosts typically achieve net profit margins of 35% to 45% of gross revenue after all operating expenses, though this can drop significantly once mortgage payments are factored in for financed purchases.
The break-even occupancy rate for a typical Wellington Airbnb listing sits around 35% to 40%, meaning you need roughly 11-12 booked nights per month just to cover operating expenses before mortgage payments.
In our property pack covering the real estate market in Wellington, we explain the best strategies to improve your cashflows.
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How competitive is Airbnb in Wellington as of 2026?
How many active Airbnb listings are in Wellington as of 2026?
As of early 2026, Wellington has approximately 1,200 to 1,300 active Airbnb listings, making it a moderately competitive market that's neither oversaturated nor underserved.
This listing count has grown roughly 5% to 8% compared to the previous year, continuing a gradual upward trend that resumed after the pandemic dip, though growth has been slower than in resort destinations like Queenstown.
Which neighborhoods are most saturated in Wellington as of 2026?
As of early 2026, the most saturated neighborhoods for Airbnb in Wellington are Te Aro (especially around Cuba Street and Courtenay Place), Wellington Central CBD fringe, Mount Victoria, and Thorndon near Parliament.
These neighborhoods have become saturated because they combine walkability to nightlife, restaurants, and attractions like Te Papa and Takina with relatively high apartment density, creating a concentration of easy-to-list properties competing for the same guest demographic.
Neighborhoods that remain relatively undersaturated and may offer better opportunities for new hosts include Karori, Island Bay, Brooklyn, Wadestown, and Miramar, where "whole-home family stay" demand exists but fewer copy-paste apartment listings compete.
What local events spike demand in Wellington in 2026?
As of early 2026, the main local events that spike Airbnb demand in Wellington include CubaDupa (March 28-29, 2026), the Wellington Jazz Festival (typically October), the New Zealand International Film Festival (July-August), and year-round conference events at Takina convention center.
During these peak events, Wellington Airbnb hosts typically see booking rates increase by 20% to 40% above normal periods, with nightly rates jumping 30% to 50% for well-positioned listings in Te Aro and the CBD.
Wellington hosts should adjust their pricing and availability at least 4 to 6 weeks before major events like CubaDupa, as savvy travelers book central accommodation early, and you'll want minimum stay requirements in place to capture full weekend bookings.
What occupancy differences exist between top and average hosts in Wellington in 2026?
As of early 2026, top-performing Airbnb hosts in Wellington achieve roughly 65% occupancy, meaning their properties are booked for approximately 240 nights per year.
Average hosts in Wellington typically see occupancy rates of 45% to 50%, which translates to 165-180 booked nights per year, representing a meaningful 15-20 percentage point gap that significantly impacts annual revenue.
New hosts in Wellington typically need 6 to 12 months to reach top-performer occupancy levels, as building reviews, optimizing pricing, and understanding seasonal demand patterns takes time, though starting with competitive pricing can accelerate this timeline.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Wellington.
Which price points are most crowded, and where's the "white space" for new hosts in Wellington right now?
The nightly price range with the highest concentration of listings in Wellington is NZ$110-160 (US$64-93 or €54-79), which is dominated by generic 1-2 bedroom apartments in Te Aro and the CBD competing primarily on location rather than distinctive features.
The "white space" opportunities for new Wellington hosts exist in the NZ$180-260 (US$104-150 or €89-128) range, where family-ready 2-3 bedroom homes with genuine differentiators can stand out from the crowded mid-market.
Property characteristics that allow new hosts to successfully compete in this underserved segment include proper heating (heat pump preferred), dedicated parking or clear parking guidance, family-friendly amenities like high chairs and cots, and a real dining table setup for guests staying multiple nights.
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What property works best for Airbnb demand in Wellington right now?
What bedroom count gets the most bookings in Wellington as of 2026?
As of early 2026, 1-2 bedroom properties get the most bookings in Wellington's Airbnb market, as they align with the dominant guest profile of couples, solo business travelers, and weekend city-breakers.
The booking rate breakdown by bedroom count in Wellington shows studios and 1-bedroom units capturing roughly 48% of bookings, 2-bedroom properties taking about 25%, 3-bedroom homes accounting for 18%, and 4+ bedroom properties making up the remaining 9%.
One and two bedroom properties perform best in Wellington specifically because the city attracts short business trips and conference delegates (via Takina), couples on long weekends from Auckland, and solo travelers, rather than large family groups who might prefer resort destinations.
What property type performs best in Wellington in 2026?
As of early 2026, apartments and units perform best for booking volume in Wellington due to their concentration in high-demand central locations, though townhouses often deliver the best balance of profitability and operational simplicity.
Occupancy rates across Wellington property types show apartments achieving 50-55% occupancy with lower nightly rates, townhouses hitting 55-60% with moderate rates, and standalone houses or villas reaching 50-58% occupancy but commanding higher nightly prices.
Apartments outperform on volume in Wellington because they dominate the walkable Te Aro and CBD areas where most demand concentrates, while townhouses often beat apartments on profitability because they offer more space with modern insulation and heating, avoiding the moisture and cold issues that hurt reviews in older Wellington housing stock.
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 Wellington, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Wellington City Council District Plan | It's the official rulebook for what activities are allowed on residential land in Wellington. | We used it to anchor what "visitor accommodation" and home-sharing is treated as under planning rules. We also used it as the jumping-off point to confirm any zone-specific constraints. |
| Wellington City Council ePlan | It's the council's official searchable tool for property-by-property rules. | We used it to check whether restrictions can be zone-specific rather than citywide. We also used it to confirm the real-world workflow a homeowner would use to validate a specific address. |
| Wellington City Council Rates 2025/2026 | It's the council's official rates documentation for the current rating year. | We used it to estimate the baseline council-rates cost line for a typical Airbnb property. We also used it to explain how rates are calculated based on capital value, land use, and targeted rates. |
| Wellington City Council Differential Rating Conditions | It's the council's formal policy detail for how differential rating can apply. | We used it to flag that land use can affect rating treatment, which matters for full-time Airbnbs. We also used it to explain why some commercial-like use may be treated differently over time. |
| Wellington City Council 2025-26 Annual Plan Deliberation | It's an official council paper showing direction of policy travel on short-term accommodation. | We used it to explain a realistic "watch item" for 2026 regarding rates policy changes aimed at short-term accommodation. We treated it as forward-looking risk rather than current law. |
| Inland Revenue Short-Stay Accommodation Rules | IRD is the tax authority, and this is the primary source for tax treatment rules. | We used it to explain how GST is handled for Airbnb-style bookings after the marketplace rules changes. We also used it to list the compliance must-dos that apply even when Wellington planning rules are light. |
| Airbnb Help - GST in New Zealand | It reflects how the platform implements IRD rules in practice, showing what hosts actually see. | We used it to translate IRD's GST marketplace rules into what happens at checkout and in payouts. We also used it as a cross-check so we didn't misstate practical cashflow impacts for hosts. |
| MBIE Accommodation Data Programme | It's the government-funded accommodation dataset replacing the old Stats NZ accommodation survey. | We used it as an independent demand and seasonality benchmark for commercial accommodation to cross-check short-stay trends. We also used it to avoid relying on platform data alone. |
| Stats NZ Tourism Portal | Stats NZ is the national statistics agency for New Zealand. | We used it to triangulate visitor trends and macro tourism conditions affecting Wellington demand. We used it for context rather than as an Airbnb-specific dataset. |
| Reserve Bank of New Zealand Mortgage Rates | RBNZ is the central bank, and this is the official mortgage rate series. | We used it to estimate financing costs, which is the biggest expense line for most owners. We also used it to stress-test profitability under realistic interest-rate assumptions. |
| AirDNA Wellington Market Snapshot | It's a widely used STR analytics platform with transparent metric definitions. | We used it to triangulate occupancy, ADR, and revenue and to frame competitiveness. We treated it as private-sector observed listings data and cross-checked it against other STR datasets. |
| AirROI Wellington Market Dataset | It provides an explicit listing count and summary statistics with a defined update window. | We used it as a second independent STR dataset to cross-check AirDNA, especially for listing count and ADR/occupancy bands. We used it to bracket our confident estimate ranges. |
| Airbtics Wellington STR Summary | It's another established STR data vendor that publishes market-wide aggregates. | We used it as a third triangulation point for occupancy, ADR, and to cross-check seasonality shape. We did not rely on it alone but used it to set a realistic high/low envelope. |
| CubaDupa Official Website | It's the official event organiser site for a major demand spike weekend. | We used it to cite exact 2026 dates for one of Wellington's most reliable annual peak-demand events. We then translated that into a practical pricing and occupancy spike assumption. |
| Takina Convention Centre | It's the official site for Wellington's convention and exhibition centre. | We used it to explain why weekday demand in Te Aro and CBD is structurally stronger now due to conference delegates. We treated it as a demand stabiliser rather than a one-off event. |
| Wellington City Council Noise Control | It's the council's official enforcement channel for nuisance issues. | We used it to explain the practical compliance risk that most often triggers neighbour complaints. We also used it to justify why party-house risk is a real operational consideration in inner suburbs. |
| Wellington Jazz Festival | It's the official website for an annual event that lifts central-city demand. | We used it to confirm event timing and include it in our list of demand spike opportunities for Wellington Airbnb hosts. |
| REINZ House Price Index | REINZ is the primary industry body for NZ real estate, and HPI addresses composition bias. | We used it to explain how NZ price indexes avoid median price volatility. We used it as the credibility anchor when we referenced price movement context. |
| QV House Price Index | QV is a long-standing NZ property valuation and data firm with a public index series. | We used it as a reference point for values and trend context. We used it to check Wellington's pricing reality versus national headlines. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of New Zealand. 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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