Is Airbnb Legal in Australia? 2026 Rules, Permits & Taxes

Registration required

Yes

Taxes on a stay

None

Yearly night cap

180 nights

Fine for hosting without a permit

Up to A$100,000

Next rule change

Jul 1, 2027

The rules in brief

Who needs it

Every host in New South Wales and Western Australia, hosted or not, including single rooms. Hotels and approved tourist accommodation are exempt in NSW. Elsewhere, councils set approvals, and South Australia has announced a register.^1,2,3,5,9,10

Issued by

NSW Planning Portal (NSW Department of Planning, Housing and Infrastructure); Consumer Protection, Western Australian Department of Local Government, Industry Regulation and Safety

Valid for

NSW registrations run for 12 months from the registration date; a registration that is not renewed is blocked from taking bookings and is de-registered after a further 3 months. WA registrations renew annually.

On listings

The number must appear on every listing

Platform checks

NSW booking platforms must not advertise a premises unless it is registered and its number is shown. WA bars advertising unregistered properties, including on booking platforms.

Fees

Who qualifies

• NSW: houses, units and terraces; caravans, tents and moveable dwellings do not register.
• NSW: the dwelling must meet the STRA fire safety standard and the host must follow the code of conduct.
• NSW: development consent and the owner's consent are uploaded where they apply.
• WA: hosted and un-hosted premises both register, and local planning approval rules still apply.

How to apply

1. 1 NSW: log in to the NSW Planning Portal (a MyServiceNSW account works) and register the property before advertising it.
2. 2 Upload any development consent and owner's consent that apply, and confirm the fire safety standard and code of conduct.
3. 3 Pay the fee to receive the STRA property ID and show it on the listing.
4. 4 WA: set up a My Account, choose individual or business user on the STRA Register, answer the property questions and pay the fee to receive a registration number.

Permit rules

NSW: register every property

Every short-term rental property in New South Wales, hosted or not, goes on the STRA Register for A$65, then A$25 a year to renew. Approved tourist and visitor accommodation such as hotels, serviced apartments and bed and breakfasts does not register.^2,3 Applies to: NSW hosts · In force since March 1, 2022

NSW: show the property ID on the listing

Registration issues an STRA property ID, which must appear on the online listing. A registration that is not renewed by its expiry date is blocked from taking bookings from booking platforms and is de-registered after a further 3 months.^2,3 Applies to: NSW hosts · In force since March 1, 2022

NSW: platforms may only advertise registered premises

Under the mandatory code of conduct, a booking platform must not advertise a short-term rental premises unless it is on the register and the registration number is shown with the listing.⁵ Applies to: booking platforms

WA: all short-term rentals must register

Registration with the WA STRA Register has been mandatory for hosted and un-hosted premises since 1 January 2025, at A$250 to register and A$100 a year to renew.^1,9,28 Applies to: WA hosts · In force since January 1, 2025

WA: display the registration number

Owners receive a registration number that must be displayed when advertising, and it is illegal to advertise an unregistered property, including on booking platforms.¹⁰ Applies to: WA hosts and platforms · In force since January 1, 2025

Tasmania: platforms report listings to the State

The Short Stay Accommodation Act 2019 lets the State collect quarterly data from platforms such as Airbnb and Stayz, which councils use to check compliance with planning rules.¹³ Applies to: booking platforms

Queensland: no state permit, a register is recommended

A University of Queensland review for the State recommended a centralised registration system and code of conduct for short-term rental, and found statewide restrictions would not suit Queensland's varied markets. Approvals and local laws sit with councils.^15,16 Applies to: Queensland hosts

Brisbane: proposed permit scheme dropped

On 12 May 2026 Brisbane City Council dropped its proposed Short Stay Accommodation Local Law 2025 and its planned permit. The council keeps enforcing existing local laws and development approval requirements.^17,18 Applies to: Brisbane hosts · In force since May 12, 2026

Gold Coast: licensed tourist rental accommodation

The City of Gold Coast licenses and can inspect tourist and permanent rental accommodation under its licensing local law, and for most properties payment of rates counts as licence renewal when the rating category is correct.¹⁹ Applies to: Gold Coast hosts

Noosa: local law approval renewed every year

Noosa's Short Stay Letting and Home Hosted Accommodation Local Law, in place since February 2022, requires a one-off application for approval for every short stay let property unless exempt, renewed annually.²¹ Applies to: Noosa hosts · In force since February 2022

South Australia: register and code of conduct planned

The South Australian Government has opened consultation on a Short Stay Accommodation Register and Code of Conduct, from 17 September to 30 October 2026.¹⁴ Applies to: South Australian hosts

NSW: hosted letting has no day limit

Hosted letting, where the owner lives on the property, can run all year; the owner must live on the property but not necessarily in the home being rented, so a granny flat can be let for 365 days.² Applies to: hosted STRA · In force since November 1, 2021

NSW: strata by-laws can ban non-resident letting

An owners corporation can adopt by-laws restricting short-term rental, but only in lots that are not the host's principal place of residence. A by-law can also set an occupancy limit of 2 adults per bedroom.⁴ Applies to: strata lots

Victoria: owners corporations can ban short stays

Since 1 January 2025 an owners corporation can ban short stay accommodation in its building by special resolution (75% of lot owners), but not in a lot that is someone's principal place of residence.²⁴ Applies to: apartment lots in Victoria · In force since January 1, 2025

WA: 90-night development approval exemption in Perth

In the Perth metropolitan region an owner can let their home as un-hosted short-term rental for up to 90 nights without development approval; registration is still required, and local planning laws apply beyond that.¹¹ Applies to: un-hosted STRA in Perth

Tasmania: planning permit unless you live in the home

A planning permit is not needed if the home is the host's main residence and is let only while the host is away, or no more than four bedrooms are let while the host is living there. All other short-stay letting needs a council planning permit.¹³ Applies to: Tasmanian hosts

Hobart: planning permit and differential rates

Visitor accommodation in Hobart follows the State Planning Provisions of the Tasmanian Planning Scheme, and the City of Hobart charges a differential rate to properties used for short-stay visitor accommodation.^13,22 Applies to: Hobart hosts

1. 1. Melbourne

   Victoria

   Melbourne hosts follow Victorian state rules: a 7.5% short stay levy that Airbnb collects on stays under 28 consecutive days, and any owners corporation ban in apartment buildings. The City of Melbourne's proposed local law with an annual registration fee and a night cap is paused.^7,23,24

   • Short stay levy: 7.5% of the total booking fee, collected by platforms such as Airbnb
   • Stays in the owner's or renter's principal place of residence are excluded from the levy
   • Owners corporations can ban short stays by 75% special resolution, except in principal residences
   • City of Melbourne's proposed registration fee and night cap are paused

2. 2. Sydney

   New South Wales

   Sydney sits under the NSW framework: register every property for A$65, then A$25 a year, and keep non-hosted letting to 180 days a year in Greater Sydney. In October 2025 the City of Sydney asked its staff to advise on a 60-day cap, levies and special rates, none of which is in force.^2,5,27

   • Register on the NSW STRA Register: A$65, then A$25 a year
   • Non-hosted stays capped at 180 days a year; bookings of 21 nights or more do not count
   • Hosted stays have no day limit
   • Fire safety standard and the Fair Trading code of conduct apply, including liability insurance

3. 3. Greater Brisbane

   Queensland

   Brisbane City Council has no short-term rental permit: on 12 May 2026 it dropped its proposed Short Stay Accommodation Local Law. The council continues compliance activity where short-term accommodation operates without required development approval, and it receives around 100 complaints a year.^17,18,29

   • Proposed permit scheme (announced December 2025) is not proceeding
   • Development approval can still be required under the planning scheme
   • Council keeps enforcing existing local laws
   • Around 100 complaints a year; under 1% of homes used for short-term accommodation

4. 4. Gold Coast City

   Queensland

   The City of Gold Coast licenses tourist and permanent rental accommodation under its licensing local law and can inspect it for health and safety. For most properties, payment of rates is treated as licence renewal when the rating category is correct.¹⁹

   • Council licenses and can inspect tourist and permanent rental accommodation
   • Payment of rates is deemed licence renewal for most properties
   • Owners must meet minimum public health and safety standards under local laws
   • Smoke alarm and fire safety matters sit with Queensland Fire and Emergency Services

5. 5. Adelaide

   South Australia

   South Australia is moving to a Short Stay Accommodation Register and Code of Conduct. Consultation opened on 17 September 2026 and closes at 5 pm on 30 October 2026.¹⁴

   • Register and Code of Conduct planned, with platforms such as Airbnb and Stayz to be consulted
   • Consultation open from 17 September to 30 October 2026
   • Design, fees and start date are still to be decided

6. 6. Sunshine Coast Regional

   Queensland

   Under the Sunshine Coast Planning Scheme 2014 holiday letting is short-term accommodation, which the council has treated as needing a material change of use development permit. Properties offered for holiday rental of under 42 consecutive days are rated in a separate transitory accommodation category.^20,31

   • Holiday letting is short-term accommodation under the 2014 planning scheme and may need a development permit
   • Transitory accommodation rating category applies to rentals of typically under 42 consecutive days
   • A room let while the owner lives at the property is not transitory accommodation for rating
   • Check the zoning with the council before listing

7. 7. Hobart

   Tasmania

   Hobart follows the Tasmanian Planning Scheme: no planning permit if the home is your main residence and is let only while you are away or up to four bedrooms are let while you live there, and a council planning permit for anything else. The City of Hobart charges a differential rate to properties used for short-stay visitor accommodation.^13,22,34

   • Home-sharing exemption: main residence let while away, or up to four bedrooms with the host present
   • Other short-stay use needs a council planning permit
   • Differential rating applies once a visitor accommodation permit is obtained
   • Platforms report listings quarterly under the Short Stay Accommodation Act 2019

8. 8. Noosa Heads

   Queensland

   Noosa Shire Council's Short Stay Letting and Home Hosted Accommodation Local Law, in place since February 2022, requires approval for every short stay let property unless exempt, renewed each year. Short-stay properties are also rated in their own category.²¹

   • One-off application for approval, then annual renewal
   • Applies to short stay letting and home hosted accommodation
   • Short-stay transitory properties pay rates in their own category
   • Check the property's town planning rights under Noosa Plan 2020 first

Tax rules sit with the national government

Hosts register for GST with the Australian Taxation Office once GST turnover reaches A$75,000, and Airbnb reports host income to the ATO under the Sharing Economy Reporting Regime. Permits and planning rules are set by states, territories and councils.^25,33

NSW: 180-night cap for non-hosted stays in Greater Sydney

Non-hosted letting, where the host does not live on the premises during the stay, is limited to 180 days a year in the Greater Sydney region, the Ballina area and mapped parts of Clarence Valley and Muswellbrook. The count runs over the 12 months from the registration date.² Applies to: non-hosted STRA in capped areas · In force since November 1, 2021

NSW: bookings of 21 nights or more do not count towards the cap

A booking of 21 consecutive days or more is exempt from the day limit for non-hosted letting, so longer stays can continue after the cap is reached.² Applies to: non-hosted STRA in capped areas · In force since November 1, 2021

Byron Shire: 60-night cap

From 23 September 2024, non-hosted letting in most of Byron Shire is limited to 60 days a year under the state policy, with two mapped precincts (Byron Bay town centre and Brunswick Heads) kept at 365 days.² Applies to: non-hosted STRA in Byron Shire · In force since September 23, 2024

NSW: fire safety standard

Dwellings used for short-term rental must meet the STRA fire safety standard, which includes an evacuation plan and interconnected smoke alarms; breaches carry penalty notices.² Applies to: NSW hosts · In force since March 1, 2022

NSW: third-party liability insurance

Hosts must hold insurance covering their liability for third-party injuries and death, valid for the whole occupancy period.⁵ Applies to: NSW hosts · In force since December 18, 2020

NSW: be reachable for guests and neighbours

A host or their representative must be contactable in ordinary hours to manage guests and neighbourhood complaints, and outside ordinary hours for emergencies.⁵ Applies to: NSW hosts · In force since December 18, 2020

NSW: two strikes in two years mean a five-year exclusion

NSW Fair Trading can record strikes for serious breaches of the code of conduct; two strikes in two years put a host or premises on the exclusion register for 5 years.⁶ Applies to: NSW hosts and guests · In force since December 18, 2020

What the host still handles

• GST with the Australian Taxation Office once GST turnover reaches A$75,000.
• The Victorian short stay levy with the State Revenue Office, only for bookings taken without a platform.
• The state register: the NSW Planning Portal for New South Wales, the STRA Register for Western Australia.
• Council approvals where they apply, such as Noosa's local law approval and the Gold Coast tourist rental licence.^7,8,25,26,32

• Western Australia: fines of up to A$20,000 for an individual and A$100,000 for a corporation for advertising an unregistered property; registration can also be suspended or cancelled.¹⁰
• New South Wales: two serious breaches of the code of conduct within two years put a host or premises on the exclusion register for 5 years.⁶
• New South Wales: letting beyond the planning limits is unauthorised development, and councils can begin compliance investigations that may lead to penalties or enforcement action.²
• New South Wales: a registration that lapses is blocked from taking bookings from online platforms for 3 months, then de-registered.²

1. July 1, 2027 Upcoming
   ACT levy rises from 5% to 7.5%

   From 1 July 2027 the ACT short-term rental accommodation levy increases to 7.5% of the total booking amount.⁸

2. October 30, 2026 Proposed
   South Australian register consultation closes

   Consultation on the planned register and code of conduct closes at 5 pm on 30 October 2026.¹⁴

3. September 17, 2026
   South Australia announces a short stay register

   The state government opened consultation on a Short Stay Accommodation Register, a Code of Conduct and related reforms.¹⁴

4. September 9, 2026 Lapsed
   Tasmania's proposed 5% short stay levy is voted down

   The Short Stay Levy Bill 2026 passed the House of Assembly on 7 May 2026 but was defeated in the Legislative Council on 9 September 2026 on a tied vote of six to six.¹²

5. August 26, 2026 Not in force
   Hobart sends a planning amendment on whole-home short stays for approval

   Hobart City Council's planning committee voted to send an amendment restricting new whole-home short-stay accommodation in residential zones to the Tasmanian Planning Commission, which decides whether it goes ahead; existing permits are not affected.³⁴

6. May 12, 2026 Lapsed
   Brisbane drops its proposed short stay permit

   Brisbane City Council decided not to proceed with the Proposed Short Stay Accommodation Local Law 2025 at this time.^17,18

7. December 9, 2025 Not in force
   Brisbane proposes a short stay permit scheme

   The Lord Mayor announced a proposed local law with a permit and a three-strikes rule, released for consultation from 12 December 2025 to 16 February 2026.²⁹

8. October 27, 2025
   City of Sydney asks for advice on a 60-day cap and levies

   Council resolved to seek advice on regulatory options including a 60-day cap, levies, special rates and planning controls; any cap needs NSW Government approval.²⁷

9. July 1, 2025
   ACT short-term rental levy starts at 5%

   The ACT levy applies to bookings made from 1 July 2025.⁸

10. January 1, 2025
    Victorian owners corporations can ban short stays

    Owners corporations can make rules banning short stay accommodation by special resolution, except in lots that are a principal place of residence.²⁴

11. January 1, 2025
    Western Australia makes registration mandatory

    All hosted and un-hosted short-term rental premises must be on the STRA Register, and unregistered properties cannot be advertised.^9,10

12. January 1, 2025
    Victoria's 7.5% short stay levy starts

    The levy applies to stays under 28 consecutive days in Victorian properties; Airbnb collects it from guests.^7,32

13. September 23, 2024
    Byron Shire 60-night cap starts

    Non-hosted letting in most of Byron Shire is limited to 60 days a year.²

14. February 15, 2024
    NSW opens review of the short-term rental framework

    The NSW Government exhibited a discussion paper from 15 February to 14 March 2024 on the planning and regulatory framework for short-term rental and on encouraging long-term rental supply, and says it is investigating policy changes.²

Estimate what a home could earn

1. 1. Short-Term Rental Accommodation Regulations 2024 · Government of Western Australia
2. 2. Short-term rental accommodation · NSW Department of Planning, Housing and Infrastructure
3. 3. Register a short-term rental accommodation property · Service NSW
4. 4. Short-term rental accommodation · NSW Government
5. 5. Code of conduct for the short-term rental accommodation industry · NSW Government
6. 6. Short-term rental accommodation exclusion register · NSW Government
7. 7. Understanding the short stay levy · State Revenue Office Victoria
8. 8. Short-term rental accommodation levy · ACT Revenue Office
9. 9. Managing short-term rental accommodation · Consumer Protection, Government of Western Australia
10. 10. Short stay register now open for owners · Consumer Protection, Government of Western Australia
11. 11. Public can now explore short stay data · Consumer Protection, Government of Western Australia
12. 12. Short Stay Levy Bill 2025 - Consultation · Department of Treasury and Finance Tasmania
13. 13. Housing (short stay accommodation) · Planning in Tasmania, State Planning Office
14. 14. Short Stay Accommodation Register · YourSAy, Government of South Australia
15. 15. Short-term rental accommodation review · Queensland Department of State Development, Infrastructure and Planning
16. 16. Short Term Accommodation Review complete · Queensland Ministerial Media Statements
17. 17. Proposed Short Stay Accommodation Local Law 2025 · Brisbane City Council
18. 18. Proposed short stay permits not proceeding at this time · Lord Mayor of Brisbane
19. 19. Rental accommodation · City of Gold Coast
20. 20. Rating Category Statement 2026-27 · Sunshine Coast Council
21. 21. Short Stay Letting · Noosa Shire Council
22. 22. Visitor accommodation · City of Hobart
23. 23. Short-Term Accommodation Policy · City of Melbourne
24. 24. Making rules to ban short stay accommodation · Consumer Affairs Victoria
25. 25. Register for goods and services tax (GST) · business.gov.au, Australian Government
26. 26. Tourism and hospitality industry partnership: GST on commercial accommodation · Australian Taxation Office
27. 27. Decision - Capping Short-Term Rental Accommodation in the City of Sydney · City of Sydney
28. 28. Short-Term Rental Accommodation Register · Government of Western Australia
29. 29. Suburban short stay accommodation to return to rental market · Lord Mayor of Brisbane
30. 30. Commercial residential premises and GST · Australian Taxation Office
31. 31. Assessment Report - MCU19/0288 · Sunshine Coast Council
32. 32. Tax collection and remittance by Airbnb in Australia · Airbnb Help Center
33. 33. Responsible hosting in Australia · Airbnb Help Center
34. 34. Council plan to restrict Hobart short-stay accommodation to be sent off for final approval · ABC News