Bellbrae, Victoria Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Bellbrae, Victoria? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $22,756 per year — at a $184 nightly rate, 34.3% occupancy, and a $67 RevPAR that reflects moderate rate-to-revenue efficiency with room to optimize.
With just 28 active listings, Bellbrae is a micro-market where selective demand that rewards strong listing quality and pricing strategy. Supply expanded 7.7% as revenue climbed even while nightly rates softened — occupancy gains are outrunning rate pressure. For hosts entering now, strengthening demand means there is still room to build a profitable listing.
Regulation is low with minimal registration requirements, pointing to an operator-friendly environment. In a market this size, differentiated listings with strong reviews can capture outsized returns relative to the competition.
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What Are the Key Airbnb Metrics in Bellbrae?
In Bellbrae, the headline Airbnb metrics are $22,756 in average annual revenue,34.3% occupancy, $184 ADR, and $67 in RevPAR, and guests book about 38 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Bellbrae?
Understanding the monthly revenue variations for Airbnb listings in Bellbrae is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in Bellbrae is typically December, while May often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Bellbrae across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,583+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $3,368 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,675 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $913, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Bellbrae
What Is the Monthly Airbnb Occupancy Rate in Bellbrae?
Maximize your bookings by understanding the Bellbrae STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Decembersees the highest demand (peak season occupancy), while May experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in Bellbrae:
- Best-in-class properties (Top 10%) achieve 71%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 50% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 29%.
- Entry-level properties (Bottom 25%) average 19% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Bellbrae
What Is the Average Airbnb Nightly Rate in Bellbrae?
Effective short term rental pricing strategy in Bellbrae involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Bellbrae typically peaks in January and dips lowest during November. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $427+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $235 or more.
- Typical properties (Median) charge around $180 per night.
- Entry-level properties (Bottom 25%) earn around $148 per night.
Average Daily Rate (ADR) Trend by Month in Bellbrae
What Is the RevPAR for Airbnb in Bellbrae?
RevPAR in Bellbrae is currently $67. Because RevPAR combines nightly rates with realized occupancy, it is one of the cleanest ways to compare how efficiently listings turn demand into revenue across the market.
- Entry-level properties (Bottom 25%) see $39 RevPAR.
- Typical properties (Median) generate $49 RevPAR.
- Strong performers (Top 25%) earn $95 RevPAR.
- Best-in-class (Top 10%) achieve $130 RevPAR.
Average Monthly RevPAR Trend in Bellbrae
RevPAR Insights for Bellbrae
- The average RevPAR in Bellbrae is $67. This metric combines nightly rates with realized occupancy, making it one of the best single-number indicators of market efficiency.
- The gap between the top 10% ($130) and bottom 25% ($39) is $91, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Dec and bottoms out in May, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Bellbrae benchmarks. If your RevPAR falls below the median of $49, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $95+ RevPAR through a combination of competitive pricing, strong reviews, and strategic amenities. Target this tier through incremental improvements.
- Use RevPAR rather than revenue alone when comparing properties of different sizes — it normalizes for available nights and gives a more accurate picture of performance.
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When Is the Peak Season for Airbnb in Bellbrae?
Bellbrae's peak Airbnb season falls in December, January, March, while the softest stretch is May, June, July. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (December, January, March)
- Revenue averages $3,613 per month
- Occupancy rates average 45.0%
- Daily rates average $239
Shoulder Season
- Revenue averages $2,078 per month
- Occupancy maintains around 35.2%
- Daily rates hold near $231
Low Season (May, June, July)
- Revenue drops to average $1,468 per month
- Occupancy decreases to average 26.0%
- Daily rates adjust to average $247
Seasonality Insights for Bellbrae
- Airbnb seasonality in Bellbrae is pronounced. Revenue swings sharply between peak and low months, which means pricing strategy, minimum-stay settings, and cash reserves all need to account for extended slower periods.
- During the high season, the absolute peak month showcases Bellbrae's highest earning potential, with monthly revenues climbing to $3,999, occupancy reaching 48.4%, and ADRs peaking at $261.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $1,239, occupancy could drop to 22.9%, and ADRs may adjust to $191.
- Lower occupancy paired with meaningful seasonality means hosts in Bellbrae need to maximize every peak-season booking and seriously consider whether off-season pricing adjustments or minimum-stay changes can capture incremental revenue.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability and consider tightening cancellation policies to reduce last-minute gaps.
- Low Season: Offer competitive pricing, extended-stay discounts, and flexible cancellation policies. Target off-season travelers like remote workers, budget-conscious guests, and travelers with flexible schedules.
- Shoulder Seasons: Implement dynamic pricing that bridges peak and low rates. Target weekend travelers, local events, and business visitors. Slightly more flexible terms than peak season can help maintain occupancy without deep discounting.
- In a highly seasonal market like Bellbrae, building a cash reserve during the top months is essential for covering fixed costs during the slow period. Automated pricing tools can help capture demand shifts in real time.
Do You Need a License for Airbnb in Bellbrae?
Low regulation and minimal registration activity in Bellbrae, Victoria, Australia point to an operator-friendly environment. That said, even low-regulation markets may have tax collection requirements, safety standards, or HOA rules that affect short-term rental operations. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Bellbrae to ensure full compliance before hosting.
(Source: AirROI data, 2026, finding no licensed listings among those analyzed)
What Are the Best Neighborhoods for Airbnb in Bellbrae?
With a compact short-term rental market, Bellbrae gives early-mover hosts an advantage in the right neighborhoods. The areas listed below are where guest demand and local attractions converge — a useful lens for investors evaluating whether to enter this market and where to position their listing.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Bellbrae Village | Charming small town atmosphere with local cafes and proximity to beaches and surf spots. Great for families and tourists looking for a relaxing getaway in nature. | Great Otway National Park, Bellbrae Estate Winery, Torquay Golf Club, Bellbrae Primary School, Local markets |
| Torquay Beach | Famous for its beautiful beaches and surf culture, it's a top destination for tourists and surfers. A vibrant community with plenty of activities and restaurants. | Surf World Museum, Torquay Front Beach, Jan Juc Beach, Point Danger Lookout, Torquay Farmers Market |
| Jan Juc | Known for its stunning coastal views and great surf, Jan Juc is popular among surfers and those looking for a beach lifestyle. Offers a tranquil escape. | Jan Juc Surf Beach, Bells Beach, Merrijig Drive Walk, Teahupoo Cafe, Zinc Cafe |
| Anglesea | A short drive from Bellbrae, Anglesea offers a beautiful coastal river and beaches. It's a great spot for nature lovers and families. | Anglesea Golf Club, Anglesea River mouth, Anglesea Beach, Great Otway National Park, Local hiking trails |
| Lorne | A picturesque coastal town known for its stunning landscapes and beaches. Attracts tourists during summer for relaxation and outdoor activities. | Lorne Beach, Erskine Falls, Lorne Pier, Great Ocean Road Heritage Centre, Shelly Beach |
| Torquay | Adjacent to Bellbrae, Torquay offers a lively atmosphere with shops, restaurants, and access to world-renowned surf beaches. | Bells Beach, Torquay Village, Surfing competitions, Bushwalking trails, Local wineries |
| Point Addis | A beautiful coastal area with scenic views and excellent walking trails along the clifftops. Perfect for nature enthusiasts and photographers. | Point Addis Marine National Park, Razorback Lookout, Great Ocean Walk, Scenic Lookouts, Wildlife Viewing |
| Barwon Heads | A charming seaside village known for its relaxed atmosphere and proximity to nature reserves. Attracts families and tourists seeking a beach vacation. | Barwon Heads Beach, The Bluff, Thomson River, Local cafes, Barwon Heads Golf Club |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Bellbrae offers diversification within a single market. Investors can tailor their strategy — from high-turnover tourist zones to quieter residential areas that attract longer stays and remote workers.
What Types of Properties Are on Airbnb in Bellbrae?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Bellbrae
- The Bellbrae Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 100% of the 28 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Bellbrae, Outdoor/Unique properties are the most common (32.1%), reflecting the local real estate landscape.
- Houses represent a significant 25% portion, catering likely to families or larger groups.
- The presence of 17.9% Hotel/Boutique listings indicates integration with traditional hospitality.
Bellbrae Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Bellbrae
- The dominant room capacity in Bellbrae is 1 bedroom listings, making up 57.1% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 82.1% of the active Airbnb listings in Bellbrae, indicating a high concentration in these sizes.
- With over half the market (57.1%) consisting of studios or 1-bedroom units, Bellbrae is particularly well-suited for individuals or couples.
Bellbrae Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Bellbrae
- The most common guest capacity trend in Bellbrae vacation rentals is listings accommodating 2 guests (39.3%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Bellbrae STR market, accounting for 64.3% of listings.
- 17.8% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Bellbrae.
- On average, properties in Bellbrae are equipped to host 3.6 guests.
How Do Listings in Bellbrae Compare on Quality?
Listing quality in Bellbrae can be approximated through presentation depth, bedroom count, and how often hosts disclose exact locations. These signals show how professionally the local supply base is merchandised.
Listing Quality Insights for Bellbrae
- At 29.5 photos per listing on average, Bellbrae hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 28.6% of listings show their exact location. Lower disclosure rates can increase booking hesitation — guests want to know exactly where they are staying.
Recommendations for Hosts
- Enable exact location if possible — it removes a common source of guest uncertainty and can improve your listing's position in map-based searches.
- Use these quality indicators as a self-audit checklist. Listings that exceed the Bellbrae averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Bellbrae?
Amenity Prevalence
Amenity Insights for Bellbrae
- Popular amenities like Free parking on premises, Hot water, Heating are common but not universal. Offering these can provide a competitive edge.
- Warning: Wifi is not universally provided but is considered essential globally. Ensure reliable Wifi is offered.
Recommendations for Hosts
- Consider adding popular differentiators like Free parking on premises or Hot water to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in Bellbrae to stay competitive.
Which Airbnb Amenities Boost Revenue in Bellbrae?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Bellbrae, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Smoke alarm | 78.6% | $26,470 | $9,140 | 189.6% |
Cooking basics | 82.1% | $25,433 | $10,444 | 143.5% |
Patio or balcony | 60.7% | $28,400 | $14,034 | 102.4% |
Baking sheet | 17.9% | $38,786 | $19,271 | 101.3% |
Hot water kettle | 64.3% | $27,489 | $14,237 | 93.1% |
Barbecue utensils | 42.9% | $31,344 | $16,316 | 92.1% |
Dishwasher | 17.9% | $37,236 | $19,608 | 89.9% |
Dining table | 50.0% | $29,736 | $15,777 | 88.5% |
Toaster | 67.9% | $26,795 | $14,231 | 88.3% |
Wine glasses | 57.1% | $28,341 | $15,310 | 85.1% |
Revenue Impact Insights for Bellbrae
- Smoke alarm tops the revenue impact list with a 189.6% uplift — listings with this amenity earn $26,470 vs. $9,140 without it.
- Cooking basics — while widespread — still correlate with meaningful revenue gains, making it table stakes rather than true differentiators.
Recommendations for Hosts
- Focus your upgrade budget on amenities in the top half of this table. Below-median amenities may improve guest experience but contribute less to revenue growth.
- Highlight revenue-impacting amenities prominently in your listing title, photos, and description — guests can't value what they don't notice.
Dive Deeper: Advanced Bellbrae STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Bellbrae. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsBellbrae Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Bellbrae
- The typical guest profile for Airbnb in Bellbrae consists of primarily domestic travelers (88%), often arriving from nearby Melbourne, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Chinese.
- Domestic travelers account for 87.5% of guests.
- Key international markets include Australia (87.5%) and United Kingdom (3.5%).
- Top languages spoken are English (70.1%) followed by Chinese (5.1%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Target domestic marketing efforts towards travelers from Melbourne and Victoria.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
What Are Airbnb Guest Ratings in Bellbrae?
Listings in Bellbrae average 4.89 out of 5 overall, with about 139.3 reviews per active listing and 60.7% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Bellbrae
- With an overall rating of 4.89, Bellbrae listings meet an exceptionally high bar. Guests consistently report strong satisfaction, which drives repeat bookings and referral traffic.
- The strongest subcategory is Communication (4.96), while Value (4.75) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 60.7% of listings carry the Guest Favorite badge, a strong trust signal that can meaningfully lift click-through and booking rates.
Recommendations for Hosts
- Focus improvement efforts on Value — even small gains in the weakest subcategory can lift overall ratings and search ranking.
- Encourage guests to leave reviews after checkout. Listings with more reviews rank higher in search results and convert browsers into bookers more effectively.
Bellbrae Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Bellbrae
- The most common availability pattern in Bellbrae falls within the 181-270 days range, representing 46.4% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 82.1% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 91-180 days range is most frequent in Bellbrae (46.4%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 17.9% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
How Far in Advance Do Guests Book Airbnb in Bellbrae?
Average Booking Lead Time by Month
Booking Lead Time Insights for Bellbrae
- The overall average booking lead time for vacation rentals in Bellbrae is 38 days.
- Guests book furthest in advance for stays during December (average 62 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in June (average 19 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (49 days avg.) sees the longest lead times, while Summer (23 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (38 days) as a baseline for your pricing and availability strategy in Bellbrae.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 62 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 49 days) to capture early planners.
- Monitor your own booking lead times against these Bellbrae averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Bellbrae?
Guests in Bellbrae stay about 2.5 nights on average, generating roughly 862 reservations and 30.8 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 10:00 AM.
Monthly Length of Stay in Bellbrae
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Bellbrae
- Very short stays drive high turnover. Cleaning costs, consumable restocking, and check-in coordination become significant operational factors at this frequency.
- At 30.8 bookings per listing, the turnover rate is high. Hosts with streamlined operations (self-check-in, automated messaging, reliable cleaners) have a structural advantage.
- Stay lengths peak in Aug (3 nights) and shorten in Feb (1.9 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- With shorter average stays, focus on streamlining turnover. Self-check-in, reliable cleaning crews, and pre-staged amenities can reduce per-booking operational costs.
- Set your check-in time to match or beat the market standard of 3:00 PM. Offering early check-in flexibility can be a low-cost differentiator.
- Monitor length-of-stay seasonality to adjust minimum-night requirements — longer minimums during peak periods maximize revenue while shorter minimums fill gaps in shoulder seasons.
Bellbrae Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
7 listings
25% of total
2 Nights
11 listings
39.3% of total
30+ Nights
10 listings
35.7% of total
Key Insights
- The most prevalent minimum stay requirement in Bellbrae is 2 Nights, adopted by 39.3% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (64.3%) of the Bellbrae Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
- A significant segment (35.7%) caters to monthly stays (30+ nights) in Bellbrae, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 39.3% of Bellbrae hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 25% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 35.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Bellbrae.
Bellbrae Airbnb Cancellation Policy Trends Analysis (2026)
Limited
1 listings
3.6% of total
Flexible
4 listings
14.3% of total
Moderate
10 listings
35.7% of total
Firm
12 listings
42.9% of total
Strict
1 listings
3.6% of total
Cancellation Policy Insights for Bellbrae
- The prevailing Airbnb cancellation policy trend in Bellbrae is Firm, used by 42.9% of listings.
- There's a relatively balanced mix between guest-friendly (50.0%) and stricter (46.5%) policies, offering choices for different guest needs.
- Strict cancellation policies are quite rare (3.6%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 42.9% market standard in Bellbrae.
- Using a Strict policy might deter some guests, as only 3.6% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Bellbrae.
How Much Are Airbnb Cleaning Fees in Bellbrae?
Cleaning fees in Bellbrae are meaningful operating levers, not just pass-through charges. What matters most is how often hosts charge them, how high they run relative to market norms, and how large a share of gross revenue they consume.
Cleaning Fee Insights for Bellbrae
- About 67.9% of Bellbrae listings charge a cleaning fee — a mixed market where some hosts absorb the cost into nightly rates while others break it out.
- The gap between the average ($105) and median ($67) cleaning fee indicates some high-end properties are pulling the average up considerably.
- Cleaning fees represent 12.5% of gross revenue on average — a significant line item that impacts total guest cost and competitiveness.
Recommendations for Hosts
- Price your cleaning fee competitively against the Bellbrae median of $67. Fees significantly above market norms can deter bookings, especially for shorter stays.
- Consider whether bundling the cleaning fee into a slightly higher nightly rate might improve conversion, since many guests filter by total price and separate fees can feel punitive.
- Monitor competitor cleaning fees regularly. Airbnb's search algorithm factors in total price, so a well-calibrated cleaning fee can improve your listing's ranking.
What Do the Top Airbnb Listings in Bellbrae Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Bellbraebased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Modern studio with valley views
Entire Place • 1 bedroom
Bells Beach quiet large 5BR 2 acres w/hot tub spa
Entire Place • 5 bedrooms
Casa del Candelabra - light filled luxury retreat
Entire Place • 3 bedrooms
Brae Pool House - for all seasons
Entire Place • 1 bedroom
Bells Beach Stables
Entire Place • 3 bedrooms
Winki Inn
Entire Place • 1 bedroom
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Who Are the Top Airbnb Hosts in Bellbrae?
Learn from the best! This table showcases top-performing Airbnb hosts in Bellbrae based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Robyn | 2 | $59,726 | 120 | 4.99/5.0 |
| Jacqueline And Gavin | 2 | $58,060 | 526 | 4.90/5.0 |
| Kaya | 1 | $48,586 | 51 | 5.00/5.0 |
| Steve | 1 | $47,671 | 53 | 4.96/5.0 |
| Ocean Edge Holiday Rentals: Re | 1 | $41,575 | 39 | 5.00/5.0 |
| Will | 3 | $41,463 | 816 | 4.74/5.0 |
| Ro | 1 | $39,293 | 316 | 4.97/5.0 |
| Irene | 1 | $37,209 | 71 | 4.99/5.0 |
| Kylie | 1 | $36,892 | 127 | 4.97/5.0 |
| Debbie | 1 | $36,416 | 229 | 4.91/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in Bellbrae.
Who Are the Airbnb Hosts in Bellbrae?
Bellbrae is a quality-focused market, with a high Superhost share and fairly mature operating standards.
Host Profile Insights for Bellbrae
- With 85.7% Superhosts, Bellbrae has an experienced host base that sets high guest expectations. New entrants should plan for competitive quality standards.
- 7.1% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 3.6% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 96.4% of listings use Airbnb's simplified pricing (host-only fee), where the host pays the entire platform service fee and the guest sees one all-in price with no separate Airbnb service charge. High adoption signals a professional, PMS-connected host base — Airbnb mandates simplified pricing for software-connected listings.
Recommendations for Hosts
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 21.4% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Bellbrae averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Bellbrae
These are the highest-grossing professional property management operations in Bellbrae, ranked by total revenue across their portfolio. Their performance metrics offer a benchmark for what institutional-level hosting looks like in this market.
| Company | Listings | Revenue | ADR | Occ. | Rating |
|---|---|---|---|---|---|
| Ocean Edge Holiday Rentals: Re | 1 | $41,575 | $317 | 31.8% | 5.00/5 |
| Airready | 1 | $16,534 | $153 | 26.7% | 4.66/5 |
Management Company Insights for Bellbrae
- The leading management company, Ocean Edge Holiday Rentals: Re, operates 1 listings with $41,575 in gross revenue — a useful benchmark for what scale looks like in Bellbrae.
- Top managers average 1 properties each, suggesting professional management in Bellbrae still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.83/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 7.1% of listings professionally managed, there may be an opportunity to differentiate through more structured operations and consistent guest experiences.
- Study how top management companies price, position, and maintain their portfolios — their ADR and occupancy rates reflect strategies refined across dozens of listings.
- If you're considering hiring a property manager, compare their portfolio performance against these benchmarks before committing.
How Does Bellbrae's Airbnb Market Compare to Nearby Cities?
How does the Bellbrae Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.
Compared with Port Melbourne, Bellbrae has 21 percentage points lower occupancy and about $160 lower ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Port Melbourne | 10 | $5,471 | $344.26 | 55% |
| Mount Martha | 15 | $4,800 | $579.85 | 32% |
| Macedon | 10 | $4,192 | $479.18 | 38% |
| King Island Council | 15 | $3,341 | $445.71 | 31% |
| Leopold | 12 | $3,083 | $449.23 | 35% |
| Blairgowrie | 19 | $3,017 | $345.38 | 38% |
| Lancefield | 19 | $2,935 | $231.14 | 38% |
| Daylesford | 436 | $2,909 | $294.52 | 36% |
| Sorrento | 17 | $2,884 | $358.52 | 31% |
| Kinglake | 13 | $2,863 | $287.67 | 41% |
Frequently Asked Questions About Airbnb in Bellbrae
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Bellbrae.
How much do Airbnb hosts make in Bellbrae?
Bellbrae hosts earn about $22,756 per year on average, with an average nightly rate of $184 and RevPAR of $67. Those figures describe the typical revenue environment for active listings in Bellbrae, Victoria, not the ceiling for the best operators. Source: AirROI 2026 data, Bellbrae market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Bellbrae?
The average Airbnb occupancy rate in Bellbrae is 34.3%. December is the strongest month and May is the softest, so hosts should expect demand to move meaningfully throughout the year rather than stay flat.
What is the average Airbnb daily rate in Bellbrae?
Listings in Bellbrae average $184 per night. The broader pricing spread also matters: lower-performing listings cluster closer to the lower quartiles, while premium homes can price materially above the city average when demand spikes or listing quality stands out.
How many Airbnb listings are active in Bellbrae?
Bellbrae currently has about 28 active Airbnb listings in AirROI's market dataset. That supply count helps explain how competitive the market is, how much depth there is for benchmarking, and whether the market behaves like a niche destination or a scaled urban market.
How strict are short-term rental regulations in Bellbrae?
AirROI currently classifies the short-term rental regulation level in Bellbrae as Low. The dataset also shows about 0.0% of listings with registration evidence. That is a market signal, not legal advice, so hosts should still confirm current licensing and compliance rules locally before listing.
What is the RevPAR for Airbnb in Bellbrae?
RevPAR in Bellbrae is about $67. That metric combines pricing and occupancy into one efficiency number, so it is often a better quick benchmark than ADR alone when investors want to compare how well listings convert nightly rates into realized revenue.
Is Airbnb profitable in Bellbrae?
Occupancy of 34.3% means Bellbrae is a more selective market. Profitability is achievable but requires careful cost management, premium positioning, or targeting longer stays to reduce turnover. Average annual revenue is $22,756, but individual returns depend on property type, location within the city, and the host's operating efficiency.
How far in advance do guests book Airbnb in Bellbrae?
The average booking lead time in Bellbrae is about 38 days — a moderate lead time that gives hosts planning visibility while still benefiting from last-minute bookings. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Bellbrae?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Bellbrae include Bellbrae Village, Torquay Beach, Jan Juc. Each area attracts different guest profiles — from business travelers to leisure visitors — so the best location depends on the property type and target audience a host is aiming for. See the full neighborhood breakdown above.
What type of property performs best on Airbnb in Bellbrae?
entire_home listings make up 100.0% of the active supply in Bellbrae. The most common configuration does not always mean the most profitable — operators who identify underserved property types or bedroom counts can sometimes outperform the market average by filling a gap in local supply.
How does Bellbrae compare to nearby Airbnb markets?
Among neighboring markets, Port Melbourne posts $65,656 in average annual revenue with 55.3% occupancy, compared to Bellbrae's $22,756 and 34.3%. Comparing nearby markets helps investors understand whether a destination's performance reflects local demand or broader regional trends.
What is the average length of stay in Bellbrae?
The average Airbnb stay length in Bellbrae is about 2.5 nights. That matters for turnover, cleaning operations, and pricing strategy because shorter stays increase changeovers while longer stays can smooth occupancy and reduce operational friction.
What is the average Airbnb guest rating in Bellbrae?
Airbnb listings in Bellbrae average 4.89 out of 5 overall. About 60.7% of listings carry the guest favorite badge, which suggests a meaningful share of inventory is competing on review quality rather than price alone.
Which amenities boost Airbnb revenue in Bellbrae?
Smoke alarm and Cooking basics are among the strongest revenue-linked amenities in Bellbrae. In AirROI's latest dataset, listings with these amenities outperform those without on average revenue, which makes amenities analysis useful for prioritizing investment and listing upgrades.
Do Airbnb hosts charge cleaning fees in Bellbrae?
Yes. About 67.9% of active Airbnb listings in Bellbrae charge a cleaning fee, and the average fee is $105. The more important operating benchmark is how much of gross revenue that fee consumes, not just the absolute dollar amount.
What percentage of Airbnb hosts are Superhosts in Bellbrae?
A 85.7% Superhost rate signals a highly competitive market where review quality and responsiveness are table stakes, not differentiators.
About AirROI Market Data
AirROI tracks over 20 million properties across 190+ countries and maintains 15+ years of historical performance data, making it one of the deepest Airbnb and STR intelligence platforms available. The analytics pipeline aggregates listing-level data monthly — revenue, occupancy, nightly rates, RevPAR, guest demographics, booking patterns, and competitive supply — so investors and operators can benchmark any market against its own history and against neighboring destinations.
Real estate investors, property managers, financial institutions, hedge funds, tourism boards, hospitality consultants, tech platforms, and academic researchers rely on AirROI data to underwrite acquisitions, optimize pricing, model macro trends, and conduct peer-reviewed research. Data is available through in-depth market reports like this one and the Airbnb API with 22 endpoints and an Airbnb MCP Server for AI agents.
AirROI proprietary analytics as of 2026-03-31. Metrics reflect trailing twelve-month aggregates from active listings. Revenue figures are market averages, not projections. Neighborhood descriptions are AI-generated and reviewed for accuracy. For full methodology, see the data methodology page.