Docklands, Victoria Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Docklands, Victoria? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $24,446 per year — at a $203 nightly rate, 46.9% occupancy, and a $87 RevPAR that reflects moderate rate-to-revenue efficiency with room to optimize.
At 58 active listings, Docklands is a boutique market where moderate demand with room for well-positioned listings to outperform.
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 Docklands?
In Docklands, the headline Airbnb metrics are $24,446 in average annual revenue,46.9% occupancy, $203 ADR, and $87 in RevPAR, and guests book about 32 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Docklands?
Understanding the monthly revenue variations for Airbnb listings in Docklands 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 Docklands 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 Docklands across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,892+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $3,565 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $2,445 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,444, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Docklands
What Is the Monthly Airbnb Occupancy Rate in Docklands?
Maximize your bookings by understanding the Docklands STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Julysees 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 Docklands:
- Best-in-class properties (Top 10%) achieve 78%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 66% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 50%.
- Entry-level properties (Bottom 25%) average 30% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Docklands
What Is the Average Airbnb Nightly Rate in Docklands?
Effective short term rental pricing strategy in Docklands involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Docklands typically peaks in March and dips lowest during July. 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 $286+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $206 or more.
- Typical properties (Median) charge around $161 per night.
- Entry-level properties (Bottom 25%) earn around $127 per night.
Average Daily Rate (ADR) Trend by Month in Docklands
What Is the RevPAR for Airbnb in Docklands?
RevPAR in Docklands is currently $87. 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 $53 RevPAR.
- Typical properties (Median) generate $80 RevPAR.
- Strong performers (Top 25%) earn $105 RevPAR.
- Best-in-class (Top 10%) achieve $146 RevPAR.
Average Monthly RevPAR Trend in Docklands
RevPAR Insights for Docklands
- The average RevPAR in Docklands is $87. 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% ($146) and bottom 25% ($53) is $92, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Dec and bottoms out in Apr, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Docklands benchmarks. If your RevPAR falls below the median of $80, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $105+ 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 Docklands?
Docklands's peak Airbnb season falls in December, January, March, while the softest stretch is April, May, September. 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 $3,768 per month
- Occupancy rates average 54.1%
- Daily rates average $234
Shoulder Season
- Revenue averages $2,799 per month
- Occupancy maintains around 52.2%
- Daily rates hold near $183
Low Season (April, May, September)
- Revenue drops to average $925 per month
- Occupancy decreases to average 19.0%
- Daily rates adjust to average $168
Seasonality Insights for Docklands
- Airbnb seasonality in Docklands 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 Docklands's highest earning potential, with monthly revenues climbing to $4,116, occupancy reaching 60.2%, and ADRs peaking at $246.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $0, occupancy could drop to 0.0%, and ADRs may adjust to $154.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Docklands.
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 Docklands, 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 Docklands?
Low regulation and minimal registration activity in Docklands, 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 Docklands 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 Docklands?
Docklands is a smaller vacation rental market where a handful of neighborhoods drive most of the booking activity. Choosing the right area is especially important in boutique markets — there is less room for a mediocre location to succeed on volume alone. The areas below highlight where short-term rental demand is strongest and why.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Yarra's Edge | A picturesque waterfront community with luxurious amenities and beautiful views. Popular for its proximity to the city and serene environment, making it ideal for short stays. | Docklands Park, Melbourne Star Observation Wheel, Yarra River, MCEC (Melbourne Convention and Exhibition Centre), Jeff's Shed (Melbourne Exhibition Centre) |
| Victoria Harbour | A vibrant area with modern apartments and a focus on lifestyle, attracting both business and leisure travelers. Offers great access to shopping and dining by the water. | Harbour Town Shopping Centre, NewQuay Promenade, The District Docklands, Docklands Waterfront, Bolte Bridge View |
| Southbank | A cultural precinct not far from Docklands known for its arts scene, restaurants, and riverfront. Easily accessible and favored by tourists visiting the city’s attractions. | Arts Centre Melbourne, National Gallery of Victoria, Melbourne Cricket Ground (MCG), Crown Casino, Southbank Promenade |
| Etihad Stadium Area | Home to the Marvel Stadium, this area is bustling during sports events and concerts, making it a great spot for tourists during game seasons. | Marvel Stadium, Docklands Icehouse, Rialto Towers, Southern Cross Station, Harbour Town's dining |
| The District Docklands | An entertainment and shopping hub that attracts locals and tourists alike. Perfect for those looking for a lively stay with easy access to various activities. | The District Docklands shopping and dining, Timezone Docklands, ArtVo Immersive Gallery, DOCKLANDS PARK, Melbourne Star |
| NewQuay | A thriving waterfront area with plenty of dining options and close to scenic views. It’s a prime spot for visitors looking for a vibrant yet relaxing atmosphere. | NewQuay Promenade, The Melbourne Star, Docklands Stadium, Victoria Harbour, Harbour Town |
| Rialto Towers | The Rialto Towers offers a blend of office space and food options, attracting both corporate and leisure travelers looking for a central location. | Rialto Observation Deck, Historic buildings, Dining options in the area, Close to Southern Cross Station, Docklands Cinema |
| Melbourne Convention and Exhibition Centre (MCEC) | Located near the Docklands, this area attracts a lot of event-goers and business travelers seeking accommodations during major conventions and exhibitions. | MCEC, Casino complex nearby, Crown Entertainment Complex, Restaurants and cafes, Public Art displays |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Docklands 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 Docklands?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Docklands
- The Docklands Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 94.8% of the 58 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Docklands, Apartment/Condo properties are the most common (94.8%), reflecting the local real estate landscape.
Docklands Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Docklands
- The dominant room capacity in Docklands is 2 bedrooms listings, making up 41.4% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 1 bedroom properties represent 82.8% of the active Airbnb listings in Docklands, indicating a high concentration in these sizes.
Docklands Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Docklands
- The most common guest capacity trend in Docklands vacation rentals is listings accommodating 2 guests (31%). This suggests the primary traveler segment is likely couples or solo travelers.
- Properties designed for 2 guests and 4 guests dominate the Docklands STR market, accounting for 51.7% of listings.
- 22.4% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Docklands.
- On average, properties in Docklands are equipped to host 4.0 guests.
How Do Listings in Docklands Compare on Quality?
Listing quality in Docklands 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 Docklands
- At 25.8 photos per listing on average, Docklands hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 29.3% 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 Docklands averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Docklands?
Amenity Prevalence
Amenity Insights for Docklands
- Essential amenities in Docklands that guests expect include: Wifi, Kitchen, TV, Air conditioning. Lacking these (any) could significantly impact bookings.
- Popular amenities like Smoke alarm, Hair dryer, Hot water are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Docklands: Wifi, Kitchen, TV, Air conditioning.
- Prioritize adding missing essentials: Wifi, Kitchen, TV, Air conditioning.
- Consider adding popular differentiators like Smoke alarm or Hair dryer 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 Docklands to stay competitive.
Which Airbnb Amenities Boost Revenue in Docklands?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Docklands, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Heating | 77.6% | $29,195 | $8,004 | 264.8% |
Washer | 86.2% | $26,978 | $8,619 | 213.0% |
Bed linens | 77.6% | $28,594 | $10,085 | 183.5% |
Microwave | 74.1% | $29,126 | $11,028 | 164.1% |
Gym | 65.5% | $30,969 | $12,051 | 157.0% |
Hangers | 74.1% | $28,766 | $12,060 | 138.5% |
Refrigerator | 77.6% | $28,101 | $11,794 | 138.3% |
Dishwasher | 74.1% | $28,713 | $12,213 | 135.1% |
Stove | 75.9% | $28,336 | $12,218 | 131.9% |
Wine glasses | 70.7% | $29,333 | $12,660 | 131.7% |
Revenue Impact Insights for Docklands
- Heating tops the revenue impact list with a 264.8% uplift — listings with this amenity earn $29,195 vs. $8,004 without it.
- Washer — 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 Docklands STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Docklands. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsDocklands Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Docklands
- The typical guest profile for Airbnb in Docklands consists of primarily domestic travelers (67%), 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 67.0% of guests.
- Key international markets include Australia (67%) and United States (4.7%).
- Top languages spoken are English (56.5%) followed by Chinese (9.6%).
- 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 Adelaide.
- 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 Docklands?
Listings in Docklands average 4.64 out of 5 overall, with about 18.3 reviews per active listing and 20.7% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Docklands
- An average rating of 4.64 places Docklands in solid territory. Most guests leave satisfied, though there is room for hosts to push toward the top tier.
- The strongest subcategory is Location (4.87), while Cleanliness (4.57) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 20.7% 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 Cleanliness — 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.
- With only 20.7% of listings earning Guest Favorite status, hosts who consistently exceed expectations have a clear competitive advantage.
Docklands Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Docklands
- The most common availability pattern in Docklands falls within the 271-366 days range, representing 34.5% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 67.3% 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 Docklands (36.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 32.8% 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 Docklands?
Average Booking Lead Time by Month
Booking Lead Time Insights for Docklands
- The overall average booking lead time for vacation rentals in Docklands is 32 days.
- Guests book furthest in advance for stays during October (average 48 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in April (average 0 days), indicating more last-minute travel plans during this time.
- Seasonally, Fall (38 days avg.) sees the longest lead times, while Spring (14 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (32 days) as a baseline for your pricing and availability strategy in Docklands.
- For October stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 48 days out to capitalize on advance planning.
- During April, focus on last-minute booking availability and promotions, as guests book with very short notice (0 days avg.).
- Target marketing efforts for the Fall season well in advance (at least 38 days) to capture early planners.
- Monitor your own booking lead times against these Docklands averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Docklands?
Guests in Docklands stay about 5.3 nights on average, generating roughly 1,508 reservations and 26.5 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 Docklands
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Docklands
- A mid-range stay length points to leisure-driven demand — weekend getaways and short vacations. Hosts should optimize for quick turnover efficiency while keeping the guest experience smooth.
- At 26.5 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 (6.3 nights) and shorten in Mar (4 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- Leverage the longer-stay pattern by offering weekly discounts — even 5-10% off can convert browsing into bookings for guests considering an extended stay.
- 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.
Docklands Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
5 listings
8.6% of total
2 Nights
7 listings
12.1% of total
3 Nights
1 listings
1.7% of total
4-6 Nights
1 listings
1.7% of total
7-29 Nights
10 listings
17.2% of total
30+ Nights
34 listings
58.6% of total
Key Insights
- The most prevalent minimum stay requirement in Docklands is 30+ Nights, adopted by 58.6% of listings. This highlights the market's preference for longer commitments.
- A significant segment (58.6%) caters to monthly stays (30+ nights) in Docklands, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 58.6% of Docklands hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 8.6% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 58.6% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Docklands.
Docklands Airbnb Cancellation Policy Trends Analysis (2026)
Super Strict 30 Days
1 listings
1.7% of total
Limited
1 listings
1.7% of total
Flexible
11 listings
19% of total
Moderate
12 listings
20.7% of total
Firm
26 listings
44.8% of total
Strict
7 listings
12.1% of total
Cancellation Policy Insights for Docklands
- The prevailing Airbnb cancellation policy trend in Docklands is Firm, used by 44.8% of listings.
- A majority (56.9%) of hosts in Docklands utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 44.8% market standard in Docklands.
- Using a Strict policy might deter some guests, as only 12.1% 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 Docklands.
How Much Are Airbnb Cleaning Fees in Docklands?
Cleaning fees in Docklands 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 Docklands
- 82.8% of listings charge a cleaning fee, making it standard practice in Docklands. Guests expect it and factor it into their booking decisions.
- The gap between the average ($251) and median ($100) cleaning fee indicates some high-end properties are pulling the average up considerably.
- Cleaning fees represent 10.9% 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 Docklands median of $100. 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 Docklands Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Docklandsbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Sunsets & Bay Views | Spacious 3BR 2BA w Parking
Entire Place • 3 bedrooms
Yarra view| Pool & Free Parking| 1 Min to Tram
Entire Place • 2 bedrooms
Paradise Where River Meets Ocean | Free Parking
Entire Place • 2 bedrooms
CBD 3B2B 270° Skyline Getaway@WSP Hot tub&gym&pool
Entire Place • 3 bedrooms
Crownside Escape 3Br with Pool, Gym & Free Parking
Entire Place • 3 bedrooms
River View| Free Parking + Pool| 8 mins to Crown
Entire Place • 2 bedrooms
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 Docklands?
Learn from the best! This table showcases top-performing Airbnb hosts in Docklands 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 |
|---|---|---|---|---|
| Stay Close Melbourne (Sam & M | 1 | $97,374 | 47 | 5.00/5.0 |
| Penny | 1 | $88,264 | 42 | 4.90/5.0 |
| David | 3 | $74,122 | 31 | 4.98/5.0 |
| Robyn | 2 | $67,664 | 16 | 4.85/5.0 |
| Ming & Zhi | 2 | $65,992 | 89 | 4.81/5.0 |
| Danny | 2 | $58,157 | 44 | 4.68/5.0 |
| VShine | 1 | $58,140 | 38 | 4.79/5.0 |
| Victoria | 1 | $54,974 | 17 | 5.00/5.0 |
| Kate | 3 | $50,991 | 112 | 4.59/5.0 |
| Josh | 1 | $48,809 | 37 | 4.89/5.0 |
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 Docklands.
Who Are the Airbnb Hosts in Docklands?
Docklands has a relatively balanced host base.
Host Profile Insights for Docklands
- A 46.6% Superhost share is healthy — enough experienced operators to anchor quality without making the market impenetrable for newcomers.
- 12.1% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 5.2% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 77.6% 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
- Earning Superhost status can significantly improve search ranking and guest trust. Focus on maintaining high response rates, low cancellations, and strong reviews.
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 53.4% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Docklands averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Docklands
These are the highest-grossing professional property management operations in Docklands, 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 |
|---|---|---|---|---|---|
| Robyn | 2 | $67,664 | $182 | 62.9% | 4.85/5 |
| Advante Homes | 2 | $40,944 | $252 | 33.9% | 3.63/5 |
| Megan | 1 | $30,990 | $168 | 56.1% | 4.18/5 |
| Terence | 1 | $17,735 | $193 | 37.9% | 4.33/5 |
| Zara | 1 | $14,816 | $192 | 46.7% | N/A |
Management Company Insights for Docklands
- The leading management company, Robyn, operates 2 listings with $67,664 in gross revenue — a useful benchmark for what scale looks like in Docklands.
- Top managers average 1 properties each, suggesting professional management in Docklands still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.25/5 in guest ratings — suggesting room for quality improvement even among larger operators.
Recommendations
- With only 12.1% 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 Docklands's Airbnb Market Compare to Nearby Cities?
How does the Docklands 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, Docklands has 8 percentage points lower occupancy and about $142 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% |
| 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% |
| Shire of Strathbogie | 38 | $2,879 | $341.42 | 35% |
| Kinglake | 13 | $2,863 | $287.67 | 41% |
Frequently Asked Questions About Airbnb in Docklands
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Docklands.
How much do Airbnb hosts make in Docklands?
Docklands hosts earn about $24,446 per year on average, with an average nightly rate of $203 and RevPAR of $87. Those figures describe the typical revenue environment for active listings in Docklands, Victoria, not the ceiling for the best operators. Source: AirROI 2026 data, Docklands market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Docklands?
The average Airbnb occupancy rate in Docklands is 46.9%. 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 Docklands?
Listings in Docklands average $203 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 Docklands?
Docklands currently has about 58 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 Docklands?
AirROI currently classifies the short-term rental regulation level in Docklands 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 Docklands?
RevPAR in Docklands is about $87. 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 Docklands?
At 46.9% occupancy, Docklands can be profitable — but margins depend heavily on operating costs, property acquisition price, and how well hosts optimize pricing across seasons. Average annual revenue is $24,446, 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 Docklands?
The average booking lead time in Docklands is about 32 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 Docklands?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Docklands include Yarra's Edge, Victoria Harbour, Southbank. 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 Docklands?
entire_home listings make up 94.8% of the active supply in Docklands. 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 Docklands compare to nearby Airbnb markets?
Among neighboring markets, Port Melbourne posts $65,656 in average annual revenue with 55.3% occupancy, compared to Docklands's $24,446 and 46.9%. 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 Docklands?
The average Airbnb stay length in Docklands is about 5.3 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 Docklands?
Airbnb listings in Docklands average 4.64 out of 5 overall. About 20.7% 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 Docklands?
Heating and Washer are among the strongest revenue-linked amenities in Docklands. 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 Docklands?
Yes. About 82.8% of active Airbnb listings in Docklands charge a cleaning fee, and the average fee is $251. 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 Docklands?
A 46.6% 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.