5 Best Short-Term Rental Management Options in New South Wales
Last summer, I tried managing a family holiday cottage to earn some passive income. Constant midnight calls about lost keys and frantic scrambling to book reliable cleaning services quickly turned that venture into pure exhaustion.
A careless agency choice often leads to neglected maintenance and terrible guest reviews. A valuable investment demands dependable caretakers who screen guests rigorously.
That stressful experience prompted a search for genuine hospitality professionals. I contacted local agencies, visited managed properties directly, and talked to local owners to uncover the best short-term rental management in New South Wales.
Below is my guide to operators who truly protect property investments.
How much does short-term rental management cost in New South Wales?
The cost of short-term rental management in New South Wales is around 15% to 25% of gross booking revenue. Setup charges and other property expenses depend on the company and package, so compare the total rather than the percentage alone.
1. 360 Lease / 360 Stayz
Website: https://www.360lease.com.au/
Address: Level 1, 1-5 Link Road, Zetland
Contact: 1300 267 146 (property-owner management hotline) | Guest line: (02) 8201 9688 | [email protected]
Hours: Monday-Saturday, 9:00 AM-5:00 PM; Sunday, Closed. Guest support: available 24/7.
Property investors who want steady cash flow often dislike fluctuating holiday seasons.
360 Lease addresses this by offering three distinct management arrangements. These include fixed rental guarantees, flexible commission plans, and minimum-income models.
I like that this structure lets you compare predictable rental payments with commission-based management. Which one fits depends on the agreement you choose
Their team takes care of listing promotion and nightly rate adjustments. They also handle guest messages around the clock.
Cleaners inspect your apartment after check-out, and you receive statements with monthly disbursements.
Keep in mind that the guarantee terms differ between plans. They aren’t interchangeable promises.
Photography also costs an extra $250 AUD on the flexible and minimum-guarantee plans. I’d factor that setup expense into your startup budget.
Great experience doing short term rental
I had a great experience doing short term rental in a 2-bedroom unit in Carlingford, Sydney. The unit was modern, spacious, light-filled, and quiet for its highly central location. Check-in and check-out were made easy with clear instructions. The apartment exceeded our expectations, and our manager, Angeline, was great; she was proactive and checked in by email throughout our stay. We had young children, and she arranged for soft toys to be put on the beds, which helped them settle in. We were sad to leave!
Matthew Fuentes | Google Review
Would stay at these residences again for short term rental
This was a great place for my family and me, four adults and one infant, visiting family in Sydney for the first time. It was spacious and comfortable, exactly as described. The host was very responsive and accommodating. We’ll definitely look to stay at these residences again.
Cheryl G | Google Review
2. My Perfect Host
Website: https://myperfecthost.com.au/
Location: Sydney
Contact: 0418 563 113 | [email protected]
Hours: Enquiries: Monday-Sunday, 9:00 AM-5:00 PM. Guest support: 24/7
I don’t love how large agencies sometimes treat high-value properties like simple ticket numbers. My Perfect Host keeps its management portfolio selective. That means you deal with one consistent contact person.
I think that boutique scale puts direct communication at the centre of the service. You aren’t routing every question through a large call centre.
I spoke with a Sydney apartment owner who switched here. She loved texting the same manager whenever questions popped up.
If you own interstate units, you can also compare them against experienced Airbnb property managers in other capitals.
Just keep in mind that the optional guaranteed-rent programme swaps variable booking income for an agreed rental payment. That includes busy summer periods.
Their extensive knowledge of the short-term rental industry
Elena and the team at My Perfect Host have been fantastic to work with. Their extensive knowledge of the industry, attention to detail, and clear communication have made the entire process completely stress-free. They manage everything seamlessly, from guest communication and check-ins to keeping the property beautifully presented. It truly feels like a set-and-forget experience, knowing the property is in capable and reliable hands.
Samantha Young | Google Review
Sets the standard for excellence in Sydney
As someone in the short-term rental industry, I can confidently say that My Perfect Host sets the standard for excellence in Sydney. Elena and her team bring a level of professionalism, attention to detail, and genuine care for property owners that’s truly rare. From seamless guest communication to meticulous upkeep, they treat every home as if it were their own.
Rachel Gainsbrugh | Google Review
3. AU Smart Rentals
Website: https://ausmartrentals.com.au/
Areas Served: Sydney’s Eastern Suburbs and Inner City, including Bondi Beach, Surry Hills, Paddington, and Coogee
Contact: 0451 440 777 | [email protected]
Hours: Monday-Friday, 9:00 AM-8:00 PM; Saturday, 9:00 AM-3:00 PM; Sunday, Closed. Guest support: 24/7
Hidden onboarding fees and complex contract clauses would frustrate me as a property owner. AU Smart Rentals offers one full-management plan at 18% of accommodation fare. There’s no sign-up charge or photography fee.
That covers its listed management services. Monthly statements can still include pass-through property costs, though.
I like how far they spread your listing. They distribute it across more than 15 booking channels to reach holiday guests and corporate travellers.
Plus, they offer before-and-after photographs to help document the property’s condition.
You can also block personal holiday dates through your owner portal.
On the downside, the advertised offering is a full-management package. There’s no choice of lighter co-hosting tiers. That may be more service than some owners need.
Handling my Airbnb rental for the last 2 years
Gabriele and Jacopo have been handling my Airbnb rental for the last 2 years. Their service is excellent: friendly, very responsive, and seamless. They’ve taken excellent care of guests, and I’d recommend them to anyone.
Clarissa Amato | Google Review
Doing a great job managing my units
AU Smart Rentals have been doing a great job managing my units in Bondi Beach. Since they started helping, my income and reviews have both increased significantly. Thanks for looking after my properties with so much attention, love, and eye for detail. More than happy to recommend them to future owners. Thank you, Gabri and Jacopo.
Pacific Group Home Stay Pty Ltd | Google Review
4. Professional Holiday Homes
Website: https://professionalholidayhomes.com.au/
Locations: 2/171 Prince Edward Ave, Culburra Beach; Shop 19/55 Emmett St, Callala Bay; 6/2 Bridge St, Epping
Contact: (02) 9194 4411 | [email protected]
Hours: Sales: Monday-Friday, 9:00 AM-5:00 PM. Guest support: Monday-Friday, 8:00 AM-2:00 AM; Saturday-Sunday, 10:00 AM-2:00 AM. Emergency phone support is available outside those hours.
Professional Holiday Homes charges an 18% management fee. I like that there are no recurring software or listing charges on top of it. That keeps your ongoing costs easier to predict.
Their onboarding package also includes noise-monitoring technology. It helps spot potential disturbances rather than relying only on complaints after the fact. The package covers promotional media such as video or drone content and a floor plan.
They also handle minor repairs up to $300 AUD without separate owner approval.
I stayed at one of their managed beach cottages in Shoalhaven last year, and the check-in process ran without a hitch.
My one concern is the upfront cost. New sign-ups pay a one-off onboarding fee of $1,995 AUD including GST, so joining involves more than the ongoing commission.
The customer service at Professional Holiday Homes is excellent
We recently stayed at Holiday Home Delamere, and once again it was a fantastic experience! The house was clean, spacious, and comfortable, making for a relaxing getaway. The customer service at Professional Holiday Homes is excellent. They’re always easy to deal with, making the booking process smooth and hassle-free. As returning customers, we continue to be impressed and will definitely book with them again!
Yo A | Google Review
Easy to book online with Professional Holiday Homes
Our accommodation at Basin View was superb. It’s in such a quiet location but close to Jervis Bay, Huskisson, and other local towns. It was easy to book online with Professional Holiday Homes, and cheaper than using Airbnb. The accommodation was one of the nicest we’ve stayed in, really well equipped, with great views over the nearby lake. We even had a daily visit from a kookaburra.
Ian Gledhill | Google Review
5. The Apartment Service
Website: https://apartmentservice.com.au/
Address: Office 17 / 332 Military Road, Cremorne
Contact: +61 2 9953 7288 | [email protected]
Hours: Monday-Friday, 9:00 AM-5:00 PM; Saturday, 9:00 AM-12:00 PM; Sunday, Closed. Guest communication: available seven days a week and after hours.
Owners of urban apartments often want bookings beyond casual weekend tourists. The Apartment Service builds its guest mix around holiday stays and corporate relocations. It also covers insurance accommodation.
I like that they give access to different booking channels. They don’t rely only on short holiday visits. They don’t guarantee a particular occupancy rate, though.
Each client works with a named property manager who knows the property. You can set maintenance spending limits and receive photographic condition reports. Your owner portal covers statements, bookings, and personal-use dates.
They even offer complete styling packages for empty apartments. But the optional turnkey fit-out starts at $21,000 AUD plus GST for a two-bedroom unit. That’s a serious upfront commitment when furnishing is required.
Prompt, professional and personable
The Apartment Service has never disappointed in the 15+ years they’ve managed our apartment in Sydney. Living overseas, they took all the hassle of owning property in Sydney off our shoulders. Their service is prompt, professional, and personable. Whether renting or letting, I highly recommend them.
Age Age | Google Review
Reliable, professional, and a cut above the rest
I’ve had several of my properties managed by the Apartment Service over the past 15 years. They’ve been around long before the short-term rental trend and have truly earned their reputation. Their occupancy rate is consistently high, the calibre of guests is excellent, and the properties are always looked after. Reliable, professional, and a cut above the rest.
Natz | Google Review