Is Running an Airbnb Still Worth It? The Economics Are Becoming More Complex
- Written by The Times
Owners considering short-term accommodation often focus on the nightly rate. A property earning $350 a night appears far more attractive than one rented to a long-term tenant for $700 a week.
The calculation, however, has become much more complicated.
A successful short-term rental can produce higher gross income, but it also carries higher operating costs. Cleaning, linen, utilities, booking platform commissions, insurance, maintenance and periods without guests all reduce the apparent advantage.
Then comes taxation.
Properties genuinely used to produce income generally remain subject to capital gains tax when sold. The details depend on how the property has been used, whether it has been the owner's principal place of residence, and whether only part of the home has been used to generate income. In some cases, using part of a home to earn income may reduce or eliminate access to the main residence capital gains tax exemption for that portion of the property.
This means two owners with similar properties may face very different tax outcomes depending on how they operated their accommodation business.
There is also a distinction between renting an entire property and renting rooms within the owner's home. The commercial arrangements may appear similar to guests, but the tax consequences can differ significantly because of how the property is used.
Local government regulation is another factor. Some councils have introduced planning controls or limits on short-term accommodation, while body corporate rules may also restrict its use.
The result is that the decision is no longer simply about achieving the highest nightly rate. It has become a business decision involving taxation, regulation, financing, occupancy rates and long-term investment objectives.
The Scene View
Short-term accommodation remains a viable business for many Australians, but it is no longer a simple way to earn extra income. Before converting a property from long-term rental or using part of a family home for guests, owners should consider not only today's cash flow but also the taxation consequences when the property is eventually sold. Sometimes the most expensive tax bill is the one that arrives years after the business appeared to be profitable.
