Armidale

As of June 2026, Armidale, Tamworth, Coffs Harbour have 322 active Airbnb and VRBO listings. This represents a 9% decrease from the previous year.

The average Airbnb or VRBO in Armidale generates A$41K per year. High-performing properties earn A$70K/year, while low-performing properties earn A$14K/year. Supply contraction of 9% year-over-year coupled with flat revenue suggests reduced competition, yet the 45% occupancy rate and significant performance gap indicate that market conditions remain selective—hosts must differentiate substantially to capture above-average returns.

Airbnb and VRBO can be profitable in Armidale. Average annual revenue is A$41K with 45% occupancy. High-performing properties earn up to A$70K/year. Declining supply suggests tightening market conditions, while the significant revenue gap between high and average performers indicates differentiation opportunities exist despite relatively stable overall market dynamics.

The average occupancy rate for Airbnbs and VRBOs in Armidale is 45%. This occupancy level, combined with an average nightly rate of A$237, results in a RevPAR (revenue per available room) of A$75 per day.

4+ bedroom properties demonstrate the strongest performance in Armidale, with annual revenue of A$65K. These properties balance operating costs and rental demand most effectively in the Armidale market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Armidale area. Armidale: Lenient. No specific STR regulations beyond standard planning rules. Must comply with general zoning. Minimal enforcement, hosts operate freely. Tamworth: Lenient. No dedicated STR permit system. Standard development consent if change of use. Light enforcement, largely self-regulated. Coffs Harbour: Lenient. No STR-specific registration required. Must meet fire safety and planning standards. Minimal active enforcement, complaint-based only. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Armidale Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 9% year-over-year, while RevPAR has decreased 4%. This indicates balanced supply-demand dynamics. The gap between average revenue ($40,815) and high-performing properties ($69,945) suggests significant performance variation, reflecting differentiated market positioning rather than uniform competitive pressure.

Launch around January, 2-3 months before peak winter season (April peaks). This pre-peak timing lets you build reviews when competition is -24% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-June) when gaining traction is harder.

The most common amenities in Armidale listings include: Kitchen (97%), Air Conditioning (92%), Tv (91%), Washing Machine (84%), Heating (78%). Amenities that boost revenue the most include Tv, Washing Machine, Air Conditioning, with Tv properties earning approximately 30% more (A$55K/year vs A$43K/year).

Monthly estimated revenue per listing in Armidale over the last 12 months: May: A$2K, June: A$2K, July: A$2K, August: A$2K, September: A$2K, October: A$2K, November: A$2K, December: A$2K, January: A$2K, February: A$2K, March: A$2K, April: A$3K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Armidale is A$237, up 11% year-over-year. By property size: 1-bedroom properties average A$169/night, 2-bedroom properties average A$207/night, 3-bedroom properties average A$275/night, 4+ bedroom properties average A$373/night. Rates peak in January and are lowest in May.

Guests in Armidale book an average of 26 days in advance, down 31% from last year. By property size: 1-bedroom: 26 days, 2-bedroom: 26 days, 3-bedroom: 25 days, 4+ bedroom: 27 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Armidale Airbnb and VRBO market has seen the following changes: supply declined 9%, revenue per listing decreased 4%, occupancy fell 6%, average nightly rates increased 11%, and lead time decreased 31%. The sharp rate increase amid falling occupancy suggests hosts are competing for fewer bookings, while the significant lead time compression indicates last-minute booking behavior. The wide gap between average ($40,815) and high-performing listings ($69,945) reveals considerable performance stratification in a contracting market.

In Armidale, Friday sees the highest booking demand while Sunday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 9% higher occupancy than weekdays.