Port Stephens

As of May 2026, Nelson Bay, Shoal Bay, Anna Bay have 1,828 active Airbnb and VRBO listings. This represents a 9% decrease from the previous year.

The average Airbnb or VRBO in Port Stephens generates A$47K per year. High-performing properties earn A$100K/year, while low-performing properties earn A$21K/year. This wide revenue variance suggests that earnings are highly sensitive to specific listing attributes or operational models rather than market-wide averages.

Airbnb and VRBO can be profitable in Port Stephens. Average annual revenue is A$47K with 34% occupancy. High-performing properties earn up to A$100K/year. The performance gap indicates that top-tier assets capture a disproportionate share of the local demand pool despite broader market headwinds.

The average occupancy rate for Airbnbs and VRBOs in Port Stephens is 34%. This occupancy level, combined with an average nightly rate of A$380, results in a RevPAR (revenue per available room) of A$92 per day.

4+ bedroom properties demonstrate the strongest performance in Port Stephens, with annual revenue of A$70K. These properties balance operating costs and rental demand most effectively in the Port Stephens market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Port Stephens area. Nelson Bay: Moderate. NSW planning laws apply, development consent may be required for some properties, 90-day rule for non-hosted in Greater Sydney only (not Port Stephens). Code of Conduct registration mandatory. Light enforcement locally. Shoal Bay: Moderate. Same as Nelson Bay - part of Port Stephens LGA. Code of Conduct registration required, planning compliance needed. 90-day cap doesn't apply here. Complaint-driven enforcement. Anna Bay: Moderate. Port Stephens LGA rules apply. Code of Conduct registration mandatory, planning laws enforced. No day limits. Minimal proactive enforcement. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Port Stephens Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 9% year-over-year, while RevPAR has decreased 19%. This indicates balanced supply-demand dynamics. The simultaneous contraction in supply and revenue suggests that host departures are currently tracking with a softening in overall guest willingness to spend.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is 50% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (June-August) when gaining traction is harder.

The most common amenities in Port Stephens listings include: Kitchen (94%), Air Conditioning (86%), Tv (85%), Washing Machine (83%), Balcony (76%). Amenities that boost revenue the most include Tv, Washing Machine, Pool, with Tv properties earning approximately 57% more (A$77K/year vs A$49K/year).

Monthly estimated revenue per listing in Port Stephens over the last 12 months: May: A$1K, June: A$1K, July: A$2K, August: A$1K, September: A$2K, October: A$3K, November: A$3K, December: A$5K, January: A$7K, February: A$2K, March: A$3K, April: A$4K. 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 Port Stephens is A$380, down 1% year-over-year. By property size: 1-bedroom properties average A$237/night, 2-bedroom properties average A$274/night, 3-bedroom properties average A$369/night, 4+ bedroom properties average A$616/night. Rates peak in January and are lowest in July.

Guests in Port Stephens book an average of 34 days in advance, down 17% from last year. By property size: 1-bedroom: 28 days, 2-bedroom: 32 days, 3-bedroom: 34 days, 4+ bedroom: 40 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Port Stephens Airbnb and VRBO market has seen the following changes: supply declined 9%, revenue per listing decreased 19%, occupancy fell 8%, average nightly rates decreased 1%, and lead time decreased 17%. These metrics reflect a shift toward shorter booking windows, indicating a more cautious consumer environment.

In Port Stephens, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Saturday and are lowest on Wednesday. Weekends show 45% higher occupancy than weekdays.