Shoal Bay Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in New South Wales, Australia
Is Airbnb profitable in Shoal Bay in 2025? Explore comprehensive Airbnb analytics for Shoal Bay, New South Wales, Australia to uncover income potential. This 2025 STR market report for Shoal Bay, based on AirROI data from April 2024 to March 2025, reveals key trends in the market of 224 active listings.
Whether you're considering an Airbnb investment in Shoal Bay, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Shoal Bay Airbnb data is crucial. Navigating the high regulation landscape is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Shoal Bay Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Shoal Bay (2025)
Understanding the monthly revenue variations for Airbnb listings in Shoal Bay 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 Shoal Bay is typically January, while August often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Shoal Bay across different performance tiers:
- Best-in-class properties (Top 10%) achieve $8,535+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $4,796 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $2,715 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $1,372, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Shoal Bay
Shoal Bay Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Shoal Bay STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Januarysees the highest demand (peak season occupancy), while June 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 Shoal Bay:
- Best-in-class properties (Top 10%) achieve 64%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 45% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 28%.
- Entry-level properties (Bottom 25%) average 13% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Shoal Bay
Average Daily Rate (ADR) Airbnb Trends in Shoal Bay (2025)
Effective short term rental pricing strategy in Shoal Bay involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Shoal Bay typically peaks in January and dips lowest during August. 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 $617+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $414 or more.
- Typical properties (Median) charge around $308 per night.
- Entry-level properties (Bottom 25%) earn around $220 per night.
Average Daily Rate (ADR) Trend by Month in Shoal Bay
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Airbnb Seasonality Analysis & Trends in Shoal Bay (2025)
Peak Season (January, December, November)
- Revenue averages $5,603 per month
- Occupancy rates average 42.6%
- Daily rates average $433
Shoulder Season
- Revenue averages $3,528 per month
- Occupancy maintains around 29.3%
- Daily rates hold near $337
Low Season (July, August, September)
- Revenue drops to average $2,582 per month
- Occupancy decreases to average 25.5%
- Daily rates adjust to average $305
Seasonality Insights for Shoal Bay
- The Airbnb seasonality in Shoal Bay shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Shoal Bay's highest earning potential, with monthly revenues capable of climbing to $6,847, occupancy reaching a high of 49.7%, and ADRs peaking at $476.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $2,381, occupancy could drop to 21.9%, and ADRs may adjust down to $301.
- 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 Shoal Bay.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability.
- Low Season: Offer competitive pricing, special promotions (e.g., extended stay discounts), and flexible cancellation policies. Target off-season travelers like remote workers or budget-conscious guests.
- Shoulder Seasons: Implement dynamic pricing that balances peak and low rates. Target weekend travelers or specific events. Offer slightly more flexible terms than peak season.
- Regularly analyze your own performance against these Shoal Bay seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Shoal Bay (2025)
Exploring the top neighborhoods for short-term rentals in Shoal Bay? This section highlights key areas, outlining why they are attractive for hosts and guests, along with notable local attractions. Consider these locations based on your target guest profile and investment strategy.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Shoal Bay Beach | Famous for its stunning beach and crystal-clear waters, Shoal Bay Beach is a prime location for tourists looking for a classic Australian beach experience. Perfect for family vacations and water activities. | Shoal Bay Beach, Tomaree National Park, Nelson Bay Marina, Dolphin Watching Cruises, Snorkeling Tours, Port Stephens |
| Tomaree Head National Park | National park that offers incredible views and walking trails. Attracts nature lovers and hikers looking to explore the beautiful coastal scenery. | Tomaree Head Summit Walk, Zenith Beach, Breezes Restaurant, Stumpy Beach, Birdwatching opportunities, Diverse Flora and Fauna |
| Corlette | A quiet, family-friendly area close to Shoal Bay with access to tranquil beaches and a local community feel. Favored by visitors looking for a more relaxed stay. | Corlette Beach, Corlette Point, Local cafes, Dolphin watching, Fishing spots, Scenic walks |
| Nelson Bay | A bustling coastal town with plenty of shops, restaurants, and nightlife. Close to Shoal Bay, making it a great base for exploring the region. | Nelson Bay Marina, Nelson Head Lighthouse, Shoal Bay Jet Ski Rentals, Local seafood restaurants, Whale Watching, Port Stephens Golf Club |
| Fingal Bay | A picturesque suburb known for its breathtaking beach and laid-back atmosphere. Ideal for those looking for a relaxing beach holiday. | Fingal Bay Beach, Fingal Island, Walking paths along the beach, Picnic areas, Surf schools, Boardwalks |
| Anna Bay | A hub for adventure sports, particularly sandboarding and quad biking. It attracts thrill-seekers and families looking for fun activities. | Stockton Sand Dunes, Sandboarding rentals, Quad biking tours, Anna Bay Beach, Local gift shops, Dining options |
| Soldiers Point | A peaceful, upscale area perfect for retirees and families seeking a quieter beach experience. Close to essential amenities and activities. | Soldiers Point Beach, Local artisan markets, Marine facilities, Fishing spots, Nature walks, Dining with waterfront views |
| Elizabeth Beach | Known for its beautiful shoreline and proximity to natural reserves. Great for those who enjoy swimming, surfing, and nature. | Elizabeth Beach, Sand dunes, Wildlife watching, Picnic spots, Surf schools |
Understanding Airbnb License Requirements & STR Laws in Shoal Bay (2025)
Yes, Shoal Bay, New South Wales, Australia enforces high STR regulations. Obtaining a license and ensuring compliance is almost certainly required according to current 2025 STR laws. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Shoal Bay to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 86% licensed listings)
Top Performing Airbnb Properties in Shoal Bay (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Shoal Baybased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Baybreeze, 18 Tomaree Road
Entire Place • 5 bedrooms
Shoal Bay Riggers - 7 Rigney St, Shoal Bay
Entire Place • 5 bedrooms
81 Horace St - WI FI & Aircon
Entire Place • 4 bedrooms
Maggie Mae
Entire Place • 6 bedrooms
HolidayRento Capri Beach House Retreat Shoal Bay
Entire Place • 5 bedrooms
Salt at Shoal Bay - Salt One Upper level
Entire Place • 4 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Shoal Bay (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Shoal Bay 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 |
|---|---|---|---|---|
| O'Meara Property Pty Limited | 47 | $1,709,126 | 293 | 3.21/5.0 |
| Winning | 49 | $1,310,182 | 579 | 3.57/5.0 |
| Bay Holidays | 8 | $474,557 | 101 | 4.59/5.0 |
| LJ Hooker | 13 | $357,678 | 130 | 3.87/5.0 |
| Holiday Rental Specialists | 4 | $338,383 | 70 | 4.72/5.0 |
| Nicole | 15 | $266,861 | 201 | 4.36/5.0 |
| Follo | 7 | $235,138 | 285 | 4.90/5.0 |
| Salt At Shoal Bay | 2 | $188,855 | 9 | 4.65/5.0 |
| Bianca | 2 | $169,010 | 71 | 4.94/5.0 |
| Belle Escapes | 2 | $166,650 | 36 | 4.99/5.0 |
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 Shoal Bay.
Dive Deeper: Advanced Shoal Bay STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Shoal Bay. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsShoal Bay Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Shoal Bay
- The Shoal Bay Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 99.6% of the 224 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Shoal Bay, Apartment/Condo properties are the most common (55.4%), reflecting the local real estate landscape.
- Houses represent a significant 43.8% portion, catering likely to families or larger groups.
- Smaller segments like hotel/boutique, others (combined 0.8%) offer potential for unique stay experiences.
Shoal Bay Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Shoal Bay
- The dominant room capacity in Shoal Bay is 2 bedrooms listings, making up 42.4% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 2 bedrooms and 3 bedrooms properties represent 71.4% of the active Airbnb listings in Shoal Bay, indicating a high concentration in these sizes.
- A significant 46.5% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Shoal Bay.
Shoal Bay Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Shoal Bay
- The most common guest capacity trend in Shoal Bay vacation rentals is listings accommodating 6 guests (26.8%). This suggests the primary traveler segment is likely larger groups.
- Properties designed for 6 guests and 8+ guests dominate the Shoal Bay STR market, accounting for 51.4% of listings.
- 58.1% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Shoal Bay.
- On average, properties in Shoal Bay are equipped to host 5.7 guests.
Shoal Bay Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Shoal Bay
- The most common availability pattern in Shoal Bay falls within the 271-366 days range, representing 59.4% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 88.4% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 31-90 days range is most frequent in Shoal Bay (39.3%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 13.4% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Shoal Bay Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
5 listings
2.3% of total
2 Nights
59 listings
27.6% of total
3 Nights
24 listings
11.2% of total
4-6 Nights
6 listings
2.8% of total
7-29 Nights
1 listings
0.5% of total
30+ Nights
119 listings
55.6% of total
Key Insights
- The most prevalent minimum stay requirement in Shoal Bay is 30+ Nights, adopted by 55.6% of listings. This highlights the market's preference for longer commitments.
- A significant segment (55.6%) caters to monthly stays (30+ nights) in Shoal Bay, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 55.6% of Shoal Bay hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 2.3% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 55.6% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Shoal Bay.
Shoal Bay Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 30 Days
100 listings
50.5% of total
Flexible
4 listings
2% of total
Moderate
20 listings
10.1% of total
Firm
41 listings
20.7% of total
Strict
33 listings
16.7% of total
Cancellation Policy Insights for Shoal Bay
- The prevailing Airbnb cancellation policy trend in Shoal Bay is Super Strict 30 Days, used by 50.5% of listings.
- There's a relatively balanced mix between guest-friendly (12.1%) and stricter (37.4%) policies, offering choices for different guest needs.
Recommendations for Hosts
- Consider adopting a Super Strict 30 Days policy to align with the 50.5% market standard in Shoal Bay.
- Regularly review your cancellation policy against competitors and market demand shifts in Shoal Bay.
Shoal Bay STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Shoal Bay
- The overall average booking lead time for vacation rentals in Shoal Bay is 68 days.
- Guests book furthest in advance for stays during December (average 97 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in July (average 35 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (83 days avg.) sees the longest lead times, while Summer (41 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (68 days) as a baseline for your pricing and availability strategy in Shoal Bay.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 97 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 83 days) to capture early planners.
- Monitor your own booking lead times against these Shoal Bay averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Shoal Bay (2025)
Amenity Prevalence
Amenity Insights for Shoal Bay
- Essential amenities in Shoal Bay that guests expect include: TV, Free parking on premises, Kitchen. Lacking these (any) could significantly impact bookings.
- Popular amenities like Smoke alarm, Washer, Oven are common but not universal. Offering these can provide a competitive edge.
- Warning: Wifi is not universally provided but is considered essential globally. Ensure reliable Wifi is offered.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Shoal Bay: TV, Free parking on premises, Kitchen.
- Prioritize adding missing essentials: TV, Free parking on premises, Kitchen.
- Consider adding popular differentiators like Smoke alarm or Washer 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 Shoal Bay to stay competitive.
Shoal Bay Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Shoal Bay
- The typical guest profile for Airbnb in Shoal Bay consists of primarily domestic travelers (91%), often arriving from nearby Sydney, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Spanish.
- Domestic travelers account for 90.8% of guests.
- Key international markets include Australia (90.8%) and United Kingdom (3.5%).
- Top languages spoken are English (71.4%) followed by Spanish (4.2%).
- 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 Sydney and New South Wales.
- 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.
Nearby Short-Term Rental Market Comparison
How does the Shoal Bay 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.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Green Point | 16 | $4,869 | $360.27 | 48% |
| Dora Creek | 17 | $4,613 | $370.02 | 45% |
| Singleton Council | 154 | $4,304 | $517.74 | 32% |
| Nulkaba | 37 | $4,242 | $524.17 | 30% |
| Broke | 58 | $4,084 | $448.99 | 32% |
| Branxton | 17 | $4,019 | $399.77 | 32% |
| Cessnock | 493 | $3,878 | $416.89 | 35% |
| Coomba Park | 31 | $3,858 | $395.11 | 39% |
| Millfield | 29 | $3,809 | $385.13 | 35% |
| Cessnock City Council | 127 | $3,776 | $436.62 | 35% |