Turn Your Melbourne Property Into a Flexible Income Asset — Without Losing Control

Our short-stay management lets you generate premium rental returns while keeping the freedom to sell, stay, or switch strategies whenever life changes. We design your property income around your goals — not lock-in contracts.

Short-stay is an active strategy, not guaranteed income. Our role is to maximise upside while protecting your asset long-term.

See Your Property’s Flexibility & Income Potential Learn How Our Management Works
+21% Avg. Revenue Lift*
20% – 25% Management Fee Options
Low Setup & Exit Fees**
Your Choice Annual or Flexible Contracts

*Data based on 12-month performance audits of 22 managed Melbourne CBD & Southbank properties vs. prior REIV long-term lease income.

**Depending on property's condition. Generally, it will be one-off photography fee, one-off cleaning fee, furnishing fee if needed

Transparent Pricing

Structure That Fits Your Strategy

Whether you want a long-term partnership or short-term flexibility, we have a structure that aligns with your goals.

Performance Partner

20%
Management Fee
“If market conditions change, we proactively adjust strategy — not just pricing.”
  • ✔ One Year Renewal Contract
  • ✔ Daily dynamic pricing optimization
  • ✔ Professional guest screening
  • ✔ 24/7 guest communication
  • ✔ Coordination of maintenance & trades
  • ✔ Comprehensive monthly reporting
Best for Yield Optimization

Maximum Flexibility

25%
Management Fee
“Total control. We maintain your asset's performance regardless of how long you stay with us.”
  • ✔ Month-to-Month Contract
  • ✔ Cancel or pause anytime
  • ✔ Professional guest screening
  • ✔ 24/7 guest communication
  • ✔ Coordination of maintenance & trades
  • ✔ Comprehensive monthly reporting
Best for Total Control

Is Your Property a Strategic Fit?

Integrity means being selective. We only operate in council-approved contexts and actively monitor regulatory changes across Melbourne to protect your asset.

We’re PERFECT for you if:

  • You own a well-located Melbourne apartment or townhouse.
  • You care deeply about long-term asset preservation.
  • You value transparent data over "marketing promises."

We’re NOT a fit if:

  • You want "guaranteed rent" with zero care for asset condition.
  • You are looking for the cheapest, budget-cut management.
  • Your property doesn't meet our minimum standards.

Our Risk Reversal Guarantee: If we don’t believe your property will outperform long-term leasing after all fees and the 2025 levy, we will tell you—and recommend against short-stay.

A Partnership Approach

Our 3-Step Framework for Success

We handle the complexities of short-stay hosting so you can enjoy passive income with peace of mind.

Melbourne Real Estate
STEP 01

Transparent Onboarding

We provide honest earning projections and coordinate professional photography and cleaning to showcase your property ethically and beautifully.

Data Analytics
STEP 02

Responsible Pricing

We use advanced data, not guesswork, to set fair prices that maximise occupancy and revenue during Melbourne's peak events.

Housekeeping
STEP 03

Asset Care

Your property is cared for with 5-star professional cleaning, strict guest vetting, and proactive maintenance checks.

Melbourne Asset Strategy Comparison (2025)

The gap between "hosting" and "asset management" is roughly 40 hours of work per month. Here is how the three main models compare.

The Challenge Traditional Long-Term DIY Hosting XF Melbourne Management
Pricing Strategy Fixed Rent (12-mo lock) Manual / "Set & Forget" Daily AI-Driven Price Sync (PriceLabs)
Guest/Tenant Vetting Agency Reference Checks Gut feeling / Auto-book Multi-step ID Verification & Screening
Maintenance Reactive (Tenant-driven) Your weekends / emergency calls Proactive Local Trades on Standby
Revenue Potential Capped Market Rent Standard market rates Optimized for +10-40% Yields
Asset Preservation Annual Inspections Occasional Checks Professional Clean & Audit 2-3x Weekly

Melbourne Market Performance & Case Studies

Short-stay performance varies by street. Here is how we move the needle for our partners:

REAL CASE STUDY

Southbank 2-Bed / 2-Bath

Previously: Leased at $750/week ($3,250/mo)

Result: Net $4,100/mo Average

(After all management fees and 2025 Victorian Levy)

Richmond (Heritage)

Avg. Monthly Net: $3,800 - $4,500

Driver: MCG proximity and "Melbourne Lifestyle" seekers.

CBD (High-Rise)

Avg. Monthly Net: $3,400 - $4,100

Driver: Consistent 85%+ occupancy from international tourism.

Revenue Transparency

The 12-Month Melbourne Yield Cycle

We manage expectations with data. Short-stay revenue in Melbourne fluctuates with major events like the Australian Open and the winter tourism dip.

Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Peak Demand (Summer/Events)
Revenue Trend Line
“
"I was previously with one of Melbourne's largest short-stay firms. My property felt like just another number in their spreadsheet, and maintenance issues were being ignored. Switching to XF was a night-and-day difference—my net income increased by 18%, but more importantly, I finally feel like my $900k asset is being protected, not just processed."
Michael R. Southbank 2-Bed / 2-Bath Owner • Switched in 2023

*Client name abbreviated for privacy. This is a verified case study of an owner who transitioned from high-volume management to our integrity-led model.

Founder
Our Story

Built by Operators, Not Salespeople.

I founded XF Melbourne after seeing too many property owners treated as "numbers" by large, corporate agencies. Before XF, I managed over 50 properties across the Melbourne CBD and personally hosted more than 2,000 guest stays—seeing firsthand how poorly many short-stay properties were treated.

At XF, we believe in radical transparency. We use the same software stack as the world's best hotels (PriceLabs & Hospitable) but keep our service local, personal, and accountable.

— Stan W, Managing Director

Addressing Your Concerns Directly

What about the 2025 Victorian STR Levy?

The 7.5% levy is a reality. We handle the compliance, registration, and reporting for you. Because we focus on high-yield properties, our owners still typically net 20%+ more than long-term leasing, even after the levy.

Parties and Neighbor Complaints?

We intentionally position your property to attract corporate travelers, relocated professionals, and families. By maintaining a 2-night minimum and premium price point, we naturally filter out the 'party' demographic that plagues lower-tier management companies.

Wear and Tear vs Long-term?

Actually, short-stay properties are often better preserved. Our cleaners inspect your property 2-3 times a week. A long-term tenant may hide a leak for 6 months; we find it in 48 hours.

Are you insured for short-stay?

Standard landlord insurance doesn't cover Airbnb. We guide our owners toward specialist policies (like ShareCover) and ensure all guests are ID-verified through our platform.

Is your property a good fit for Short-Stay?

Get a risk-free Suitability Audit. We’ll tell you honestly if the short-term market makes financial sense for your specific asset.

What happens next?

You’ll receive a short email within 24 hours from us. If the data looks promising, we’ll book a 15-minute call—no obligation, no sales pitch.