Melbourne Property Management Built on Integrity, Not Volume.

We help Melbourne owners outperform traditional rental yields by 10-40% through responsible, high-performance short-stay management. No lock-ins. No hidden fees.

Check If Your Property Is A Fit Meet The Operators
+21% Avg. Revenue Lift
20% Simple Management Fee
4.8★ Guest Care Rating
$0 Setup & Exit Fees**

*Data based on 12-month performance audits of 22 managed Melbourne CBD & Southbank properties vs. prior REIV long-term lease income (2023-2024).

**Depending on property's condition.

We’re Not For Everyone.

Integrity means being selective. We only partner with owners who view their property as a premium asset, not a commodity.

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.

You might NOT be a fit if:

  • ✕ You want "guaranteed rent" with zero care for asset condition.
  • ✕ You are looking for the cheapest, budget-cut management.
  • ✕ Your property does not meet our minimum safety & styling standards.

Airbnb vs. Long-Term Melbourne (2025)

Short-stay isn’t passive; it’s operational. That’s why most self-hosts burn out within 3–6 months. The gap between "hosting" and "asset management" is roughly 40 hours of work per month.

The Challenge DIY Hosting XF Melbourne Management
Pricing Strategy Manual / "Set & Forget" Daily AI-Driven Price Sync (PriceLabs)
Guest Vetting Gut feeling / Auto-book Multi-step ID Verification & Screening
Maintenance Your weekends / emergency calls Proactive Local Trades on Standby
Revenue Potential Standard market rates Optimized for +10-40% Yields

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 1-Bed)

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

Driver: MCG proximity and "Melbourne Lifestyle" seekers.

CBD (High-Rise Studio)

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

Driver: Consistent 85%+ occupancy from international tourism.

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. When you call, you speak to the person who actually visited your property this week.

— Alex Chen, 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 install **Minut** noise monitoring technology in every property. It alerts our team the moment decibel levels exceed a "party" threshold, allowing us to intervene before neighbors are disturbed.

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 with preliminary revenue numbers. If the data looks promising, we’ll book a 15-minute call—no obligation, no sales pitch.