Airbnb rules in Sydney 2026: licensing, night caps, registration

Quick answer

NSW STRA register mandatory for all properties. Non-hosted lets in Greater Sydney capped at 180 nights/year. Hosted (owner present) is unlimited. Strata schemes can ban STR by majority vote.

Sydney short-let rules at a glance

Licence requiredNo

Registration requiredYes

Host must be presentNo

Planning permission requiredNo

Annual night cap180 nights

Regulatory riskMedium

Last verifiedJuly 2026

Worst-case scenario

Strata by-laws can outright prohibit STR in apartment buildings — confirm building rules before purchase.

How Sydney's rules shape the market

There are currently 15,034 active short-term-rental listings operating in Sydney (of 20,833 total). Median occupancy across those is 18.1%. The median nightly rate is £173. At that rate, the 180-night cap puts a ceiling of about £31,075 a year on gross revenue for an uncapped-by-licence listing.

FAQ

Do I need a license to run an Airbnb in Sydney?

Sydney does not require a license, but hosts must register their short-term rental with the city.

How many nights can I rent my Airbnb in Sydney?

Sydney caps short-term rentals at 180 nights per year for entire homes.

Beyond the rules

See Sydney's income, occupancy, and neighborhood data

View market data →

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Source: https://www.nsw.gov.au/housing-and-construction/short-term-rental-accommodation · Last verified July 2026