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SydneyHead-to-head report

Sydney Bondi · Melbourne Fitzroy · Brisbane Fortitude Valley — which one wins?

A side-by-side of live listings on yield, occupancy, regulation risk, and 5-year revenue.

HostPal verdict

The strongest play is
Sydney Bondi

Highest revenue/yr in the set (£38.8K). Strongest RevPAN (£111/night). Edges ahead of Melbourne Fitzroy on the blended score across yield, RevPAN, occupancy and risk.

P1 · Sydney BondiGrade BScore 100.0
Reasons to act
  • Highest revenue/yr in the set (£38.8K)
  • Strongest RevPAN (£111/night)
  • Highest occupancy (70%)
Reasons to wait
  • Occupancy still has room (70%)
  • Negative leveraged cashflow (−£10.0K/yr at 75% LTV)
  • STR rules under consultation
Next 30 days
  • Visit Sydney Bondi & meet 2 letting agents
  • Pull 5 comparable freeholds
  • Lock STR insurance quote
Head-to-head

6 metrics, side by side

One row per metric. Bar length is proportional; the leader is called out in colour. A tied row has no leader.i

Metric
Comparison
P1 · Sydney Bondi
P2 · Melbourne Fitzroy
P3 · Brisbane Fortitude Valley
Trend 12mo
Avg daily rate
GBP
P1
P2
P3
£158BEST
£125
£120
Occupancy
%
P1
P2
P3
70%BEST
64%
67%
RevPAN
GBP
P1
P2
P3
£111BEST
£80
£80
Revenue / yr
GBP
P1
P2
P3
£38.8KBEST
£28.6K
£29.1K
Gross yield
%
P1
P2
P3
5.43%
5.89%
7.31%BEST
Risk index
/100
P1
P2
P3
53
52
37BEST
Risk × Return

Which property sits where it should?

Bubble area = annual revenue. Nothing here reaches the ideal zone (8%+ yield at risk ≤45), so the axes are scaled to this shortlist.i

Ideal zone (8%+ yield · risk ≤45) is outside this range4%5%6%7%8%3040506070GROSS YIELD →← RISK INDEXP1 — gross yield 5.43%, risk index 53/100 (lower is better)P15.4% · risk 53P2 — gross yield 5.89%, risk index 52/100 (lower is better)P25.9% · risk 52P3 — gross yield 7.31%, risk index 37/100 (lower is better)P37.3% · risk 37
Sydney Bondi
Most risk in the set (53) without the top yield (5.4%) — needs a discount to justify.
Melbourne Fitzroy
5.9% yield at risk 52 — mid-pack on both axes.
Brisbane Fortitude Valley
Best yield in the set (7.3%) at a risk of 37 — strongest return per unit of risk here.
Seasonality

Revenue per available night, by month

Hover the chart for monthly readings. RevPAN smooths price × occupancy into one figure.

£0£42£84£125£167JanFebMarAprMayJunJulAugSepOctNovDec
Sydney Bondi
Peak Feb · £167 · Low Jul · £73
Melbourne Fitzroy
Peak Feb · £119 · Low Jul · £53
Brisbane Fortitude Valley
Peak Feb · £121 · Low Jul · £53
Signals

6 signals per property

A property is only as strong as its weakest signal. Look at each shape, not just the area.i

P1
Sydney Bondi
B
YieldDemandGrowthRegsLiquiditySupply
STRONGEST
Liquidity · 100
WEAKEST
Yield · 43
P2
Melbourne Fitzroy
B
YieldDemandGrowthRegsLiquiditySupply
STRONGEST
Liquidity · 100
WEAKEST
Yield · 47
P3
Brisbane Fortitude Valley
A-
YieldDemandGrowthRegsLiquiditySupply
STRONGEST
Liquidity · 100
WEAKEST
Yield · 58
Cashflow

Where each pound goes — annual breakdown

Stacked bars show mortgage and op-ex against gross revenue. Below each: the occupancy needed to break even at your financing vs where the market actually runs.i

25-yr repayment mortgage · op-ex 25% of revenue
MortgageOp-exNet cashShortfall£0K£13K£27K£40K£54KP1 — revenue £39K, mortgage £41K, op-ex £10K, shortfall −£12KREVENUE£39KP1net −£12KP2 — revenue £29K, mortgage £28K, op-ex £7K, shortfall −£7KREVENUE£29KP2net −£7KP3 — revenue £29K, mortgage £23K, op-ex £7K, shortfall −£1KREVENUE£29KP3net −£1K
Sydney Bondi
margin -31.8%
Shortfall −£12.3K · deposit payback — at this financing — try a bigger deposit above
Break-even 100% occ · running 70% → 30pts short
Melbourne Fitzroy
margin -23.4%
Shortfall −£6.7K · deposit payback — at this financing — try a bigger deposit above
Break-even 84% occ · running 64% → 20pts short
Brisbane Fortitude Valley
margin -4.4%
Shortfall −£1.3K · deposit payback — at this financing — try a bigger deposit above
Break-even 71% occ · running 67% → 4pts short
Forecast

Five-year revenue trajectory

Illustrative trajectory: today's revenue grown at a flat 6.5%/yr assumption. Not a forecast of your property.i

P1
Sydney Bondi
2-bed benchmark
Y0Y+5
Revenue Y1–Y5
£235.0K
Y+5 revenue
£53.1K
P2
Melbourne Fitzroy
2-bed benchmark
Y0Y+5
Revenue Y1–Y5
£173.2K
Y+5 revenue
£39.1K
P3
Brisbane Fortitude Valley
2-bed benchmark
Y0Y+5
Revenue Y1–Y5
£176.3K
Y+5 revenue
£39.8K
Regulation

Compliance & risk checklist

Lower colour-load on purpose — checkmarks mean the rule applies, not that it's a problem.

Rule
P1
P2
P3
90-night cap applies
Applies
N/A
N/A
Local licence / registration
Applies
Applies
N/A
Planning consent required
N/A
N/A
N/A
STR-specific insurance
Applies
Applies
Applies
Overall regulation level
Medium
Medium
Low
Next steps

What to actually do this month

A short, specific plan per property. Not advice — direction.

P1
Sydney Bondi
  1. 1Lock current 5-year fixed mortgage before next rate review.
  2. 2Verify lease permits short lets above the 90-night cap.
  3. 3Upgrade pricing — ADR sits 42 below top-quartile comps.
P2
Melbourne Fitzroy
  1. 1Lock current 5-year fixed mortgage before next rate review.
  2. 2Verify lease permits short lets without additional conditions.
  3. 3Upgrade pricing — ADR sits 75 below top-quartile comps.
P3
Brisbane Fortitude Valley
  1. 1Lock current 5-year fixed mortgage before next rate review.
  2. 2Verify lease permits short lets without additional conditions.
  3. 3Upgrade pricing — ADR sits 80 below top-quartile comps.
About this sample

🇦🇺 Sydney · Melbourne · Brisbane

East-coast Australia: night caps, STR levies, and the Brisbane Olympic tailwind.

Representative medians from 12 months of activity. All amounts shown in GBP for cross-region comparability — local-currency reports are available per market.

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