Melbourne has no state night cap, but a building vote can still end a short-stay plan before the first guest arrives.
A Melbourne apartment owner asks two questions before any others: what could the place earn, and will the building allow short stays. HeyLead runs search, Meta Ads and landing pages aimed at owners, not guests, and follows each enquiry to a signed management agreement. Guest bookings stay on Airbnb, Booking.com and your own site. Figures are in A$ with GST shown apart, and compliance stays with you.
What we do
Each service below has its own Melbourne page. Here they are aimed at apartment and house owners who could place a property with you, not at guests.
Pages and listings that appear when people nearby search Google for what you do.
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Paid search ads that reach people searching right now, reported against the calls and bookings they produce.
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Facebook and Instagram ads for offers that need reach, including ads shown again to people who visited your site.
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Pages built to turn a visit into a call, form or booking.
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Call and form tracking, so you can see which ad or search produced each lead.
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Optional link to your customer system, so signed work flows back into your reports.
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Who we work with
Managers running apartments in Southbank, Docklands and the CBD for owners who live elsewhere
Operators selling stays of a month or more to medical staff, students and relocating households near Parkville, Carlton and Clayton
Co-hosts adding owners in St Kilda, Fitzroy and Richmond who want help with cleaning and guest messaging
Managers with their own linen and cleaning crews who can turn a unit between event weekends
The local picture
Your market
Victoria treats short stays differently from its neighbours. There is no state-wide cap on nights, but a state levy applies to paid stays of under 28 days, owners corporations can vote on rules that limit short stays in a building, and councils can set local rules.
That mix makes the building and the council the first questions for any owner. Demand follows the calendar: the Australian Open, the Grand Prix, the spring racing carnival around Melbourne Cup, AFL finals and big concerts fill the city.
Weekday demand comes from the Parkville medical precinct, universities and corporate travel. Stays of 28 days or more sit outside the levy, which makes furnished mid-term lets attractive to owners.
Your customers
The lead is an owner with an apartment in an area you serve, asking what it could earn and whether the building allows short stays.
We build for searches like airbnb management, serviced apartment management and short-stay manager with an area name, plus questions about the levy and building rules. We do not run guest ads from this budget.
Reports show owner enquiries, earnings estimates sent and properties signed by area. Spend is reported in A$, with GST on its own line.
Our approach
We build an owner page for each area you serve, explaining your fees, how you deal with the state levy and what you offer outside event peaks, such as furnished stays of a month or more.
An earnings estimate form asks for suburb, bedrooms, whether the owner lives there and whether the owners corporation has a short-stay rule. Google Ads run on owner searches only.
Meta Ads reach apartment owners with a plain guide to the building vote and show the offer again to visitors. SEO answers questions like whether an owners corporation can stop a listing, which reaches owners early.
Ads can bring enquiries within weeks, while SEO pages take months.
Building stock
Investor apartments in Southbank, Docklands and the CBD, period flats in St Kilda and Carlton, and buildings where owners corporation rules decide what is allowed
Listing sites in this market
Airbnb, Booking.com, Stayz
Licences you show on your page
Victorian short stay levy, owners corporation rules and council rules, plus any estate agent licensing your model needs; all stay with the client.
Common mistakes
Owners corporations can adopt a short-stay rule by vote, and some buildings already have one. An owner signed without that check becomes a complaint later. A form that asks about the building first saves you onboarding work.
Grand Prix and Cup weekends look wonderful on a revenue chart, but owners live through the quiet weeks too. Pages that show a full-year picture, including longer furnished stays, keep the properties you sign.
Guests already arrive through the platforms. If the owner-acquisition budget buys guest clicks, the number of properties you manage stays the same. Separate budgets, pages and reports keep the result clear.
How it works
We start where you already have properties and cleaning cover, such as Southbank and St Kilda, then add areas once your team can turn units quickly.
Area pages explain the levy and building rules and your fees. Each has an earnings estimate form and the owner feedback you hold.
Search ads on management terms and Meta Ads aimed at owners, with guest searches blocked.
Each month: owner enquiries, estimates sent and properties signed by area, in A$ with GST shown apart.
Searches
These are the searches your pages and ads are built around, and what each person is trying to do.
| They search | What they want |
|---|---|
| airbnb management Southbank | Apartment owner looking for a manager |
| serviced apartment manager Melbourne | Owner comparing operators |
| short stay levy Victoria airbnb | Someone checking the rules before they hire |
| can owners corporation ban airbnb Victoria | Owner checking the building |
| furnished rental management Carlton | Owner open to longer stays |
Testimonials from HeyLead clients
HeyLead was able to quickly bring structure and order to our Search Engine Marketing campaigns. Their methodical approach turned around our SEM performance and allowed us to demonstrate the ROI from the programs. They brought innovations to the table that increased the visibility of the online journeys our prospects and customers were taking.
Paul Liddiatt
Chief Marketing Officer, NewBook
The team at HeyLead managed our SEO and SEM with great aptitude, I would recommend their services for anyone looking to level up their search engine presence paid or organic.
Kim Lazaro
Digital Marketing Manager, NewBook
FAQs
Owner-side questions Melbourne managers ask us.
Pick one that counts signed properties and understands the building and levy questions. Ask how they keep owner and guest marketing apart. HeyLead runs owner-only campaigns and reports signed properties by area in A$.
There is no state-wide night cap, but a state levy applies to paid stays of under 28 days, and councils and owners corporations can add their own limits. HeyLead is a marketing team, not a legal adviser, so owners should check Consumer Affairs Victoria and their council.
Owners corporations can vote on rules about short stays, so the answer depends on the building. Good managers ask about the building before onboarding, and our forms collect that detail up front. Owners should confirm the current rules with their owners corporation manager.
Search ads on owner terms can produce enquiries within weeks. SEO pages on levy and building questions take months, and no rankings are promised.
Your fee structure, the areas where you have cleaning cover and how many new properties you can onboard each month. We also need access to your website and any ad account, and to know which compliance steps you already take.
No. HeyLead works online, so there is no Melbourne office to call in at. We plan and review by phone, video or WhatsApp and run campaigns for the areas you serve.
Other pages for this city.