My freo airbnb

Following on from a few other forumites who have shared their recent hosting experiences, I thought I would also share my own.

Around October last year I settled on a one bedroom warehouse apartment in the west end of Fremantle, WA. The plan was always to try my hand at Airbnb hosting - but also it was the type of apartment that I wouldn't mind using as a PPOR if the short term letting didn't pan out.

Linkies here:

Authentic Warehouse Apartment in the West End - Apartments for Rent in Fremantle

Took a bit longer to get it up and running than I thought - wasn't ready until just before christmas. Ended up furnishing it with a fairly average spec (lots from IKEA and other discount furniture), with just a few flashy things such as a custom made platform bed. All up around $13k to fully furnish.

Had a bit of a pain of a first guest, who gave me three stars for some pretty lame reasons - but otherwise every other guest has been great. Been doing my own cleaning and changeovers, which hasn't been too bad since the guests have been leaving it very tidy - still waiting for a disaster

Yield is about 2 to 2.5 times the normal long term rental I would achieve for the apartment otherwise -so pretty good so far, but that might just be the summer season. Expecting that it might drop off during the middle of the year - although maybe not, because its hard to say with Freo. Occupancy so far is around 85%.

I have to say, I'm glad my apartment is fairly unique in terms of its warehouse conversion feel - I would hate to be competing against other short stays as just another generic apartment.

Other thing is mine is 100% legal - checked the complex bylaws and also the local council policies on short stays. City of Freo has a very generous scheme where basically any residential dwelling can pay and be approved for short stays within some certain rules - otherwise it was just a registration fee of around $150. Not sure I would want to be doing this where the planning laws weren't so clear.

Would love to hear any feedback or queries about my listing or experiences. I'll probably add more to the thread as I think of things.

 

My thoughts, note that everybody has different tastes. But i'm not sure you made the best use of the fact your place is a warehouse - it feels middle of the road with presentation. Sorry.
1. I'm not a huge fan of the bed appearance. I'd rather an ikea one that's white or timber coloured. The bedding on it - can you put on a quilt, and fold your towels differently? I'd use the matching coloured towels, not two different ones. (I also supply face washers too). Can you contrast the colour of your bed sheets/quilt to your towels, or otherwise use all white quilt cover and white towels?
2. Can you show something of the area, I can't see any of it with any context
3. Living room feels cluttered, I'd want to remove furniture. I prefer it to be minimal, that's my taste though. Less tends to be more.
4. Does the apartment have wardrobe storage?
5. You sleep 4, do you have 4 chairs at the dining table?
6. Not a fan of the brown blind upstairs in the bathroom. Too heavy in colour and appearance. Plain white roller preferred. Generally, I'm not a fan of having dark browns and dark colour features inside a home unless it's the wooden ceiling or wooden floor, for example.
7. No outdoor area? If not, I do appreciate that it is what it is.
8. Do you have laundry facilities? Edit: found. I'd include a photo of the laundry facilities - important for guests. Not everybody reads the listing, but they will look at the photos.

 

I know nothing about the area, but I do think it looks a lot more interesting than a normal apartment.

It could probably be simpler, or less items, and still look great.

You could probably have your registration more prominent in one shot, this I think would give some confidence too and looks professional.

Not such a bum after all

 

Looks awesome and very premo spot!! I think you need to advertise that side of it more so people know they are getting a great location. put in "500m (or 5min walk) to the esplanade", 4 min to ferris wheel, 2 min to the main strip etc etc so people know they are getting a great spot.
I clicked on one of the nearby links and this guy is direct competition Airy, central Freo warehouse apartment (2 BR) - Apartments for Rent in Fremantle
copy what they did with the location photos and distances as when you click "location" on yours it highlights freo, I know if I were staying I want to feel confident it was a good location and not on the outskirts or neighbouring area. have been caught out before stayed in east freo and it wasnt what i was expecting. no biggie though

and agree with some of gockie's points

and how is the church coming along???

 

Love those area pics! Makes me want to stay there

 

Thanks very much for this, I intend to put my granny flat on airbnb later in the year so am watching all airbnb threads with interest. Also, thanks Gockie for those points, I will take them on board also, ( just bought some gorgeous fluffy yellow towels and grey flannels for it)

 

It's nice to see a warehouse conversion where it still looks like a warehouse. Too often, in those conversions the developers get rid of everything that makes a building interesting. You are right in thinking the unique look helps in comparison with the generic apartments around. It's certainly going to help in winter when guests are thin on the ground. Down the track, it would good to gradually furnish it with non IKEA stuff, but you know that.
And as others said, location shots with timed walking distances would be good.
Were those interior photos taken at night? I reckon they would be better if taken during the day. Do Airbnb offer the free photo service over there? Take them up on it if they do.
Scott

 

Nice apartment. Looks like someone's home, not just a cheap rental. I like the bed!

 

I agree with the location comments, I do not know area and clueless to what was around the area, I suppose that only matters for people just browsing, you could condense it into one or two shots, or just one image with a list of close attractions/transport.

 

Looks good but the main photo at night looks kinda scary. I'd replace it with a cheerful daytime photo and do some of the things Gockie mentioned. You don't look like a bum Aoning

 

Thanks for sharing @thatbum ! I agree that the uniqueness will help it stick out from the crowd, especially in the quieter months.

Out of interest, do you know where the bulk of your $13k went to? We set ours up for around $5k and towels and sheets were a (surprisingly) huge cost !

Have any of your guests commented that they booked yours because you are legally licensed?

 

No need to apologise, I certainly appreciate your opinion and also your amazing attention to detail. My thoughts on your comments:

1. Fair enough about the bed - little bit of my personal preference coming in there - I always wanted a platform bed, but did have some early problems getting matching bed linen for it. Slowly switching in some better looking linen for it. I normally have a quilt on it, just didn't look great on photo shoot day.

2. Do you mean photos of the area? I have to say, I wasn't a big fan of that sort of thing in photo listings - I always thought people would want more info about the space itself rather than photos of the area that I imagine most people would have some idea about before booking.

3. There's a bit less there now than in the original photos - but I also have a slight preference for a "lived in" look rather than a more minimalist fitout from when I stayed in some airbnbs overseas.

4. Yup - wardrobe is pretty much for full use by the guests. Should I expressly state that somewhere?

5. Good pickup! Not apparent in the photo, but there is a bench tucked in under the stairs that can be pulled out. Otherwise keeping it next to the table full time felt cluttered.

6. I'm not a fan either. Came with the apartment and its probably first on the list to change when I do some cosmetic reno work.

7. No outdoor area at all.

8. Good point about a photo of them.

 

Good point about highlighting the location - it probably is the key feature at the end of the day. Do you actually like those photos of the local area though? I always found those a bit pointless since by the time someone is booking a spot, I imagine they would have done their own research into what's around already.

I actually think I might add the complex address somewhere. Its a fairly secure apartment complex and easily searchable anyway given the distinctive external appearance.

 

Yeah I do want to slowly upgrade the furniture so I'm on board with that. I found it quite hard to find the *exact* type of furniture you have in your head for the space, so in the end I had to compromise on the time, rather than the money strictly - IKEA ended up being a good compromise for both.

I haven't heard about a free photo service? Yes it was a night photo shoot but I am thinking about getting another daytime set done.

 

Cool @thatbum.
Glad you took my feedback ok!
I would still try to put in some area photos, but it is your listing and you can do whatever you want with it.
I also put in some maps in mine so you can see where it is in general and some train line maps too so people can see the train transport.
Not everybody searches via the map and if you end up being clicked on as a "users also liked this" or an airbnb suggestion, having the map gives people a fast way to figure our whether they would be happy to stay to your place.

 

Off the top of my head, some of the big ticket items were:

Bed and mattress - $2.5k
Bed linen/towels - $1k
TV - $1.3k
Mini PC - $800
Fridge/Washing machine - $1k
Sofa bed - $800

Umm no one's said anything about the legal licensing issue - but I haven't really done enough asking for feedback about that - I probably should!

 

Yes and no to the photos. Don't copy a cheesy one from Google. Take your own on a nice sunny day. More personal and accurate. The big thing is how close. On location button it shows a circle over freo, without giving the exact spot away id like to be confident it was between the main street and the ferris wheel park

 

Mini PC? I personally wouldn't put that in.... who knows what viruses people might install accidently or intentionally.... or porn sites they may visit...

 

Personally I go by location. I prefer to pay more to be close to everything rather than cheaper but further away.

I would also take a better photo of your permit to operate.

I have been looking at Airbnb for an upcoming short stay in Vancouver, but have noticed quite a few listings asking guests not to mention Airbnb in the lifts or lobby, which i presume means the listings may contravene local Laws. For that reason we are sticking to a hotel as I don't want any possible hassles.
Marg