New Listing Feedback

Well, there's been some massive changes in the Bell household in the last couple of months which were the product of some lengthy discussions, soul searching, figuring out what does (and doesn't!) make us happy and re-evaluating of short and long term goals.

One of the changes that will contribute to our big picture is to turn our (now old) PPOR into an Airbnb property.

I've been doing as much reading as I can on the subject but nothing beats first hand experience so would love some feedback on the listing which is:

Bluewater Harbour Hideaway Private, Modern Retreat - Houses for Rent in Trinity Park, Queensland, Australia

TIA!

 

Wow nice place, good luck

 

I'm in love with your house.

 

Nice place!

If you decide to offload the management - let me know. I know a good airbnb property manager in Cairns.

Cheers

Jamie

 

Beautiful property - makes me feel like booking a trip to Cairns right now.

 

Stunning cover photo!
My comments as a fellow new host:
1. The master bedroom photo (the second one) looks photo-shopped. Does the room really looks like that? If not, you are risking the guest gives you a less than 5 star review. I took the photos with my phone, better not set the hopes too high and then under-deliver.
2. Since you are new, your priority is to build reviews, which means you will have to accept 1-nighters. Also set minimum 1-night will push up your search engine optimisation (SEO).
3. Change the cancellation policy to flexible for now. Guests will forego service fee if they cancel so they generally won't cancel. On the other hand being flexible gives you more potential guests.
Good luck!

 

Gorgeous place! I'll book for sure next time I'm up that way. I love Cairns.

 

Cheers

Thanks!

Thanks Jamie. Might take you up on that offer in the future when I get back to renovating houses and can't handle the additional work load.

Cheers. Hopefully everyone else feels the same!

Thanks for the feedback!

1. How does it look photoshopped? There is very little photo manipulation involved other than correcting angles etc. In a couple of the exterior shots I had to tone done the blues and saturation a bit as they were just too fake looking straight out of the camera.

I am conscious however of over promising and under delivering.

2. Yep, that is something I agonised over. I've set a low price to begin with to hopefully get people to book but also don't want one night stays littered throughout the year on my calendar which I may lose out on longer bookings. Didn't know about the SEO though, thank you.

3. Ha, I only changed the cancellation police this morning from flexible. Will change it back again.

Cheers!

Edit: It was moderate I had the cancellation set to before which I've just changed it back to. Not really keen on flexible as I don't want gaping holes in my calendar and according to Airbnb's T's&C's they get refunded the service fee too.

Thanks Jess, it truly is paradise up here!

 

1. The furniture looks photoshopped, especially the bed and the overhead fan. Maybe it is just me.
2. When you are still new (you have a nice "new" tag on your listing), you will appear at the front of the search result. Once this period has passed (for me it was about 2-3 weeks), your listing will lose this preferred treatment. From this moment, having a SEO is extremely important.
From my very limited hosting experience, my guests tend to book very last minute. I've never got anyone booked more than two-month ahead. The ones booked for one night are usually book on Saturdays, unfortunately, but there are not many of them.
NB: my listing is a tiny studio in inner Melbourne so it is a completely different product than yours, so the guest booking behaviour could be completely different as well.

 

Ahhk, definitely legit - sometimes using a powerful flash can make it look a bit fake. Here's the dusk version of the same angle:

Perhaps that is better?

Very interesting that you get a lot of last minute bookings. This goes against my own inner control freak that has every detail planned out months in advance! Yes, I wonder if different demographics will come into play. I'll open it up to one night to begin with then just keep an eye on it.

Thanks for all of your feedback

 

I think it is much better, the original photo looks more like a show-room whereas this one looks very homey and cosy.

 

@Kinnon Bell your professional photography skills are too good

PS Love the loveheart you did in the sequins on the pillow. Now go and try and make it all silver again

 

wow. Just wow. Awesome place!

 

Absolutely gorgeous property Kinnon!

Ok from me. I would take off the one night minimum, make it 2 night or more minimum*, and bump up the cleaning fee! I get people booking in advance and people usually stay for a week or longer. But I suppose different locations have different guest needs.
I also go strict on the cancellation policy.

*I actually have a higher minimum night requirement. And I would not let anybody book less than ~7 night stay if they book well in advance (say beyond 3 months). But perhaps Cairns has different demamd patterns. I don't like short bookings cluttering up my calendar.

Your property - I'm not 100% sure on your weeknight vs. weekend occupancies for your area, but I would definitely have much higher rates for Friday and Saturday nights on your listing.

 

Noted - will have to update it.

Ha, I've had a bit of practise at it!

Cheers!

Thank you

The cleaning fee seems to be a happy medium of what's around the area (some don't charge, some charge less and some more). As time goes on I will reassess and perhaps build it into my nightly rate.

Yeah, no idea what the demand pattern is like - time will tell. I've been keeping an eye on the calendars of those around me and it seems quite sporadic. The ones around the area though seem to have the same price no matter weekday or weeknight.

I think it will come down to a case of being trial and error and figuring it out over time.

 

OK, well first 'issue' I think.... I just got a message via the airbnb app from someone saying "Thanks for letting me book your airbnb. I should be there at 5:30" and I go to reservations and there's nothing there but my calendar now has dates blocked out.

The blocked out dates start from tomorrow so no idea what's happening?

Edit: Sorted I think. I found the date she booked and apparently it's waiting on her verification and for some reason the next week was blocked on my calendar which I have now unblocked.

The system seems to be really un-intuitive as far as finding stuff goes.

 

What is the service fee that some properties charge?
This seems to be an additional charge on top of a cleaning fee.
Then again, some don't charge either.
Marg

 

Service fee is the airbnb fee and that will be on every booking.

 

Yep. It will be waiting for her verification. Very exciting that you have a booking!

 

I've also just approved a 2 week booking over the new year period that came through Stayz. Seems like it's all happening!

Nothing like the deep end to get you moving