Online Short-term holiday rental platforms Issues and Planning responses Study for Australian Coastal Councils Association

Transcription

1 Online Short-term holiday rental platforms Issues and Planning responses Study for Australian Coastal Councils Association Professor Nicole Gurran Yuting Zhang The University of Sydney Page 1

2 About the study Builds on ACCA Survey of Coastal Councils 2017 What s changed since OSTHRs? Specific issues, opportunities and risks arising from online short-term holiday rental (OSTHR) platforms What tools and strategies can address concerns / maximise benefits? Eg. Amenity Tourism Infrastructure costs Potential housing market impacts The University of Sydney Page 2

3 Approach National/ international planning and policy review 12 case study councils in NSW, QLD, VIC, WA Compilation of available data on OSTHR (NB focus on Inside Airbnb data for consistency / avoid double counting + census & tourism data) 18 interviews and focus groups with 49 planners, holiday rental providers, tourism groups, and local stakeholders in case study communities Identification of potential tools and strategies Guideline checklist for local government The University of Sydney Page 3

4 The University of Sydney Page 4

5 National overview of OSTHRs example of Airbnb The University of Sydney Page 5

6 60,000 Airbnb listing growth ,000 40,000 30,000 20,000 10, _ _ _ _12 NSW QLD SA TAS VIC WA ACT NT Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 6

7 Overview of trends in case study communities Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 7

8 The University of Sydney Page 8 Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data

9 3,500 3,000 2,500 2,000 1,500 1, Apr-16 Growth in Airbnb listings Apr-17 Bass Coast Busselton Byron Douglas Eurobodalla Kiama Moreton Bay Mornington Peninsula The University of Sydney Page 9 Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data

10 What s changed since the rise of OSTHRs? Holiday home/ tourism growth? Interviewees mostly perceived an overall increase in the number of holiday houses Some, but not all reported increases in numbers of tourists, and particularly spreading the seasons From week / 2 week stays to overnights and weekends New types of accommodation permanent houses, rooms Types of tourists New types of tourists / visitation Groups Parties / weddings Increase in international tourists Types of managers / operators New types of holiday home owners rise of commercial operator New industry around managing holiday homes different levels of professionalisation Individual lone operator as well The University of Sydney Page 10

11 Ratio of occupied/unoccupied homes, census night gradual long term trend towards more unoccupied (ie. likely holiday) homes Bass Coast Busselton Byron Douglas Eurobodalla Kiama Moreton Bay Mornington Peninsula Moyne Port Macquarie-Hastings Shoalhaven Sunshine Coast The University of Sydney Page 11 Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data

12 For instance, the proportion of unoccupied dwellings on census night rose almost 10% in the Sunshine Coast but much of the increase happened by % 46% % 48% % 48% % 44% % 37% 0% 100% Occupied rate Unoccupied rate The University of Sydney Page 12

13 And some LGAs are seeing small increases in permanent residents overall, or in accommodation which was once used for tourism The University of Sydney Page 13

14 The University of Sydney Page 14

15 In localities where OSTHRs have increased, so too have conflicts between local residents and tourism Neighbourhood and local amenity issues Many of the case study LGAs report rising numbers of complaints Noise, unruly behaviour Dogs Parking / bins / nuisance Issues particularly with Properties accommodating large numbers of guests Event properties Closely settled areas, remote communities, strata properties Unprofessionally managed properties The University of Sydney Page 15

16 OSTHRs versus traditional tourist accommodation Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 16

17 Multi-listings: platform tourism and / or the rise of the commercial investor holiday rental landlord? Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 17

18 Where traditional visitor accommodation supply is limited, OSTHRs now predominate Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 18

19 Implications for local infrastructure Communities with a high proportion of OSTHRs relative to traditional visitor accommodation, report intense infrastructure pressures during peak holiday periods Parking and traffic Waste management services The University of Sydney Page 19

20 OSTHRs and tourism Do OSTHRs support tourism strategies? Provide essential & flexible visitor accommodation infrastructure in communities which have limited tourism facilities Allow increased capacity for peak periods and events New forms of tourism Several councils report rise in demand for overnight rather than longer stays Growth in international visitors to areas which traditionally catered to domestic, local demand Groups and extended families Implications for local industry OSTHR reduces likelihood of significant new investment in tourist facilities? Uneven/ unfair regulatory, fees & charges framework The University of Sydney Page 20

21 Tourism strategy, networks, and visitor experience Some councils /tourism associations connect OSTHRs with wider destination planning strategies including visitor experiences Poor management of properties / guests by rogue operators Information / education for hosts, guests? The University of Sydney Page 21

22 Some case study councils concerned about potential for OSTHR to exacerbate permanent rental housing supply pressures Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 22

23 Airbnb listed holiday homes far exceed permanent rental vacancy rates, and this trend is growing 10000% 8000% 6000% 4000% 2000% Trend_frequently available Airbnbs (whole houses) as a proportion of rental vacancy rates 0% Apr-16 Apr-17 Bass Coast Busselton Byron Douglas Eurobodalla Kiama Moreton Bay Mornington Peninsula The University of Sydney Page 23 Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data

24 Economic motivation for OSTHR attractive property investment and returns similar to permanent rental (finance your holiday house?) The University of Sydney Page 24

25 Hosting offers flexible income for local residents as well % of median rents Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 25

26 9-60% of median mortgage payments Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 26

27 But proportion of residents who host tourists in rooms / beds is relatively small Council Private rooms % of housing Bass Coast % Busselton % Byron % Douglas % Eurobodalla % Kiama % Moreton Bay % Mornington Peninsula % Moyne % Port Macquarie-Hastings % Shoalhaven % Sunshine Coast % Source: Gurran & Zhang 2018, preliminary analysis based on Inside Airbnb data The University of Sydney Page 27

28 Summary and conclusions Impacts of OSTHRs vary, reflecting: Existing tourist accommodation / holiday homes Trends in permanent population Type of community / housing Local planning & management framework for residential tourism Local / wider housing market Impacts on tourism sector need to be addressed in local tourism strategies Reduced large scale investment and reinvestment in traditional accommodation? Connection of disaggregated hosts to tourism network Destination quality management Need to improve state / local planning responses Next step in research project is local guidance checklist The University of Sydney Page 28