Averages are a starting point, not an answer, but they’re useful for working out whether you’re an outlier.
Average by property size
| Property | Typical range | Rough average |
|---|---|---|
| Studio | $40 – $75 | $55 |
| 1 bedroom | $50 – $90 | $70 |
| 2 bedroom | $70 – $130 | $95 |
| 3 bedroom | $110 – $180 | $140 |
| 4 bedroom | $140 – $230 | $180 |
| 5+ bedroom | $180 – $350 | $250 |
As a proportion of nightly rate
More useful than the raw number. Across most markets the cleaning fee sits at 40–70% of one night’s rate.
- Below 40%: you’re probably under-recovering, or you clean it yourself
- 40–70%: normal
- 70–100%: high but defensible for a large property
- Above 100%: you will lose short bookings
What drives regional variation
Labour cost. The dominant factor. Cleaning fees track local wage rates closely.
Property type. Beach and lake properties cost more to turn over, sand, salt, damp, and outdoor areas that city apartments don’t have. A Raglan or Taupō property legitimately costs more per changeover than an equivalent Hamilton apartment.
Turnover pressure. Markets with high same-day changeover rates support higher fees, because same-day scheduling genuinely costs more to deliver.
Linen. Whether laundering is included makes a $25–$50 difference and is the most common reason two similar listings show different fees.
How to benchmark yours
- Open Airbnb in an incognito window
- Search your area with your property’s bedroom count and dates six weeks out
- Open the six or seven closest comparables
- Note each cleaning fee and each nightly rate
- Calculate fee ÷ nightly rate for each
- Compare your ratio to their median
If your ratio is much higher, you’ll lose short bookings. Much lower, and you’re subsidising every stay.
The number that actually matters
Not the average, your cost. Work out what the changeover genuinely costs you:
Clean + linen + consumables + your time (if you do it) = real cost
Hosts who clean their own properties routinely forget to price their time. Three hours of driving and cleaning at any reasonable hourly value is $90–$150. If your fee is $70, you’re paying to host.
When the average doesn’t apply
Ignore the averages entirely if:
- Your property is a genuine outlier in size or luxury
- You’re in a market with almost no comparable listings
- Your average stay is much longer than local norms (build it into the rate instead)
- You have pets, spa pools or extensive outdoor areas that materially change the job