List with Us

We specialise in distinctive, high-quality homes that offer an excellent Wānaka experience.

Before taking on a property, we will inspect the home, discuss how you intend to use it and assess its likely guest market, nightly rate and earning potential. We will also provide practical recommendations on presentation, bedding, amenities and any work required before accepting guests.

Yes. We can help you prepare and position your property to meet the expectations of the premium holiday rental market.

This may include practical advice on:

• Furniture and interior presentation
• Bedroom and bedding configurations
• Kitchenware, glassware and guest supplies
• Entertainment, technology and Wi-Fi
• Heating, cooling and seasonal comfort
• Outdoor furniture and facilities
• Owner storage and guest access
• Property maintenance and presentation
• The amenities premium guests expect

Where required, Release can introduce you to experienced local interior designers, furniture and homeware suppliers, and trusted local tradespeople.

Our objective is to ensure the property presents beautifully, operates efficiently and delivers a consistently high-quality guest experience.

A residential property used by paying guests for short stays will generally be classified by Queenstown Lakes District Council as Residential Visitor Accommodation.

The property must be registered with QLDC before operating and must comply with the rules applying to its particular District Plan zone. These can include limits on occupied nights, guest numbers, parking, noise, outdoor areas, rubbish management, record-keeping and notification of neighbouring properties.

The rules are property and zone-specific, so registration should not be treated as a blanket approval. Release can help you identify the likely requirements, but the property owner remains responsible for confirming and maintaining compliance.

More information is available on the QLDC Short-Term Visitor Accommodation page.

Many urban residential properties in Wānaka can accommodate paying guests for a cumulative total of up to 90 nights in a 12-month period, provided the property is registered and complies with all applicable standards.

However, the 90-night limit does not apply to every property. Some Rural, Rural Residential, Lifestyle and Large Lot Residential zones may allow up to 120 occupied nights without resource consent, while other properties may have different rules.

We recommend checking the zoning and consent history of each property before confirming how many nights it can operate.

If you want to operate beyond the permitted standards for your property’s zone, you will generally need to obtain resource consent from QLDC before doing so.

A planning consultant can assess the property and manage the application if required. Release can introduce you to an appropriate local planning adviser.

It may. QLDC advises that making a property available for short-term visitor accommodation for more than 28 days can change its rating classification, commonly to Mixed Use.

The effect depends on the property, its location, capital value and the number of days it is available. Owners should confirm the likely impact directly with QLDC when considering short-term rental.

Short-term accommodation is a taxable activity for GST purposes. Registration is compulsory if the person or entity conducting the activity:

• Has earned at least NZD $60,000 of taxable turnover in the last 12 months
• Expects to earn at least NZD $60,000 of taxable turnover in the next 12 months
• Adds GST to the price of the accommodation or other goods and services it supplies

Turnover is based on gross income before deducting Release commission, cleaning, maintenance or other expenses. It generally includes short-term rental income and turnover from any other taxable business or contracting activities carried on by the same person or entity. Salary and wages are not included.

The property’s ownership structure is important. For example, a jointly owned rental activity may be treated separately from the individual owners’ other businesses, while a partnership or company is generally considered in its own right. Owners expecting turnover below NZD $60,000 may choose to register voluntarily.

Since 1 April 2024, qualifying online marketplaces such as Airbnb and Bookabach have generally been required to collect GST at 15% on short-stay accommodation booked through their platforms, whether or not the property owner is GST-registered.

If the owner is not GST-registered, the marketplace or listing intermediary generally passes an 8.5% flat-rate credit to the owner (the rest going direct to IRD). This is intended to recognise the GST included in the owner’s operating costs.

If the owner is GST-registered, accommodation supplied through a GST-registered marketplace is generally included as a zero-rated supply in the owner’s GST return because the marketplace accounts for the GST. The normal GST rules apply to direct and other non-marketplace bookings.

The main benefit is the ability to claim the actual GST paid on eligible expenses connected with the taxable short-term rental activity. Depending on how the property is used, this may include GST on:

• Release management commission and booking costs
• Cleaning, linen and guest supplies
• Marketing, photography and professional fees
• Repairs, maintenance, utilities and insurance where GST has been charged
• Furniture, appliances and other property setup costs
• Renovation, construction and other capital costs

It may also be possible to claim some GST relating to the purchase of the property, including in some circumstances where the property was owned before registration. These claims are subject to detailed rules and must reflect the property’s intended and actual taxable use.

Registration can therefore be beneficial where a property has substantial setup, construction, furnishing or ongoing operating costs, or where annual turnover is likely to exceed the NZD $60,000 threshold in the near future. In a high-cost year, the GST claimed may exceed the GST payable, resulting in a GST refund.

GST registration should not be viewed as an automatic saving. A registered owner must file GST returns, maintain appropriate records and account for GST on direct and other taxable income. GST claims must be apportioned where the property is also used privately or for GST-exempt long-term rental.

A non-registered owner using a qualifying online marketplace receives the 8.5% flat-rate credit described above. A registered owner does not keep this credit and instead claims the actual GST on eligible costs, so the better outcome depends on the property’s income, expenses and booking channels.

The most significant issue is the property itself. Selling the property, changing it to long-term rental, returning it to principally private use or cancelling GST registration can trigger a GST liability or change-of-use adjustment based on the sale price or market value. Limited exceptions may allow a property sale to be treated as non-taxable, but strict conditions apply and professional advice should be obtained well before any sale or change of use.

Release is not a tax adviser. We strongly recommend obtaining advice before registering for GST, selecting or changing the ownership structure, claiming GST on the property or capital expenditure, or placing the property into short-term rental use.

Release can introduce owners to experienced accountants and tax advisers familiar with short-term accommodation and property ownership.

Your insurer must be told that the property will be used for short-term visitor accommodation.

A standard residential house and contents policy may not provide appropriate cover for paying guests. You should obtain written confirmation that your policy specifically covers short-term rentals and consider cover for:

• The house and contents
• Accidental guest damage
• Legal and public liability
• Loss of rental income
• Cleaning and maintenance staff, and other contractors entering the property

We recommend obtaining advice from an insurer or broker familiar with premium holiday homes and short-term visitor accommodation.

Yes. Depending on the property, you may also need to check:

• Body corporate rules
• Title covenants
• Existing resource consent conditions
• Mortgage or lending requirements
• Insurance conditions
• Smoke alarm and other safety requirements

We can help identify these issues during onboarding, but legal and planning advice may sometimes be required.

Yes. Before Release markets or accepts bookings for your property, we require a signed agency agreement.

The agreement clearly sets out the services Release will provide, our authority to act as your booking and property management agent, commission and fees, owner responsibilities, booking and cancellation arrangements, property expenditure, insurance requirements and termination provisions.

We will take you through the agreement and answer any questions before you sign.

Absolutely. It remains your home, and you control when it is available.

Owners can reserve dates for their own use or for friends and family. We simply ask that dates are blocked as early as possible and that all confirmed guest bookings are honoured.

Yes. Owners receive access to a secure online portal where they can:

• View current and future bookings
• Monitor availability and booking activity
• Block dates for their own use
• Add and manage friends and family stays
• Keep track of when the property is occupied

The portal gives you visibility and control without needing to contact our team every time you want to check availability or reserve the property.

We consider the property’s location, quality, capacity, facilities, views, privacy, comparable accommodation, seasonal demand and local events.

Pricing is actively reviewed rather than set once and forgotten. Our objective is to achieve the best balance between nightly rate, suitable occupancy and the long-term positioning of your property.

We do not believe in filling premium homes at any price simply to increase occupancy.

Maximising returns is not simply about achieving the highest possible occupancy. It is about finding the right balance between nightly rate, occupancy, operating costs, owner use and the long-term positioning of the property.

Release can advise on:

• Seasonal pricing and minimum-stay strategies
• The best periods to make your property available
• Bedroom and bedding configurations
• Amenities that appeal to premium guests
• Property presentation and photography
• Targeted improvements that may increase the nightly rate
• Avoiding unnecessary expenditure that is unlikely to improve returns
• Attracting the most suitable guests for your property

We continually review pricing, demand and booking performance and will recommend practical changes where we believe they can improve your property’s results.

Peak periods vary slightly each year but generally include:

• The festive season from late December through January
• Peak ski periods and school holidays during winter
• Easter
• Chinese or Lunar New Year
• Wānaka’s wedding season and popular wedding weekends
• Major sporting, cultural and special events
• Other exceptionally high-demand dates

Release reviews the calendar annually and advises owners of the relevant peak periods for their property.

Yes. Peak periods attract the strongest demand but can also involve higher staffing, cleaning and operational costs.

Accommodation rates are adjusted accordingly, and an agreed peak-time surcharge may apply. Longer minimum stays may also be required to protect the value of the peak dates and avoid short gaps between bookings.

Minimum stays are set according to the property, time of year and demand. These requirements will be discussed with you as part of the property’s pricing and booking strategy.

A split super-king can be configured as either one super-king bed or two single beds.

This provides far greater flexibility for couples, families, groups of friends and corporate guests. It allows the same bedroom to suit different guest combinations and can materially increase the number of enquiries the property can accommodate.

Where room dimensions allow, we strongly recommend split super-king beds in secondary bedrooms.

Release supplies premium, professionally laundered rental linen for guest bookings.

This ensures a consistent, high-quality presentation for every arrival and removes the need for owners to purchase, store and manage multiple sets of guest linen. We will advise you on the appropriate bedding configuration, pillows, duvets and mattress protection required for your property.

Yes. In addition to booking and guest management, Release offers an optional monthly property-care retainer for owners who want broader oversight of their Wānaka home.

Depending on the agreed scope, this can include:

• Scheduled property inspections
• Monitoring the property between bookings
• Coordinating maintenance and contractors
• Providing access for tradespeople
• Identifying and reporting maintenance issues
• Preparing the property for owner arrivals
• General oversight for absentee owners

The service and monthly retainer are tailored to the property and the level of involvement required.

The first step is a conversation and property inspection.

We will take the time to understand the property, how often you want to use it, your expectations and whether Release is the right fit.

From there, we can prepare a rental appraisal, recommended pricing strategy and clear proposal for managing your Wānaka home. We can also help coordinate the property’s setup and introduce you to suitable local tax advisers, interior designers, suppliers and tradespeople where required.