Authored by the expert who managed and guided the team behind the South Africa Property Pack
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Durban's short-term rental market combines beach tourism, Durban ICC conferences, and major sporting events to create real earning potential for Airbnb hosts in 2026.
This guide covers everything from legal requirements under eThekwini's by-laws to realistic revenue expectations and the best neighborhoods to invest in.
We constantly update this post with fresh data on Durban Airbnb rates, occupancy trends, and regulatory changes.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Durban.
Insights
- Durban Airbnb hosts can expect around R16,000 monthly in gross revenue, but top performers near the Durban ICC can push past R25,000 during Africa's Travel Indaba in May 2026.
- Typical occupancy in Durban sits around 45%, but hosts with backup power and secure parking consistently achieve 55% to 70%.
- Body corporate restrictions in sectional title buildings are the biggest legal barrier for Durban Airbnb hosts, often stricter than municipal regulations.
- Durban's three major 2026 demand spikes are Africa's Travel Indaba (May 11 to 14), Comrades Marathon (June 14), and Durban July (July 4), when rates can jump 40% to 80%.
- The most crowded Airbnb price point in Durban is R800 to R1,400 per night, leaving white space for event-ready business stays and pet-friendly family homes.
- One-bedroom apartments generate the most bookings, but two-bedrooms offer better revenue resilience by capturing both business travelers and small families.
- Durban hosts should budget R6,000 to R10,000 monthly for expenses if self-managing, or R9,000 to R16,000 with professional management.
- Berea, Glenwood, and Morningside remain undersaturated compared to heavily competitive Umhlanga and North Beach areas.
Can I legally run an Airbnb in Durban in 2026?
Is short-term renting allowed in Durban in 2026?
As of the first half of 2026, short-term renting through Airbnb is allowed in Durban, but with conditions rather than unrestricted access.
The main legal framework is eThekwini Municipality's Accommodation Establishments By-law from 2022, which regulates accommodation activity and sets compliance expectations.
The most important restriction is obtaining appropriate zoning or consent use permission under the eThekwini Planning and Land Use Management By-law, since running accommodation on residential land may require municipal approval.
Hosts must also meet fire safety requirements under the eThekwini Fire By-law, and those in apartments or townhouses must ensure their body corporate rules permit short-term letting.
Penalties for illegal short-term rentals include municipal fines, enforcement orders to cease operations, and in sectional title buildings, the body corporate can pursue legal action through the Community Schemes Ombud Service.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in South Africa.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in South Africa.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Durban as of 2026?
As of the first half of 2026, Durban has no universal citywide cap like the 90-nights-per-year rule in some European cities, but restrictions can apply through body corporate rules or zoning consent conditions.
These rules differ by property type: sectional title apartments often face strict scheme rules (sometimes requiring minimum three-month stays or outright bans), while standalone houses on full-title land have more flexibility.
Hosts in sectional title buildings should check management rules carefully, as the Community Schemes Ombud Service treats these restrictions as enforceable.
Violating scheme rules can result in CSOS enforcement, orders to stop hosting, and potential damages for breach of conduct rules.
Do I have to live there, or can I Airbnb a secondary home in Durban right now?
Durban has no strict owner-occupancy requirement, so you can operate from a secondary home or investment property if you meet other legal requirements.
Secondary home owners can legally operate short-term rentals, but face closer scrutiny on zoning compliance since the activity more clearly resembles commercial accommodation.
Non-primary residence rentals may need consent use approval under the Planning By-law if your zoning doesn't automatically permit accommodation establishments, plus fire safety and body corporate compliance.
The main practical difference is that investment property hosting triggers more formal compliance expectations, and body corporates often restrict investor-owned units even when permitting owner-occupied occasional rentals.
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Can I run multiple Airbnbs under one name in Durban right now?
Running multiple Airbnb listings under one name is legally possible in Durban, but each property must independently meet zoning, safety, and scheme requirements.
There's no explicit maximum number of properties one person can list, though scaling triggers additional compliance hurdles.
Multi-property hosts face higher likelihood of formal business licensing requirements under the eThekwini Business Licensing By-law, stricter fire safety scrutiny, and increased friction with body corporates who may tolerate one unit but push back on perceived commercial operations.
Do I need a short-term rental license or a business registration to host in Durban as of 2026?
As of the first half of 2026, Durban hosts should expect municipal compliance steps when their activity resembles an accommodation establishment, with eThekwini's Accommodation By-law referencing certification requirements and the Business Licensing By-law (promulgated February 2025) creating an additional registration layer.
The compliance process typically involves contacting eThekwini's licensing department, submitting fire safety proof, and potentially obtaining zoning clearance, with timelines varying from weeks to months.
Required documents typically include property ownership proof, fire safety certification, and in sectional title buildings, written body corporate consent.
Beyond municipal compliance, hosts must register income with SARS since rental profits flow into personal income tax.
Are there neighborhood bans or restricted zones for Airbnb in Durban as of 2026?
As of the first half of 2026, Durban has no blanket neighborhood bans on Airbnb, but restrictions emerge through zoning categories and individual scheme rules rather than named prohibitions.
The strictest practical restrictions appear in high-demand apartment nodes like Umhlanga Ridge, Umhlanga Rocks, North Beach, and Point Waterfront, where many complexes have amended rules to prohibit or limit short-term letting.
These areas face restrictions not from municipal zoning but body corporate governance: residents in desirable buildings have voted to restrict rentals to preserve security, reduce noise, and maintain community character.
We made this infographic to show you how property prices in South Africa compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Durban in 2026?
What's the average and median nightly price on Airbnb in Durban in 2026?
As of the first half of 2026, the median nightly price for a Durban Airbnb is approximately R1,050 ($58 USD / €53 EUR), while the average sits higher at R1,250 ($69 USD / €63 EUR) because premium properties pull it upward.
The typical range covering 80% of Durban listings falls between R650 and R1,800 per night ($36 to $100 USD / €33 to €91 EUR).
The biggest pricing factor in Durban is location relative to the beach and Durban ICC, with properties offering ocean views or ICC walking distance commanding 20% to 60% premiums.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Durban.
How much do nightly prices vary by neighborhood in Durban in 2026?
As of the first half of 2026, Durban nightly prices vary substantially: premium areas like Umhlanga Rocks command R1,500 to R1,700 ($83 to $94 USD / €76 to €86 EUR) while value areas like South Beach average R700 to R900 ($39 to $50 USD / €35 to €45 EUR).
The three highest-priced neighborhoods are Umhlanga Rocks and Umhlanga Ridge (averaging R1,600 / $89 USD), Point Waterfront (R1,400 / $78 USD), and select North Beach pockets with ocean views (R1,350 / $75 USD).
The three lowest-priced are parts of Durban CBD away from tourism corridors (R750 / $42 USD), sections of South Beach (R850 / $47 USD), and car-dependent suburbs like Bluff (R800 / $44 USD), though these still attract budget-conscious domestic travelers.
What's the typical occupancy rate in Durban in 2026?
As of the first half of 2026, typical occupancy for Durban Airbnb listings is approximately 45%, meaning about 13 to 14 booked nights monthly.
The realistic range covering most listings falls between 35% and 60%, depending on location, reviews, and amenities.
Durban's 45% average aligns with other South African coastal cities, though below Cape Town's peak-season rates due to heavier reliance on domestic tourism.
The biggest factor for above-average occupancy is load-shedding resilience, as guests actively filter for listings with inverters or backup power solutions.
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What's the average monthly revenue per listing in Durban in 2026?
As of the first half of 2026, average monthly revenue per Durban Airbnb listing is approximately R16,000 ($890 USD / €810 EUR), calculated from R1,050 median rate at 45% occupancy.
The realistic range covering 80% of listings falls between R10,000 and R22,000 ($555 to $1,220 USD / €505 to €1,110 EUR).
Top-performing listings achieve R25,000 to R35,000 ($1,390 to $1,940 USD) during high-demand periods. A two-bedroom Umhlanga apartment at 60% occupancy and R1,400 nightly would generate roughly R25,200 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Durban.
What's the typical low-season vs high-season monthly revenue in Durban in 2026?
As of the first half of 2026, typical low-season monthly revenue ranges from R10,000 to R14,000 ($555 to $780 USD / €505 to €710 EUR), while high-season months generate R20,000 to R35,000 ($1,110 to $1,940 USD / €1,010 to €1,770 EUR).
Low season runs from late February through April and August through October (excluding event weekends), while high season includes December through January plus event spikes in May (Travel Indaba), June (Comrades), and July (Durban July).
What's a realistic Airbnb monthly expense range in Durban in 2026?
As of the first half of 2026, realistic monthly expenses range from R6,000 to R10,000 ($335 to $555 USD / €305 to €505 EUR) for self-managed properties, or R9,000 to R16,000 ($500 to $890 USD / €455 to €810 EUR) with professional management.
The largest expense category is typically cleaning and laundry at R2,000 to R4,000 ($110 to $220 USD) monthly, followed by utilities and Wi-Fi at R1,500 to R2,500.
Durban hosts should expect to spend 40% to 60% of gross revenue on operating expenses, with higher percentages for professionally managed properties.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Durban.
What's realistic monthly net profit and profit per available night for Airbnb in Durban in 2026?
As of the first half of 2026, realistic monthly net profit (after operating costs, before tax and mortgage) ranges from R4,000 to R7,000 ($220 to $390 USD / €200 to €355 EUR), with profit per available night at R130 to R230 ($7 to $13 USD).
The net profit range covering most listings spans R2,000 to R11,000 ($110 to $610 USD / €100 to €555 EUR), driven by occupancy and expense management.
Durban hosts typically achieve 25% to 45% net profit margins, with higher margins for self-managed, mortgage-free properties.
Break-even occupancy for a typical Durban listing is approximately 30% to 35%, requiring 9 to 11 booked nights monthly to cover expenses.
In our property pack covering the real estate market in Durban, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in South Africa versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Durban as of 2026?
How many active Airbnb listings are in Durban as of 2026?
As of the first half of 2026, there are approximately 1,500 active Airbnb listings in Durban, making it moderately competitive compared to Cape Town.
This number has remained stable year-over-year, with supply growing slowly at 5% to 10% annually as new hosts enter while others exit, suggesting market maturity rather than explosive growth.
Which neighborhoods are most saturated in Durban as of 2026?
As of the first half of 2026, the most saturated Durban neighborhoods are Umhlanga Rocks and Umhlanga Ridge, North Beach and Point Waterfront, Morningside (Florida Road area), and parts of Durban CBD.
These areas became saturated because they intersect Durban's three demand drivers: beach tourism along the coast, business travel near ICC and Gateway, and lifestyle visitors gravitating to Florida Road's dining scene.
Relatively undersaturated neighborhoods offering better opportunities include Berea, Glenwood, and parts of Bluff, with solid demand but fewer competing listings and more flexible body corporate environments.
What local events spike demand in Durban in 2026?
As of the first half of 2026, the main events spiking Durban Airbnb demand are Africa's Travel Indaba (May 11 to 14 at Durban ICC), Comrades Marathon (June 14), and Hollywoodbets Durban July (July 4), plus ongoing ICC concerts and conferences.
During peak events, booking rates increase 30% to 50% above normal, while nightly rates jump 40% to 80% as demand outstrips supply near event venues.
Hosts should adjust pricing 8 to 12 weeks before major events, set 2 to 4 night minimums, and block peak dates from discounting.
What occupancy differences exist between top and average hosts in Durban in 2026?
As of the first half of 2026, top-performing Durban hosts achieve 55% to 70% occupancy, translating to 17 to 21 booked nights monthly.
Average hosts achieve around 45% (13 to 14 nights), meaning top performers book 30% to 50% more nights, a gap that compounds into significant annual revenue differences.
New hosts typically need 6 to 12 months to reach top-performer levels, depending on accumulating reviews, professional photos, and dialing in pricing through a full seasonal cycle.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Durban.
Which price points are most crowded, and where's the "white space" for new hosts in Durban right now?
The most crowded price range in Durban is R800 to R1,400 per night ($44 to $78 USD / €40 to €71 EUR), where most one and two-bedroom apartments cluster.
White space exists in premium event-ready business stays at R1,600 to R2,200 ($89 to $122 USD) targeting ICC conference attendees, and family houses at R1,800 to R2,500 ($100 to $139 USD) with secure parking, braai facilities, and pet-friendly policies.
Success in underserved segments requires dedicated workspace and hotel-grade linens for business travelers, or for family homes: secure gardens, covered parking, outdoor braai, and explicit pet policies.
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What property works best for Airbnb demand in Durban right now?
What bedroom count gets the most bookings in Durban as of 2026?
As of the first half of 2026, one-bedroom properties get the most total bookings in Durban, matching the largest guest segment: couples, solo business travelers, and event attendees.
Estimated booking breakdown: studios capture roughly 10%, one-bedrooms lead with 40%, two-bedrooms take 35%, and three-bedroom-plus properties account for 15%.
One-bedrooms perform best because they're affordable for domestic travelers, appropriately sized for business visitors, and priced competitively for couples, while larger properties excel during holidays and events when groups travel together.
What property type performs best in Durban in 2026?
As of the first half of 2026, apartments and condos are the best-performing property type for booking consistency, dominating supply in high-demand nodes where guests want to stay.
Occupancy by type: apartments average 45% to 50%, standalone houses 40% to 50% (higher variance), townhouses 42% to 48%, and garden cottages 35% to 45% depending on location.
Apartments outperform because they cluster in sought-after locations (beachfront, ICC-adjacent), offer built-in security, and include amenities like pools without additional host cost, though houses capture premium pricing during family holidays and events.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Durban, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| eThekwini Accommodation Establishments By-law 2022 | Official municipal by-law governing accommodation establishments in Durban. | We used it to explain compliance requirements and licensing expectations for residential short-term rentals. |
| eThekwini Business Licensing By-law 2024 | Most recent municipal business licensing framework, promulgated February 2025. | We used it to map when business registration becomes relevant for Durban Airbnb hosts. |
| eThekwini Fire By-law 2022 | Official municipal fire safety standard for Durban premises. | We used it to explain fire compliance requirements and build safety checklist recommendations. |
| eThekwini Planning and Land Use By-law 2016 | Municipal planning rulebook for permitted activities on residential land. | We used it to explain how zoning determines legality for Durban Airbnb hosts. |
| South African Reserve Bank MPC Announcements | Central bank's official source for repo and prime rates. | We used it to anchor financing assumptions and interest expense estimates. |
| Stats SA Tourist Accommodation Survey | National statistics agency's official accommodation industry dataset. | We used it to ground demand backdrop and sanity-check seasonality assumptions. |
| Stats SA Residential Property Price Index | Official measure of residential property price inflation. | We used it to frame buy-side context affecting entry costs and yield pressure. |
| National Department of Tourism Bi-Annual Report | Official government publication compiling tourism indicators. | We used it to place Durban's demand within national tourism recovery context. |
| AirDNA South Africa | Established STR analytics provider with transparent methodology. | We used it as primary benchmark for ADR, occupancy, and revenue logic. |
| Airbtics Durban Market Snapshot | Structured STR analytics with clearly stated Durban KPIs. | We used it as secondary cross-check for Durban-specific metrics when triangulating estimates. |
| Comrades Marathon 2026 Date Announcement | Official organizer announcement for major Durban demand spike. | We used it to identify date-specific occupancy spike for June 2026. |
| Hollywoodbets Durban July | Official website for Durban's signature horse racing event. | We used it to justify July peak pricing strategies for Greyville-adjacent areas. |
| South African Tourism Travel Indaba 2026 | Official tourism body channel announcing major ICC trade show. | We used it to anchor May 2026 demand spike and business-travel amenity recommendations. |
| Durban ICC Events Schedule | Venue's own calendar, most direct indicator of event demand. | We used it to highlight recurring spikes and recommend ICC access as location advantage. |
| CSOS Consolidated Practice Directives 2025 | Regulator source for sectional title and scheme governance. | We used it to explain why body corporate rules function as enforceable restrictions. |
| FNB Property Barometer | Major bank's research using established house price index. | We used it to triangulate cost-side trends versus Stats SA's official price index. |
| SARS Budget Tax Guide 2025/26 | Tax authority's official guide summarizing rates and thresholds. | We used it to explain how Airbnb profits flow into personal income tax obligations. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of South Africa. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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