Bayleys Property Management

What Bayleys Property Management does

Bayleys Property Management Central Otago is a regional property management company headquartered in Queenstown, New Zealand, operating across four branch offices in Queenstown, Arrowtown, Wanaka, and Cromwell. The company manages 650+ residential, commercial, and mixed-use buildings in the Queenstown Lakes and Central Otago regions, serving property owners and investors — including overseas absentee landlords — with full-service management covering tenant placement, rent collection, 12-week property inspections with digital photo documentation, maintenance coordination via an in-house maintenance team, compliance management under the Residential Tenancies Act, and bi-monthly owner payments with real-time financial statements.

The business operates through a primary residential management line, a commercial property management arm, a building management service delivered in partnership with Auckland Body Corporate, and the Be Our Guest by Bayleys sub-brand for short-term holiday rental and Airbnb management. Supporting technology includes the Property Suite website platform, Tenant.co.nz for online tenant applications, BookMe for viewing scheduling, Trade Me for property listings, and Moving Hub for tenant utility connections. Proprietary features emphasize owner and tenant convenience — digital inspections with time-dated photos, video-call-enabled applications for out-of-town applicants, 24/7 tenant emergency line, and optional rent guarantee.

Revenue is generated through recurring monthly management fees from property owners across the four service lines, plus ancillary fees from optional add-on modules (Rent Guarantee, Empty Property Care, Annual Preventative Maintenance Checks). The company employs 29+ staff, including a CEO/CFO/COO executive team, general managers for each region, property managers, a dedicated maintenance manager, building and commercial managers, and reception/admin support. Distribution is direct to property owners through the four physical offices, supported by content marketing, Trade Me listings, and word-of-mouth referrals. The company rebranded from The Accommodation Centre (operating as QAC, WAC, AAC, CAC) to Bayleys Property Management in or shortly after 2013 to leverage the Bayleys national real estate brand.

Name

Bayleys Property Management

Legal name

Bayleys Property Management

Website

https://bayleyspmco.co.nz

Company type

Private

Founded year

2013

Operating status

Operating

Headcount range

11–50 employees

Short description

Bayleys Property Management is a regional New Zealand property management firm operating four offices across Queenstown Lakes and Central Otago, managing 650+ residential, commercial, and short-term rental properties for property owners and investors. The company combines in-house maintenance, digital inspections, and the Be Our Guest holiday rental sub-brand.

Ownership category

akta.pro rank

Product category

Property Management Services

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131), Nonresidential Property Managers (531312), Lessors of Nonresidential Buildings (except Miniwarehouses) (53112)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Apartment Buildings (6513), Operators Of Nonresidential Buildings (6512)

akta.pro primary industry

Full-Service Vacation Rental Property Management (BPAJAIAA)

Keywords

• Residential property management
• Commercial property management
• Holiday home management
• Building management services
• Tenant placement services

Headquarters

HQ city

Queenstown

HQ country

New Zealand

HQ region

Oceania

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Infrastructure, Technology or R&D

Revenue model

1. Property Management Fees: Management fees charged to property owners for full-service property management including tenant placement, rent collection, maintenance, inspections, and accounting services.
2. Holiday Home Management: Short-term rental management via Be Our Guest by Bayleys, handling Airbnb and holiday home management with guest services and property performance.
3. Commercial Property Management: Professional management of retail, office, and industrial tenancies with proactive communication and lease expertise.
4. Rent Guarantee: Optional rent guarantee service for qualifying owners providing peace of mind, maintaining full control over tenant selection and compliance.

Pricing tiers

Go-to-market motion1 record

Distribution channels5 records

Marketing channels7 records

Core offering

Bayleys Property Management provides full-service property management for residential long-term rentals, commercial properties (office, retail, industrial), and apartment buildings across the Queenstown Lakes and Central Otago regions of New Zealand. Services include tenant placement, rent collection, 12-week digital property inspections, maintenance coordination, compliance management, and real-time financial reporting to owners. Through its sub-brand Be Our Guest by Bayleys, the firm also manages short-term holiday home rentals and Airbnb properties with five-star guest services.

Product overview

Bayleys Property Management operates as a multi-service property management company offering a unified platform of services across Queenstown Lakes and Central Otago regions. The core offering consists of Long-Term Residential Rentals Management, Commercial Property Management, Building Management, and the short-term rental sub-brand Be Our Guest Holiday Homes. Additional value-add services include Empty Property Care, optional Rent Guarantee, an In-House Maintenance Team, and Annual Preventative Maintenance Checks. The company rebranded from The Accommodation Centre (encompassing QAC, WAC, AAC, and CAC) to Bayleys Property Management to leverage the Bayleys network strength while maintaining personalized local service across Queenstown, Wanaka, Arrowtown, and Cromwell.

Differentiator

Problem solved

Functional benefit

Brands

• Be Our Guest by Bayleys: Short-term rental and holiday home management service offering five-star guest experience for Airbnb and vacation properties.

Products and services

• Long-Term Residential Rentals Management Full-service property management for residential rentals including advertising, tenant screening, lease agreements, property inspections every 12 weeks, rent collection, maintenance coordination, and end-of-financial-year statements. Targeted at property investors and owners in the Queenstown Lakes and Central Otago regions.
• Commercial Property Management Professional management of retail, office, and industrial tenancies including maintenance oversight, financial management, leasing expertise, and proactive tenant communication. Targeted at commercial property owners and investors in Queenstown Lakes and Central Otago.
• Building Management Complete oversight of residential and mixed-use buildings including common area care, rubbish removal, grounds maintenance, compliance management, and key management. Operates in partnership with Auckland Body Corporate.
• Be Our Guest Holiday Homes Short-term rental and holiday home management service via partner business Be Our Guest by Bayleys, offering Airbnb management and five-star guest experience for property owners in Queenstown and Wanaka regions.
• Rent Guarantee Optional rent guarantee service providing qualifying property owners with peace of mind. Owners maintain control over tenant selection, tenancy conditions, and compliance while receiving guaranteed rental income.
• Empty Property Care Security monitoring, maintenance checks, and property upkeep services for homes that owners do not occupy full-time, enabling lock-and-leave confidence.
• In-House Maintenance Fast, reliable property maintenance and repairs performed by employed maintenance staff covering the Queenstown region, with no waiting on external tradies or inflated call-out fees.

Quantifiable outcome

• Properties inspected every 12 weeks with digital time-dated photo reports
• +2 more outcomes

Named customers3 records

Segments5 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration4 records

Feature5 records

Partnerships

Four partnerships are on record, tiered core and minor.

• Be Our Guest by BayleyscoreStrategic or Co-development PartnerBe Our Guest is the company's own dedicated holiday home management service brand operating at beourguestqueenstown.co.nz. Provides Airbnb and short-term rental management with five-star guest experience. Chelsea Hall serves as General Manager overseeing operations, guest services, and property performance.
• Auckland Body CorporatecoreStrategic or Co-development PartnerBayleys works alongside Auckland Body Corporate managing commercial apartment complexes throughout Southern Lakes. Services include common area maintenance, grounds keeping, rubbish removal, maintenance organization, and key and compliance management.
• Real Landlord InsuranceminorStrategic or Co-development PartnerPartnership for comprehensive insurance coverage for property owners including pet-related damage, loss of rent, and legal costs. Ensures owners have protection in place alongside clear pet agreements and inspections.
• Trade Me PropertycoreChannel Partner/ Reseller/ DistributorPrimary marketplace for listing rental properties. Bayleys lists properties via Trade Me for both Queenstown Lakes/Cromwell region and Wanaka/Cardrona region, directing tenants to view listings and apply online.

Scale indicators3 records

Recent moves7 records

Expansion highlights6 records

Direct peers

• Quinovic Property Management: New Zealand's largest dedicated residential property management franchise network, with offices across the country including South Island. Closest directly comparable peer given shared full-service residential PM model, recurring fee structure and franchise-style geographic coverage.
• Bachcare: New Zealand's largest dedicated holiday-home and short-stay rental manager, with deep Queenstown Lakes inventory. Directly comparable to Be Our Guest by Bayleys on the short-term rental/holiday-home management side of the business.

Emerging players

• Bookabach (by Bachcare): Holiday-home listing and management platform operating in NZ. Adjacent / partial overlap with Be Our Guest's short-term rental offering, especially in Queenstown Lakes.

Regional players

• Barfoot & Thompson Property Management: Large Auckland-based real estate network with property management services. Comparable as a large NZ operator using a mix of in-house PM and centralised owner services — a structural alternative to Bayleys' small-portfolio approach.
• Mike Pero Property Management: NZ-focused real estate group offering residential property management across multiple South Island offices. Comparable regional PM peer competing for the same residential rental book.
• Eves Realty Property Management: NZ real estate brand (predominantly North Island-focused) offering residential property management. Relevant peer for portfolio expansion into adjacent NZ regions.
• Professionals Property Management (NZ): NZ real estate group with property management services concentrated in specific regions. Comparable as a regional full-service PM peer targeting similar residential and holiday-home owners.

Broad incumbents

• Harcourts Property Management: Large NZ real estate network with property management services in the South Island, competing directly with Bayleys on residential and holiday-home management in Queenstown Lakes.
• LJ Hooker (NZ) Property Management: National ANZ real estate network offering residential property management services. Comparable as a regional-office-based PM operator competing for the same investor/landlord base in the South Island.
• Ray White (NZ) Property Management: Major ANZ real estate brand with property management as part of a broader sales/lettings portfolio. Comparable because it offers residential and holiday-home management through branded offices across NZ, competing for the same Queenstown Lakes owners.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/bayleyspmco
• LinkedInlinkedin.com/company/bayleys-property-management-central-otago

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Bayleys Property Management