Airbnb rules & returns in Hong Kong
Photo: Diego Delso / CC BY-SA 3.0
Start with the law here, not the numbers. Any paid stay under 28 consecutive days needs a hotel or guesthouse license, and owners of unlicensed flats can be prosecuted. For most residential owners, the legal option is a furnished let of 28 days or more.
Not legal advice
ShortStay Compass is general information, not legal, tax or investment advice. Rules change often. Confirm with the official source, your building management and a licensed local professional before you buy, list or host.
Rules
Rules file · Hong Kong
As of 2026-10-19
- Stays under 28 consecutive days need a hotel or guesthouse license from the Office of the Licensing Authority (OLA) before you open.
- Without a license, every letting must be at least 28 continuous days, with no refund or fee cut if a guest leaves early.
- Owners and tenants of unlicensed premises can be charged: up to HK$500,000 and 3 years' imprisonment, plus HK$20,000 a day for continuing offenses.
- License applications need a lawyer's written advice that the deed of mutual covenant or government lease doesn't prohibit guesthouse use, plus building and fire safety compliance.
- The OLA has a dedicated team searching websites, apps and social media for unlicensed guesthouses, and runs surprise inspections around holidays.
Sources
As of 2026-10-19
- Hotels & Guesthouses · Home Affairs Department, HKSAR Government · accessed 2026-10-19
- Hotels/Guesthouses: Overview · Office of the Licensing Authority, Home Affairs Department · accessed 2026-10-19
- Hotel and Guesthouse Accommodation Ordinance (Cap. 349): licensing and enforcement summary · Office of the Licensing Authority · accessed 2026-10-19
- Cap. 349 Hotel and Guesthouse Accommodation Ordinance · Hong Kong Legal Information Institute (HKLII) · accessed 2026-10-19
- OLA steps up enforcement against unlicensed and licensed hotels/guesthouses before Chinese New Year holidays (11 Feb 2026) · HKSAR Government press release · accessed 2026-10-19
Market estimates
Estimates, not projections
Listings appear on platforms, but stays under 28 days in unlicensed flats are illegal. Figures are shown for context only, not as an investment case.
Hong Kong Island
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $136 Estimate
- Median ADR
- $94 Estimate
- Occupancy
- 33.5% Estimate
- Annual revenue / listing
- $8,949 Estimate
- Active listings
- 475 Estimate
Kowloon
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $101 Estimate
- Median ADR
- $69 Estimate
- Occupancy
- 33.6% Estimate
- Annual revenue / listing
- $7,661 Estimate
- Active listings
- 853 Estimate
Setup & management costs
Management fees
Not yet sourced: we only publish costs we can cite.
Setup and furnishing Estimate
As of 2026-10-19
Stays under 28 days need a hotel or guesthouse license, so we don't publish short-stay setup costs for ordinary flats in Hong Kong.
Setup cost ranges are estimates compiled from published guides, retailer prices and official fee schedules, as of 2026-10-18. US$ conversions use mid-market rates on 18 Oct 2026 (open.er-api.com): US$1 = PHP 63.03, THB 33.43, IDR 18,014, MYR 4.08, VND 25,861, JPY 158.0. They exclude the property price, deposits and renovation unless stated. Where we found no solid source the item says "Not yet sourced".
Local managers
Not yet sourced
Tools for hosts
All host tools →- Hospitable Affiliate link
For running listings
- Airbtics Affiliate link
For market and revenue research
Check the rules above before listing.
Some links are affiliate links; we may earn a commission at no cost to you.
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