Case study · 6BR family holiday home · Clearview, Adelaide
A 5-bedroom Clearview home rebuilt as a 6-bedroom entertainer with bespoke bedding, a games room, a historic $700 ADR, and a cleaning cost cut from $500 to $210.
$700/night
Record ADR
$2,200
Weekly revenue
$1,350/week
Owner return
$210
Cleaning cost
The property
Comfort at Clearview is a large family home in Clearview, Adelaide. We furnished the entire property from the ground up, restructured the layout for stronger group bookings, and built the operating model that delivered record nightly rates.
The challenge
Large suburban homes are hard to make profitable as short stays. Cleaning is expensive, furnishing is expensive, and most operators don't have the systems to keep operating costs from eating the revenue. This home needed to perform like a premium group stay, not a generic five-bedroom rental.
Our approach
We furnished the whole house with custom bespoke bedding, layered the living and dining around long-stay group comfort, and styled every bedroom as its own retreat rather than a copy-paste guest room. After reading the early performance data we converted one of the living rooms into a sixth bedroom, added a games room with a pool table and table tennis, and rebuilt the cleaning model from scratch. bringing turnover cost down to $210 while the rest of the market was quoting around $500.
A walkthrough
01 · Master bedroom
Tailored linens, heavier weights, layered pillows, a calm palette. the master was rebuilt to read premium the second a guest walked in. Sleep quality is the single biggest driver of review scores on a 6-bedroom group stay, and we treated it that way.
02 · Bedroom one
Its own palette, its own art, its own bedside styling. We never copy-paste rooms on a large home. each bedroom has to earn its own frame, because that's what justifies a $700 ADR on suburban stock.
03 · Bedroom two
Soft, durable, easy to live in for a week or a fortnight. The second bedroom was dressed for the realities of group bookings, not a single Instagram shot.
04 · Bedroom three
One hero bedroom is not enough on a home this size. The third room was styled with the same discipline as the master so the whole house feels consistently elevated room to room.
What we changed
01
Every bed in the house wears tailored bedding. heavier weights, layered linens, real pillows. so the property feels premium the second a guest walks in.
02
Each bedroom gets its own palette, art and bedside styling instead of the copy-paste look most large group stays default to.
03
Once the data showed group demand, we converted a living room into a sixth bedroom. instantly opening up bigger bookings at a higher ADR.
04
Pool table and table tennis turn the home into a place groups choose on purpose, not just somewhere they sleep.
05
Long dining setup, fully equipped kitchen and a layout that lets a group of 12+ actually share a meal without queuing.
06
Operators were quoting $500 a turnover; we rebuilt the clean to $210 with a tighter checklist and the right team. a game changer on a 6-bedroom home.
05 · Kitchen
Fully equipped, long benchtops, a layout that lets a real group cook and share a meal without queuing. The kitchen photograph proves the home actually works for the bookings it's pitched at.
06 · Games room
Once the data showed group demand, we converted a living room into a sixth bedroom and built the entertainment story around the games room. Pool table, table tennis, a place guests choose on purpose. not just somewhere they sleep.
07 · Bathroom bath
Soft towels, clean tile, controlled styling. Bathrooms quietly decide whether a 6-bedroom home holds its review score under group occupancy. We don't leave that to chance.
08 · Bathroom shower
Most operators quote $500 a turnover on a home this size. We rebuilt the clean to $210 with a tighter checklist and the right team. and the shower frame is where that operational discipline becomes visible.
09 · Balcony view
An outdoor frame to remind guests the home extends beyond its walls. After the bedroom-and-amenity story, the balcony view gave the listing its final emotional beat.
The result
The property generates $2,200 per week in gross revenue at the new ADR and occupancy mix.
After bills, $1,350 lands in the owner's pocket every single week.
Operating costs were rebuilt around the home, not bolted on, so the numbers actually hold up week after week.
The owner went from a difficult-to-monetise five-bedroom suburban home to a six-bedroom Adelaide group-stay generating $1,350 a week into their pocket after bills. driven by furnishing, layout, amenities and a cleaning model nobody else in the market was offering.
Services used on this project
The next step
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