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DESIGN & SETUP

Every property is different. Every transformation is strategic.

Styling That Earns, Not Just Photographs

Most short-term rental properties are styled for photos. They look beautiful in the listing. Then guests arrive and find microfibre sheets, pillows that lose volume after one night, and furniture chosen for aesthetics instead of durability.

PlaceMates designs and styles properties for performance — not just presentation. That means spaces that photograph beautifully AND deliver on the actual stay experience. Hotel-grade linens that hold up wash after wash. Furniture chosen for how it feels at 2am, not just how it looks at 2pm. Every product recommendation is based on real-world short-term rental performance across dozens of properties we've managed.

We provide property setup and styling services across Greater Sydney, Melbourne, and regional NSW including the Central Coast and Newcastle areas.

Our Approach: Three Tiers

We don't do one-size-fits-all styling. Every property has different bones, different market positioning, and different budget realities. Our setup services are structured around what your property actually needs — not a formula we apply to everything.

 

What Happens After the Audit

The audit is the starting point. Once you have the action plan, you can:

  • Execute the recommendations yourself

  • Engage us for Design & Setup services (we implement what we've recommended)

  • Use the report to brief your own team or designer

There's no obligation to proceed with additional services. The audit stands alone as a valuable deliverable

 

Studio Styling Package

 $2,500–$5,000

For furnished properties that need finishing touches

Your property has the basics — bed, couch, dining table — but it feels flat. It doesn't photograph well. It doesn't command premium rates. This package adds the styling layer that transforms a functional space into a bookable one.

What's included:

  • Design consultation and market positioning strategy

  • Statement lighting (floor lamps, pendant lights, bedside lamps)

  • Quality textiles (throw pillows, blankets, bed runners)

  • Curated artwork and wall styling

  • Decorative accessories and finishing touches

  • Photography-ready staging

  • Initial pricing strategy based on your market

 

Example result: One of our studio properties received under $500 in product additions through this package.Within 30 days, nightly pricing doubled. That's not luck — that's understanding what guests pay for.

Service areas: Greater Sydney, Melbourne, Newcastle, Central Coast

Full Property Setup

 $5,000–$15,000

For empty or near-empty properties

Your property is bare walls or builder-grade furnishing. You need everything — furniture, styling, linens,kitchenware, the works. This is end-to-end setup from empty shell to guest-ready

What's included:

  • Full design consultation and concept development

  • Furniture sourcing, delivery, and installation

  • Complete styling (lighting, textiles, artwork, accessories)

  • Hotel-grade bed linens and towels

  • Full kitchen setup (cookware, utensils, appliances)

  • Bathroom amenities and setup

  • Photography-ready staging

  • Initial pricing strategy and listing optimisation

 

Timeline: 7–14 days from approval to guest-ready (depending on property size and complexity)

Service areas: Greater Sydney, Melbourne, Newcastle, Central Coast (by consultation)

Premium Coastal & Luxury Styling

Custom Quote

For properties targeting premium nightly rates

You're positioning your property at the top end of your market — $300+ per night. This requires a different level of execution. Sculptural furniture, curated art, layered textiles, statement pieces that create an experience,not just a stay.

What's included:

  • Bespoke design concept tailored to property and location

  • Premium furniture and custom pieces where appropriate

  • Designer lighting and statement fixtures

  • Luxury linen packages (hotel-grade, high thread count)

  • Curated artwork and styling specific to coastal/luxury aesthetic

  • Full property styling and photography coordination

  • Market positioning and premium pricing strategy

 

Service areas: Greater Sydney (Bondi, Manly, Northern Beaches, Eastern Suburbs priority), select Melbourne and coastal NSW locations

How to Book

Ready to understand why your property isn't performing — or to make sure it's ready before you list?

We'll discuss your property, confirm pricing, and schedule the audit within 7–10 days.

We design for rental economics, not awards

Your property isn't a showroom. It's a business. That means every design decision is informed by what actually drives bookings, positive reviews, and repeat guests.

We understand the difference between a space that looks good on Instagram and a space that performs after 100 guest stays. That's why we specify hotel-grade linens that hold up wash after wash, furniture chosen for durability and comfort, and styling that photographs beautifully but doesn't require constant maintenance.

We match design to market positioning

A studio in Western Sydney targeting corporate travellers needs a different design language than a 3-bedroom beach house in Manly targeting families. We don't have a signature style we force onto every property. We have a design system that adapts to your property's bones, location, and target market.

We source for value, not brand names

Harvey Norman and Coco Republic furniture isn't automatically stylish. IKEA isn't automatically quality. We source based on what actually works — durability, guest experience, and how it photographs. That often means mixing high-street pieces with marketplace finds and a few investment items where it matters.

 

What You Get: 

The Deliverables

Every Design & Setup project includes:

  • Design consultation — We assess your property, discuss target market, and develop a cohesive design concept

  • Product sourcing list — Itemised list with supplier details, costs, and lead times

  • Delivery coordination — We manage all deliveries and installation

  • Styling and staging — We set up the property for photography and guest-readiness

  • Photography-ready presentation — The property is staged for professional listing photos (photography not included but can be arranged)

  • Pricing strategy — Market-based pricing recommendations for your area

Add-On Services

  • Professional photography — $400–$800 depending on property size

  • Videography for listings — $600–$1,200

  • Ongoing restocking and maintenance — Available for select properties

Service Areas & Lead Times

Greater Sydney: 7–10 days lead time from booking to delivery (depending on product availability)

Melbourne: 10–14 days lead time

Central Coast / Newcastle: 10–14 days lead time

Rush setups available for additional fee (subject to product availability).

Investment & ROI

The average property setup investment is $8,000–$12,000 for a 2-bedroom property. Based on our portfolio performance, properly set up properties see:

  • Nightly rates increase by 30–100% compared to unfurnished or poorly styled equivalents

  • Occupancy rates consistently above 85%

  • Longer average booking lengths (guests willing to pay premium rates often book longer stays)

  • Fewer negative reviews related to presentation or amenities

Setup costs are typically recovered within 4–8 months of operation, depending on your market and pricing strategy.


How to Get Started

Ready to set up your property properly — not just adequately ?



We'll assess your property, discuss scope, provide a custom quote, and outline timeline. No obligation toproceed. Not sure what you need? Start with a Listing Audit ($750–$1,500) and we'll tell you exactly what's required.