A landlord has successfully booted her tenants from a Melbourne apartment after they rented it out through home-sharing service Airbnb.

In a landmark ruling that will send a shiver through the so-called "sharing economy", the Victoria Supreme Court ruled on Friday that Catherine Swan's tenants had breached their lease by renting out the St Kilda property through the popular website.

Justice Clyde Croft said tenants Barbara Uecker and Michael Greaves had sub-let the Fitzroy Street apartment because they offered the entire property through Airbnb, not just a single room.

"I am of the opinion that the particular Airbnb agreement in issue in this appeal, for occupation of the whole of the apartment, constitutes a lease," Justice Croft said.