Holiday let income calculator: what could your property earn?

Understand your starting point

How our holiday let income guide works

We look first for a home we manage with the same number of bedrooms in the same city or rural region. For a broad area, we consider homes across its member regions. County searches include eligible homes within that county even when their website region is a tourism area. Where we can show one, its figure is actual gross booking income for October 2025 to September 2026, rounded to the nearest £1,000. One home is an example, not a local average.

Where no suitable actual is available, the guide may show a modelled range for a Standard house or cottage. The model uses our booking evidence and earlier property proposals, with assumptions where evidence is limited. A proposal is an estimate, not a completed year's income. The Standard reference assumes two guests per bedroom and no owner-use weeks. Your home's type, finish, availability and features can change the answer. Public postcode data helps us find the area; it is not booking evidence.

Income is not the same as profit

Gross income here is the recorded guest booking total, including any guest cleaning charge, before cleaning and management costs. It is not the amount you take home. Allow for platform and payment fees, cleaning and linen, utilities and broadband, insurance, maintenance, business rates or Council Tax, finance and tax.

A cleaning fee charged to guests and the bill paid to a cleaner are different amounts. Account for each once when comparing income with costs. Your bespoke proposal should explain the assumptions and exclusions for your home. This quick guide does not calculate your net income, profit or tax bill.

Occupancy, owner use and the seasons

Occupancy needs a clear basis: paid nights divided by nights available to book. Blocked dates do not show guest demand. A busy school-holiday week is not representative of a full year: coastal seasons, city demand, events and the weeks you keep for yourself all matter.

Our eligible actual examples cover the full research year, but can still include unavailable dates. We do not multiply a peak week by 52 or turn a short operating period into a full-year actual. Tell us when you want to use the property so your proposal can reflect it.

When you need a personalised forecast

Some homes need individual assessment. If the location is unclear or evidence does not support the property type or bedroom size, request a personalised forecast. The quick guide's 6+ bedroom choice also leads to a proposal. We do not extrapolate from smaller homes or give a premium or luxury uplift figure. High-end, unusual homes and locations with additional planning questions need a closer look.

Check the rules before planning income

London: Short letting residential accommodation generally needs planning permission above 90 nights in a calendar year; the exception also has conditions, including Council Tax liability. Check with your borough before relying on a full-year forecast. Read London's official short-let guidance.

Scotland: New short-let hosts need a council licence before accepting bookings or guests. Planning requirements can apply separately, so check both. Read the Scottish licensing guidance.

Wales: Local tax classification generally uses 252 days available and 182 days commercially let, with qualifying averaging provisions. These thresholds are not a blanket licence to operate or a guarantee of bookings. Check the Welsh Government's explanation of the current criteria and proposed changes.

Tax and other checks: The former furnished holiday lettings tax regime ended in April 2025. Tax, VAT, Council Tax or business rates, planning, safety, lease and mortgage conditions can affect your plans. Take advice from your accountant and check local requirements before investing. Read HMRC's FHL abolition information and the rules for letting a self-catering home in England.

Get a forecast for your actual home

Tell us about your home, its finish, standout features and the weeks you want to keep for yourself. Our team will prepare a free bespoke proposal. No obligation and no phone number needed. This is a rough guide, not a guarantee.