“How much can my London flat earn on short let?” is the first question most landlords ask us. The honest answer is that it depends on a handful of factors you can measure. This guide explains what drives short-let income in London, how to work out a realistic estimate, which costs to allow for, and how to compare the result with a traditional long let.
What Decides How Much Your Property Can Earn
- Location: distance to the sights, business districts, hospitals, universities and transport. Central zones and well-connected neighbourhoods such as Mayfair, Covent Garden, Kensington and Canary Wharf attract the widest range of guests.
- Size and layout: the number of bedrooms, bathrooms and how many guests it sleeps comfortably.
- Presentation: furnishing, photography and cleanliness have a direct effect on nightly rates and reviews.
- Seasonality and events: summer, Christmas, conferences, concerts and sporting events push demand and prices up.
- Pricing: nightly rates that follow demand day by day earn more than one fixed price.
- The 90-night rule: in London, an entire home can only be let short-term for up to 90 nights a year without planning permission, so the mix of short and longer stays matters.
How to Estimate Your Short-Let Income
A simple way to estimate short-let income is:
Average nightly rate × nights booked = gross booking income
Then subtract your costs (see below) to reach your net income. To make the estimate realistic:
- Find comparable listings: look for properties near you with the same number of bedrooms and a similar standard, and note their nightly rates across different months.
- Be realistic about nights booked: allow for quieter months, and remember the 90-night limit for whole-home short lets in London.
- Add longer stays: corporate and relocation lets of 90 consecutive nights or more fall outside the short-let limit and can fill the rest of the year at different rates.
- Subtract every cost: estimates that ignore cleaning, platform fees and bills look better than real life.
Costs to Allow For
- Booking platform fees
- Cleaning and laundry between stays
- Utilities, broadband, TV licence and council tax
- Insurance designed for short lets
- Furnishing, linen, consumables and replacements
- Maintenance and safety checks, such as gas and electrical safety
- Management, if you use a management company
Read our guide to property management fees in the UK and London for how management charges work.
Short Let vs Long Let: How to Compare
To compare fairly, put the net figures side by side:
- Long let: monthly rent × 12, less letting fees, void periods, repairs and any bills you cover.
- Short let: gross booking income from short and longer stays, less all the costs above.
Short lets can earn more than a long let in the right location, but income varies month to month and needs active management. If you want a fixed income instead, guaranteed rent pays an agreed amount every month. Our guide to Airbnb vs traditional tenancy covers the trade-offs in more detail.
Ways to Increase Your Short-Let Income
- Invest in professional photography and a well-written listing
- Use dynamic pricing, such as PriceLabs, so rates follow demand
- List on more than one platform, such as Airbnb and Booking.com
- Reply to guests quickly and keep cleaning standards high to protect reviews
- Plan your 90 nights for the busiest dates, and fill the rest with longer stays
- Add the details business guests look for: fast Wi-Fi, a desk and flexible check-in
Frequently Asked Questions
How much does a one-bedroom flat earn on Airbnb in London?
It varies widely with location, presentation and the time of year. The most reliable answer comes from comparing similar listings near your property and allowing for every cost, or from a free property-specific projection.
Does the 90-night rule limit my income?
It limits how many nights a whole home can be let short-term each year without planning permission. Stays of 90 consecutive nights or more do not count towards the limit, so many landlords combine their short-let nights with longer corporate or relocation lets.
Is short letting more profitable than long letting in London?
It can be in the right location with good management, but income is less predictable and costs are higher. Compare net figures for both before deciding.
Can you give me an estimate for my property?
Yes. We prepare a free income projection based on your property’s location, size and condition, with figures for full management and guaranteed rent.
Get a Free Income Projection
Every property is different, so the best estimate is one made for yours. Book a free consultation, call +44 7572 190291 or message us on WhatsApp, and we will send you a projection for your property with no obligation.