Why does this calculator not estimate my nightly rate?

Because we do not have a licensed per-city dataset to estimate it from, and guessing would be worse than useless. Calculators that produce an income figure from a postcode alone are estimating occupancy and rate from data you cannot see. This one takes your figures and shows you what happens to the money — which is the part most landlords get wrong.

What actually lands in your account

Most short-let calculators guess your income from a postcode. This one does the opposite — you give us the rate and occupancy, and it shows you what is left after every deduction — the management fee, platform commission, cleaning and linen, the software and the setup cost.

Your numbers

Tell it what you know

Average nightly rate What a guest pays per night, before any platform commission.

Occupancy across the year 65%

Nights actually booked, averaged over twelve months — not your peak-season figure.

Bedrooms The one-off setup fee scales with property size.

Commitment

Properties you would place with us

Cleaning and linen, per changeover What a changeover actually costs where the property is. We do not guess this for you.

Average length of stay Nights per booking. This is what decides how many changeovers you pay for.

Booking commission What the booking costs you to take. Airbnb and Booking.com are typically around 15%; a booking through our own channels carries 5% instead. Enter whichever fits, or a blend.

Current monthly rent, if it is let now Optional. Fill this in and it will compare the two honestly, including when the long let wins.

What you keep

Gross booking revenue

Pricing software (£15/mo)

You keep, per year

Get a projection for my address

Being straight about it

Why this does not guess your income

Every other calculator in this category asks for a postcode and returns an income figure. To do that it has to assume a nightly rate and an occupancy level for your property, from data you cannot see and cannot check.

We do not have a licensed per-city dataset to do that with, so we are not going to fake one. What we can do is arithmetic you can verify: you supply the rate, the occupancy and what a changeover costs, and this shows you the management fee, the platform's cut, cleaning and linen, the software and setup cost, and what is genuinely left.

It would be easy to leave cleaning and commission out and show you a bigger number. Those are the two largest costs between gross and net, and a calculator that skips them is not telling you what lands in your account.

The part landlords usually get wrong is not the gross figure — it is everything between gross and net. That is the part this calculates.

If you do not know your rate or occupancy yet, ask us for a projection. We look at your actual address and the comparable properties around it, and we show the quiet months as well as the peak.

The fee it uses

Our published rate card

The calculator uses these figures. There is no hidden tier.

Management fee as a percentage of gross booking revenue
Commitment	1 home	2–4 homes	5+ homes
Flexible — rolling, no minimum, 1 month's notice	22%	20%	18%
6-month term — 2 months' notice	20%	18%	16%
12-month term — 3 months' notice best value	18%	16%	14%

Alongside the management fee: a one-off setup fee that scales with property size — £570 for one bedroom, £600 for two, £630 for three, £660 for four, £690 for five, and on application above that — and £15 a month for pricing software. The running costs of the let itself come off the payout too: cleaning and laundry after each stay, linen, platform commission and card processing. We arrange and pay those, then recharge them at cost, itemised on your monthly statement. A booking taken through our own channels rather than a platform carries a 5% direct-booking commission instead of the platform's cut — materially cheaper, but not free. That is why all of it is an input in the calculator above rather than something it quietly leaves out.

Common questions

About the numbers

What if I do not know my nightly rate or occupancy?

Ask us for a free projection. We look at your actual address and the comparable properties around it, and we include the quiet months rather than only the peak.

Are booking commissions included?

No, and that matters. If your nightly rate is what a guest pays on Airbnb or Booking.com, those platforms take their own commission before the money reaches you. A booking taken through our own channels carries a 5% direct-booking commission instead, which is roughly a third of a platform rate — cheaper, but not free. Enter whichever applies, or a blend.

What does the management fee cover?

Listings across every channel, daily pricing, guest vetting and round-the-clock communication, cleaning and linen between stays, maintenance coordination, deposits and damage cover, and a monthly owner statement.

Why is the fee lower if I commit for longer?

Setting a property up properly costs us the same whether you stay a year or a month. A longer commitment lets us spread that, so the fee comes down from 22% on a rolling agreement to 14% on a twelve-month term with five or more homes.

What if the calculator says a long let is better?

Then a long let is better, and we would tell you the same thing on a call. Not every property out-earns a standard tenancy once management, cleaning and voids are counted. We would rather you found that out here than three months into a contract.

Next step

Get the real numbers for your property

A projection for your actual address, including the quieter months, before you commit to anything.

Get my free earnings estimate Or compare with self-managing