How Much Can You Earn Renting a UK Buy-to-Let as a Short Let?

Start with gross booking revenue

A basic short-let estimate multiplies the average nightly rate by the number of occupied nights. For example, an average rate of £100 across 20 occupied nights produces £2,000 in gross booking revenue for that month.

That is not the same as profit or take-home income. Platform charges, management commission, cleaning arrangements, utilities, insurance, maintenance, supplies, tax and finance costs can all affect the owner's result.

Occupancy and nightly rate work together

A high nightly price does not help if it leaves too many empty dates. Equally, filling every night at a heavily discounted rate may not produce the best result. A useful forecast tests several combinations of nightly rate and occupancy, including quieter months.

Demand can vary because of:

• property size, condition and amenities;
• neighbourhood and access to transport or attractions;
• weekday, weekend and seasonal booking patterns;
• local events and competing supply;
• review history and listing presentation;
• minimum-stay and cancellation settings; and
• local planning, licensing or usage limits.

Use a range, not one headline number

BRRIKK's current bedroom-based calculator uses illustrative monthly ranges of £1,300–£1,900 for one bedroom, £1,900–£2,800 for two bedrooms, £2,600–£3,800 for three bedrooms and £3,400–£5,200 for four or more bedrooms.

These ranges do not use live market data and the postcode field does not change the calculation. They are ballpark figures for an initial conversation, not a valuation or earnings guarantee.

Work from revenue to owner income

Once you have a cautious gross-revenue range, list the costs that apply to the actual property. Separate variable costs, which rise with bookings, from fixed costs that continue in quieter months. Confirm how cleaning fees are charged and whether they fully cover each turnover.

Tax treatment also matters. The UK's separate furnished holiday lettings tax regime ended in April 2025, so owners should use current HMRC guidance and obtain tax advice based on their ownership structure.

Compare with the realistic alternative

For a buy-to-let, compare the projected short-let result with a realistic long-term rent after its own voids, agent fees, compliance costs and maintenance. Also account for the additional operational workload and revenue variability of short stays.

The most useful estimate is property-specific, cost-aware and conservative. It should help an owner decide what to investigate next, not promise a fixed monthly return.

All figures in this article are illustrative. Actual revenue and owner income depend on the property, location, demand, pricing, availability, costs and applicable rules.