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Short-term letting can be a flexible way to generate income from a London property, but the decision should be based on the individual property rather than headline Airbnb revenue figures.
Before listing, owners should check demand, restrictions, realistic revenue, operating costs and how the property will be managed.
1. Is the Property Suitable for Short-Term Letting?
Location matters, but so do bedroom count, layout, transport, condition, amenities and the type of guest the property is likely to attract.
Start with our guide to what makes a London property suitable for Airbnb.
2. Understand the London 90-Day Rule
Entire homes in Greater London are generally limited to 90 nights of short-term letting in a calendar year without the relevant planning permission. This needs to be considered before extrapolating a nightly rate across a full year.
Read our dedicated London 90-day rule guide.
3. Check the Lease and Building Rules
For leasehold flats, the lease can be one of the most important checks. Restrictions on short-term occupation, business use or subletting may affect whether the intended strategy is permitted.
See our 2026 London leasehold guide.
4. Check Mortgage and Insurance Conditions
Owners should also confirm that their mortgage or finance arrangements permit the intended use and that appropriate insurance is in place.
Useful starting points are our Airbnb mortgage guide and short-let insurance guide.
5. Estimate ADR and Occupancy Separately
Potential revenue depends on both the nightly rate and the proportion of available nights sold. Neither metric should be treated as fixed.
Our 2026 guides explain London Airbnb ADR and Airbnb occupancy rates, including why property-level comparables matter.
6. Compare Gross Revenue with Net Income
Gross booking revenue is not the same as owner profit. Cleaning, linen, utilities, maintenance, platform costs, management and other property-specific expenses need to be considered.
If you are comparing strategies, see Airbnb vs long-term letting in London.
7. Decide How the Property Will Be Managed
Self-management requires systems for pricing, communication, access, cleaning, inspections and maintenance. Owners who live elsewhere or have limited availability may prefer professional management.
See how to self-manage an Airbnb in London and what full-service management includes.
8. Prepare the Property for Guests
Presentation has a direct effect on guest expectations. Professional photography, useful amenities and a clear listing can make the property easier to market and reduce avoidable questions.
Our guides cover Airbnb photography, important Airbnb amenities and writing the listing.
9. Build Reliable Guest Operations
Cleaning, access, guest vetting and property inspections need to work consistently around the booking calendar. A strong listing cannot compensate for unreliable operations.
10. Get a Property-Specific Forecast
London averages are useful for context, but a realistic forecast should use comparable properties and account for the actual availability and restrictions of the home.
StayinLondon provides Airbnb management in London and property-level revenue estimates. Request a free valuation to assess your property.
