Updated: September 2026.
A London second home can potentially generate income through short-term, medium-term or longer-term letting while preserving more owner flexibility than a conventional residential tenancy. But before creating an Airbnb listing, owners should check whether the property can legally and contractually be used that way.
Step 1: Decide how often you need the property yourself
Start with the owner's calendar rather than Airbnb. If you regularly use the property, identify the dates that must remain available. Short-term letting can offer greater flexibility around owner stays, but fragmented availability can affect pricing and booking opportunities.
Step 2: Check London's 90-day rule
For an entire residential property in Greater London, short-term use is generally limited to 90 nights per calendar year without the relevant planning permission, provided the statutory conditions are met. Read our London 90-day rule guide.
Step 3: Check the lease or freehold arrangements
If the property is leasehold, review restrictions on subletting, private-residence use, business use and minimum letting periods. Our leasehold restrictions guide explains the key checks.
Step 4: Check the mortgage
A lender can impose separate restrictions. Do not assume that permission under planning or lease rules means your mortgage permits short-term guests. See Can I Airbnb a mortgaged property?
Step 5: Arrange appropriate insurance
Short-term guest turnover creates risks that ordinary home or landlord policies may not cover. Airbnb's platform protection should not be treated as a replacement for suitable insurance. See our London Airbnb insurance guide.
Step 6: Understand the tax position
Short-term rental income is generally taxable, and the former Furnished Holiday Lettings tax regime was abolished from April 2025. Owners should consider allowable expenses, ownership structure and their reporting obligations. Our Airbnb tax guide for London landlords covers the main 2026 position.
Step 7: Prepare the property for guests
Successful short-term accommodation requires durable furnishings, quality beds and linen, reliable Wi-Fi, a well-equipped kitchen and appropriate safety equipment. Personal possessions should be secured and owners should decide which storage areas guests may use.
Step 8: Invest in photography and listing quality
Professional photography and accurate listing copy affect conversion. Highlight the features that genuinely differentiate the property rather than overpromising.
See our Airbnb photography guide and listing optimisation guide.
Step 9: Set a dynamic pricing strategy
London nightly rates change substantially through the year. Use dynamic pricing and evaluate both ADR and occupancy.
Step 10: Plan cleaning, linen and maintenance
A second home still needs a local operating system when guests are present. Turnovers, inspections, emergency access and maintenance cannot be handled by listing software alone.
Step 11: Decide whether to self-manage
Self-management means handling guest messages, pricing, cleaning, maintenance and emergencies. Professional management can be attractive for owners living overseas, using the property personally or simply wanting a hands-off investment.
Our self-management vs management company guide compares the two approaches.
Step 12: Compare short, medium and long-term options
Airbnb is not automatically the best strategy for every second home. Compare likely net income, availability requirements and restrictions. Our Airbnb vs long-term letting guide provides a useful framework.
Airbnb management for London second homes
StayinLondon provides full-service Airbnb management in London, including pricing, guest communication, housekeeping, maintenance coordination and guest vetting.
If you own a second home and want to compare its potential letting strategies, request a free revenue estimate.
This guide provides general information and is not legal, tax, mortgage or insurance advice.
