A London Airbnb or holiday let needs disciplined pricing, reliable guest care and a clear plan for the 90 night limit. We manage the listing, calendar, guests, turnovers, maintenance and owner reporting as one service.
Free property forecast
On 2 September 2026, tracked central London calendars showed 70% unavailability from 2 September through 2 October inclusive and 58% through 1 December. Unavailable dates may be bookings, owner blocks or other restrictions and are not confirmed occupancy. A separate professional cohort showed a £222 median advertised nightly rate.
70%
2 September to 2 October Calendar Unavailability58%
2 September to 1 December Calendar Unavailability£222
Professional Median Advertised Rate2,402
Unique Homes in the Calendar ReadingEvidence you can inspect
The monthly index publishes the sample, method, calendar horizons and professional advertised rate range. It does not treat a closed calendar as a confirmed booking or an advertised rate as realised revenue. Priya’s London owner case study records how her flat moved from an average guest rating of about 4.4 to 4.8 after seven months under management. The separate Enso Connect case study documents how UpgradedPM operates and grew its managed portfolio.
Published management pricing
Commission plus £30 a month. All pricing excludes VAT. See the full management pricing.
Headline percentages are not directly comparable. The revenue basis, VAT, monthly charges, onboarding, cleaning, linen and maintenance can change the amount an owner receives. These are the current public starting points from five London providers.
UpgradedPM publishes this comparison and appears first. The other providers follow alphabetically. No provider pays for inclusion or position.
11% to 18%, plus £30 a month, excluding VAT
The published London service covers listing and channel setup, pricing, guest communication, cleaning and linen coordination, maintenance coordination, 90 night tracking and owner reporting.
Confirm before signing. Confirm the commission basis, property preparation costs, pass through operating costs and notice period in the agreement for the property.
20% plus VAT per booking under three months
City Relay publishes dynamic pricing, housekeeping and maintenance resources, an owner portal and accounts management as parts of its London offer.
Confirm before signing. Confirm the revenue basis, cleaning and linen charges, setup costs, longer stay rates and contract terms in the property quote.
From 12% of rental revenue, with a separate onboarding fee
GuestReady publishes listing setup, pricing, guest support, cleaning, linen, maintenance and owner dashboard services for London. Its pricing page says maintenance is an extra cost and new properties have an onboarding fee.
Confirm before signing. Confirm the final percentage, VAT, onboarding amount, revenue basis, cleaning and linen costs, maintenance charges and notice period.
12% for full time or 18% for part time management of gross booking revenue
Houst publishes listing setup, dynamic pricing, guest communication, cleaning coordination, maintenance coordination, 90 night tracking and performance reporting on its London page.
Confirm before signing. Confirm VAT, any monthly or setup charges, cleaning and linen costs, the contract length and the meaning of full time and part time for the property.
From 18% plus VAT of net booking value, with a £149 onboarding fee
Pass the Keys defines net booking value as the guest payment after booking platform commission. Its published service covers revenue management, housekeeping, guest support, local management, property checks, maintenance coordination and reporting.
Confirm before signing. Confirm the final local fee, photography charge, cleaning and linen costs, franchise operator, contract terms and other property specific charges.
The Greater London 90 night planning exemption applies when its conditions are met. Property type, building rules, access and borough guidance still need an address specific review. Read the relevant area guide, then assess the short let route for the individual home.
Period homes and shared access need separate checks
Hampstead, Highgate and Muswell Hill houses need an owner calendar and a workable turnover plan. Flats around Finchley and Golders Green need lease, building and access checks.
Read the North London area guide
Building access and neighbourhood impact shape the plan
Battersea and Greenwich apartments need building and access checks. Houses around Clapham, Dulwich and Peckham need clear plans for arrivals, waste, cleaning and maintenance.
Read the South London area guide
Concierge, lease and owner use need reconciling
Kensington, Chelsea and Paddington flats need careful building access checks. Marylebone and Notting Hill homes need private dates, guest arrival and property care planned together.
Read the Central and West London area guide
Modern blocks need clear access and contractor rules
Canary Wharf and Docklands apartments need reception, fob and lift arrangements checked. Stratford and converted properties need shared access, noise and turnover plans.
Read the East London and Docklands area guide
The service is built around the decisions and work that affect a short term rental property in London.
We assess location, property type, likely guest demand, access and local restrictions before recommending a letting plan.
For a London home used as temporary sleeping accommodation, we track confirmed short stay nights against the calendar year and record the planning position before any operation beyond the limit.
Advertised rates and minimum stays are reviewed against lead time, events, availability and the property’s own confirmed reservation history.
Guest communication, cleaning windows, access, maintenance and owner reporting are coordinated against the same calendar.
The service covers the work between an owner deciding to let and receiving a clear monthly statement.
Listing structure, photography coordination, channel setup and calendar rules prepared for the property.
Dynamic pricing, minimum stays and availability reviewed as demand and booking pace change.
Pre arrival information, stay support and issue triage coordinated throughout each booking.
Cleaning windows, linen, access and repair coordination scheduled around arrivals and departures.
Night tracking, property records and monthly owner reporting kept together.
Where a short let is not the best fit, we can assess a longer tenancy or corporate letting route instead.
Suitability depends on the address, building rules, planning position, access and the owner’s intended use.
Character homes where access, neighbour impact and turnover planning need careful handling.
Flats assessed against lease, building and access rules before a short let plan is recommended.
Larger homes where guest profile, minimum stay and operating costs shape the forecast.
Well presented properties where service standards and pricing discipline matter at every stay.
I no longer feel that I am managing the management company.
Priya, London property ownerWe’re rated 
on Trustpilot
“A really responsive and helpful team who work hard to keep guests and tenants both happy and comfortable during their stay.”
Kweku“I’ve been in business 20 years and had experience with many agents. UpgradedPM are one of the top.”
Sandra“They not only made the place more efficient and scalable, but also appealed to a wider range of guests.”
JenniferStraight answers for owners considering a managed Airbnb, holiday let or short let in London.
Still have questions? Get in touch
The London planning exemption is limited to 90 nights of temporary sleeping accommodation in a calendar year and also depends on the Council Tax condition. Operation beyond the limit needs the required planning position. We assess the property and track confirmed short stay nights as part of management.
Yes. The right channel mix depends on the property and intended guest market. Availability and booking rules are coordinated through one operating calendar.
We estimate potential rental income from the address, property type, size, finish, intended availability and comparable demand. The London index provides market context, while the property forecast is specific to the home and is not a guarantee.
We coordinate cleaning, linen and access between bookings. The exact operating plan is agreed after the property and access arrangements have been assessed.
When comparing professional management, check the full fee, what the service actually covers, how confirmed short stay nights are tracked against the London 90 night limit and whether the company publishes evidence you can inspect. UpgradedPM publishes commission from 18% on a flexible term to 11% on a 24 month term, plus £30 a month, excluding VAT. The service covers listing setup, pricing, guest care, turnovers, maintenance coordination and owner reporting. You can inspect the London market index and our third party operating case study before you enquire.
Yes. UpgradedPM also manages longer tenancies and can assess an alternative letting strategy where that is a better fit for the property or the owner.
We assess properties across Greater London, including North, South, Central, West and East London. Operational coverage is confirmed for the exact address before onboarding.
Published guidance and market evidence for London owners.
London RegulationsHow the calendar year limit, Council Tax condition, planning permission and other owner checks work for London short lets.
Read Article
Property ManagementA clear guide to tenant finding, rent collection, maintenance, compliance, reporting and the costs of full management.
Read Article
Long-Term-LettingSee what empty periods really cost and the practical steps that help landlords retain good tenants and protect occupancy.
Read ArticleCompare our London management service, area guides and the dated market evidence behind this page.
