Airbnb and short-let management in Bath.

Roman Baths crowds, Christmas Market weekends and a World Heritage city visitors fall in love with. We turn that demand into money in your account, from 12% + VAT.

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Bath earnings

What the average Bath short let takes in bookings.

Market figures first, then what's left after our fee, so you know exactly where the numbers come from.

Average nightly rate£241

Nights booked56.8%

Bookings a month£3,770

After our fee, from 12% + VAT£3,227

The average Bath short let takes about £45,262 a year in bookings. See the full Bath earnings guide

Source: BNBCalc, Bath market data, 12-month averages to September 2026, across homes of every size. Bookings before platform fees, cleaning, running costs and management fees. "After our fee" uses our lowest rate, 12% + VAT, for full-time hosts on a three-year agreement. Rates go up to 20% + VAT. Your property may earn more or less depending on its size, location and season. These are estimates, not guarantees. Please do your own research and due diligence using market data sites such as AirDNA, Airbtics, AirROI or PriceLabs.

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Why Bath works

Visitors come to Bath for the history, and stay for the homes.

The whole city of Bath is a UNESCO World Heritage Site. Guests come for the Roman Baths, the Royal Crescent and Thermae Bath Spa, and they want to stay somewhere with the same Georgian character instead of a chain hotel.

Weekday demand comes from visiting academics and families at the University of Bath and Bath Spa University, staff at the Royal United Hospital, contractors and people relocating to the city. They're exactly the guests our 30-day stays are built for.

Areas we cover

City centreRoyal Crescent and the CircusLansdownWalcotLarkhallBathwickWidcombeOldfield Park

SpringThe Bath Festival brings music and literature crowds into the city in May.
SummerPeak season. Day-trippers, tourists and families fill the city centre every weekend.
SeptemberThe Jane Austen Festival brings visitors from around the world, many in costume.
Late Nov to DecThe Christmas Market, with some of the busiest weekends of the year.

Your local manager

A local manager in Bath, not a call centre.

Your home in Bath is looked after by a local manager from the Houst network who lives and works in the area. One person who knows your home, your guests and you.

One person, not a queue

No ticket numbers and no explaining your home to a stranger every time. Your manager already knows which key sticks and where the stopcock is.

Knows your area

Your manager knows when your city fills up, which streets guests book first, and which trades actually turn up on time.

Eyes on your home

Your home is checked after every stay, and on medium-term stays you get a photo report at least every 30 days, so you never have to wonder how it's looking.

Everything starts with a free discovery call with our team on Google Meet.

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Rules for Bath landlords

What the law asks of you, and what we handle.

Short-let rules change from time to time. Here is what applies in Bath, and we'll keep you up to date once your home is live.

Night limits

No cap in Bath

The 90-night-a-year limit only applies in London. You can let your Bath home for as many nights as you want.

Planning and listed buildings

Check before you start

Letting a whole home that isn't your main residence all year round can count as a change of use, and Bath and North East Somerset Council decides each case on its own facts. Many Bath homes are also listed buildings, so safety upgrades like fire doors can need listed building consent. We plan any changes with you before your home goes live.

National short-let register

Being introduced

England is introducing a national register of short-term and holiday lets. Once it's running, booking sites are expected to ask for a registration number on every listing. We'll handle the registration for you.

Safety

We check at onboarding

Every short-let needs a written fire risk assessment and working smoke alarms, plus carbon monoxide alarms where needed and an annual gas safety certificate if there's gas. An EPC is needed if your home is let for four months or more a year, which covers most full-time short-lets. A five-yearly electrical check (EICR) isn't a legal requirement for short lets in England, but Guestwise asks every host for one, and most insurers expect it.

Tax and business rates

Speak to your accountant

Short-let income is taxable, and the old furnished holiday let tax rules no longer apply. If your home is available for 140 nights or more a year and actually let for 70 or more, it may pay business rates instead of council tax.

Renters' Rights Act

No tenancy, no AST

Guests stay under a licence for up to 30 days at a time with a set checkout date. We keep access to clean and inspect your home, and on medium-term stays we photograph it at least every 30 days. What landlords in England can do now.

This is general guidance, not legal or tax advice. Rules depend on your property, building and circumstances, so we check yours as part of your valuation.

Bath questions

Bath landlords ask us.

How much can a short let earn in Bath?

BNBCalc puts the average Bath short let at about £45,262 a year in bookings, roughly £3,770 a month, or about £3,227 after our fee (12-month averages to September 2026). Summer and the Christmas Market earn the most. Get your instant valuation for your exact address.

Is there a limit on how many nights I can let in Bath?

No. The 90-night limit only applies in London. Bath has no cap on nights, although planning rules still apply.

My home is listed. Can I still short-let it?

Usually, yes. Listing mainly affects changes to the building, so any safety upgrades need planning carefully. We'll go through this with you before anything is changed.

Do I need to register my Bath property?

England is introducing a national short-let register. Once it's running, we'll handle the registration for you and add your number to every listing.

How is a short let different from a long let?

We don't use ASTs or tenancy agreements. Guests stay under a licence for up to 30 days at a time, with a set checkout date, and we keep access to clean and inspect your home. This is general information, not legal advice. For advice on your own home, speak to a solicitor.

Which parts of Bath do you cover?

The whole city, including the centre, Lansdown, Larkhall, Bathwick, Widcombe and Oldfield Park. Send us your postcode and we'll confirm.

What brings guests to Bath

A whole city on the World Heritage list. Bath is a UNESCO World Heritage Site, from the Roman Baths to the Georgian Royal Crescent, so visitors come for the city itself, in every season.
Natural hot springs you can bathe in. Thermae Bath Spa lets visitors bathe in the city's natural thermal waters, and spa breaks are a big reason couples book two or three nights.
Two universities. The University of Bath and Bath Spa University bring open days, graduations and visiting families.
Rugby at the Rec. Bath Rugby play at the Recreation Ground in the city centre, so match days bring fans who want to walk to the ground.

Every one of these brings guests on specific dates. We add them to your calendar and price those nights to match.

Guides for Bath owners

Find out what your Bath home could earn

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