How Much Does It Really Cost to Run an Airbnb in the UK?

Running an Airbnb can be a profitable business in the UK, but many first-time hosts underestimate the true costs involved. It is easy to focus on nightly rates and gross income, while overlooking the operational expenses that determine whether an Airbnb business actually performs better than a long-term let.

This guide breaks down the real costs of hosting in the UK, including the less obvious ones. It is written for anyone considering becoming an Airbnb host in the UK, or for owners who already host but want a clearer picture of where their money really goes.

The headline costs most hosts expect

Most owners start with three obvious cost areas:

• Mortgage or financing costs
• Utilities and council tax
• Platform fees charged by Airbnb or similar sites

These are real and important, but they are only part of the picture. The biggest differences between profitable and stressful Airbnb businesses usually come from the costs below.

Cleaning and laundry costs

Cleaning is not optional in short-term letting. It is central to reviews, repeat bookings and platform visibility.

In the UK, professional Airbnb cleaning costs typically range from £60 to £250 per changeover, depending on:

• Size of the property
• Number of bedrooms and bathrooms
• Time required to change and launder linen
• Additional amenities such as hot tubs, saunas or large gardens

Unlike long-term letting, this cost occurs after every guest stay. A busy Airbnb with frequent short stays will naturally have higher cleaning spend, even if overall income is strong.

Poor cleaning is one of the most common causes of four-star reviews. Once ratings slip, occupancy and nightly rates often follow.

Linen, towels and ongoing replacements

Short-term rentals require more linen than many owners expect.

Most professionally run Airbnbs use:

• Three full sets of linen per bed
• Pillow and mattress protectors
• Bath towels, hand towels and bath mats
• Tea towels and kitchen cloths

While initial setup costs may only be a few hundred pounds, linen has an ongoing replacement cost due to washing frequency, staining and wear. Lower quality linen may seem cheaper, but often costs more over time as it needs replacing sooner and leads to guest complaints.

Maintenance and wear and tear

This is one of the biggest hidden costs of Airbnb hosting.

Short-term rentals experience far more wear than long-term lets due to:

• Frequent guest turnover
• Suitcases on stairs and floors
• High use of kitchens and bathrooms
• Guests unfamiliar with the property

Common maintenance costs include:

• Repainting and touch-ups
• Appliance repairs or replacement
• Plumbing callouts
• Garden and exterior upkeep
• Replacement of broken items

A sensible rule of thumb in the UK is to set aside around 10 percent of Airbnb income for maintenance over the year. Some years will be lower, others higher, but without a budget, costs can feel unpredictable and stressful.

Guest communication and time cost

This is often ignored because it does not show up as a line item on a spreadsheet.

Self-managing hosts must be available:

• Early mornings and late nights
• Weekends and holidays
• During their own time off or travel

Guest messages are rarely predictable. A guest may struggle with check-in at midnight, or report a heating issue early in the morning. The work is fragmented and constant, which many hosts find more draining than the total hours involved.

For many UK hosts, this time cost is the main reason they eventually look for professional management.

Management fees

Professional Airbnb management companies in the UK typically charge 12 to 20 percent of booking revenue.

• 12 to 15 percent usually covers light-touch services such as listing and pricing only
• 15 to 20 percent usually covers full service management including guest communication, cleaning coordination, maintenance and inspections

While this is one of the most visible costs, it is also one of the most misunderstood. A good management company often improves performance enough to offset much or all of the fee through:

• Higher occupancy
• Stronger nightly rates
• Better reviews
• Fewer operational mistakes

The real question is not whether management costs money, but whether poor management costs more.

Other hidden costs owners often miss

There are several additional costs that rarely appear in initial calculations:

• Replacement of small items such as glasses, crockery and cookware
• Deep cleans periodically throughout the year
• Professional photography refreshes
• Software tools for pricing, messaging or guidebooks
• Compliance costs depending on local regulations
• Higher insurance premiums for short-term lets

Individually these may seem minor. Over time, they add up.

Is Airbnb more profitable than long-term letting in the UK?

It can be, but only when run properly.

Airbnb often delivers higher gross income than long-term letting, especially in strong markets. However, it also has:

• Higher operating costs
• Greater management complexity
• More active involvement required

For owners who self-manage without systems, the hidden costs often erode the headline advantage. For owners who use professional management or have strong processes in place, Airbnb can significantly outperform long-term letting while offering flexibility of use.

The real cost is not just financial

Beyond pounds and pence, Airbnb hosting has a mental and lifestyle cost.

Many hosts start with enthusiasm, then gradually feel tied to their phone, calendar and guest messages. This is often the point where owners reassess whether their Airbnb business is working for them, or the other way around.

Final thoughts

Running an Airbnb in the UK is a business, not passive income. The true costs include cleaning, linen, maintenance, time, management and the operational details that guests never see but always feel.

When these costs are understood and planned for, Airbnb can be highly profitable and flexible. When they are ignored, hosting can quickly become stressful and unpredictable.

If you are considering Airbnb hosting or reviewing whether your current setup is sustainable, a clear view of the real costs is the most important starting point.

If you want a transparent breakdown of what running an Airbnb would look like for your property, including realistic costs and earning potential, we are happy to help.

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