Holiday let income calculator
What does your holiday let really earn?
Put in your own nightly rate, how often it’s booked, your cleaning and your monthly bills, and tick the booking sites you use. You’ll see your profit and the occupancy you need to break even.
1Your bookings
The average a night across the year, before the booking site's fee.
The share of nights in a year that are booked.
How long your guests stay, on average. Each stay is one clean.
What each turnover costs you: the clean, laundry and guest supplies.
2Where you list it
Tick every site you use. Bookings are shared equally between them.
3Your bills each month
Total bills a month£0
Total bills a year£0
Your profit, a month
£ –
Move the nightly rate and the nights booked to your own figures to see it.
Break-even occupancy–
Set your nightly rate and add your bills to see it.
- Booking income
- –
- Booking-site fees, 18.6% on average
- –
- Cleaning (add your cost)
- –
- Bills (add yours)
- –
- Profit
- –
4What should you charge?
Put in the profit you want each month. Using your bills, cleaning and booking sites above, this works out the price that makes it.
Starts at your figure above. Move it to see the rate you'd need when busier or quieter.
The monthly discount you offer on stays of 28 nights or more.
Holiday lets
Set the nights booked
Add your bills or the profit you want to see the price.
Long stays
Let a month at a time, cleaned once a week
Add your bills or the profit you want to see the price.
Similar homes nearby were booked 55% of nights. HOMEHOSTS homes, 68%.
That’s about 24% more nights booked than similar homes in the same areas (PriceLabs, October 2025 to September 2026).
- Prices set every day to match demand, so busy dates earn more and quiet ones still fill.
- Listed on the big booking sites and our own website, where guests book direct with no booking-site fee.
- Cleaning, guests, check-ins and payouts handled for you.
- Our fee is from 15% of booking income and would come off these figures too. Your free valuation shows what you'd keep after it.
Owner questions
About the calculator
Anything else? Call us on 07488 818551.
Is there a free Airbnb calculator?
Yes, this one. It's free, there's nothing to sign up for, and it uses the fees Airbnb, Booking.com and Vrbo charge UK hosts. Your figures stay on your screen: we don't save them or ask for your email.
How much does Airbnb take?
Airbnb takes 18.6% of each booking: 15.5% host fee, plus VAT on the fee unless you're VAT-registered. Booking.com takes 18%: about 15% commission, plus Payments by Booking.com, which we recommend. Vrbo takes 12%: a flat 12%, card processing included. If you tick more than one site, the calculator shares your bookings equally between them.
How much will my holiday let make?
It depends on your nightly rate, how many nights are booked, how long guests stay and what your bills come to. There's no average that fits every home: two flats in the same street can do very differently, depending on the price, the photos, the reviews and how quickly guests get an answer. Put in your own figures above to see yours, or ask us for a free valuation based on your address.
What is break-even occupancy?
The least share of nights that must be booked for your booking income, after the booking sites' fees and cleaning, to pay all your monthly bills. Booked less than that, you lose money; every night above it adds to your profit.
Is it worth owning a holiday let?
It can earn more than a standard rental, but it's more work and the income moves with the seasons. There are quiet weeks to plan for, a clean after every stay, guests to answer at all hours and the booking sites' fees. If your figures here show a good margin above break-even, it's usually worth it, and a management company can take the day-to-day work off your hands.
How many cleans will I need?
One after every stay, so it depends on how long your guests stay. Set the average stay, and the calculator works out the cleans a month from the nights booked.
Does it work for rent-to-rent or serviced accommodation?
Yes. Put the rent you pay your landlord in the first bill box and your other bills below it. Break-even then shows how busy the home needs to be to cover the rent, and “What should you charge?” gives the nightly and monthly prices for the profit you want.
What isn't included?
Income tax, and one-off costs such as furnishing the home and its safety certificates. Your profit here is before tax.
What would I earn with a management company?
It depends on your home and where it is, which is why we do it as a free valuation. We look at your address, set what a well-run short let could earn against a standard rental, and show what you'd keep after our fee, from 15% of booking income.
Find out what your property could earn
Send us the postcode and a few details. We’ll call you with figures we can stand behind, and no pressure either way.