Serviced Accommodation Calculator
Model serviced accommodation returns and compare against a standard AST let.
Introduction
Who this is for: Investors considering short-let or serviced accommodation over a standard tenancy.
Why it matters: SA gross income can be double an AST, but the cost base is transformed — cleaning, linen, utilities, platform commission and management all fall on the landlord, and occupancy is seasonal. The comparison that matters is net, not gross.
Typical scenario: A two-bed flat achieving £110 a night at 68% occupancy, versus £1,100 a month on an AST.
- Comparing SA gross income against AST net income.
- Using peak-season nightly rates as an annual average.
- Overlooking planning restrictions — many councils now require consent for short lets, and London has a 90-night rule.
Inputs
Property
Short-Let Income
Short-Let Costs
nights
AST Comparison
Analysis
At £110/night and 68% occupancy, SA grosses £27,302 but costs consume 55% of that, leaving £12,277 net. A standard AST at £1100/month nets £10,296 — SA is ahead by £1,981 a year.
This analysis provides context, not financial advice. Consult a qualified adviser before making investment decisions.
Create a free account to keep this analysis, compare it against other projects, and pick up where you left off on another device.
Create free account →Sensitivity Analysis
Sensitivity
Adjust the variables below to stress-test this scenario. Results update instantly.
Export
Live Results
SA Net Income
£12,277
AST Net Income
£10,296
SA Advantage
£1,981
SA Net Yield
4.42%