Holiday Let Yield Calculator UK
Last updated: June 2026
Gross yield tells you the headline return. Net yield tells you what you actually keep after costs. This calculator shows you both — and the difference between them is often where the real decision lies.
It is built for UK holiday let landlords working out whether a property is worth buying, comparing their current setup against the alternatives, or trying to understand why the numbers feel thinner than projected.
Most yield calculators stop at revenue divided by property value. This one works through the full cost stack — platform fees, management, cleaning, mortgage, utilities — and outputs the net figure that matches what you would actually see in your account.
Enter your figures in the calculator below, adjust the assumptions, and use the short-let versus long-let comparison on the right to sanity-check the strategy.
Works out gross yield and net yield for any UK holiday let. Enter your nightly rate, occupancy, and full cost stack — including management fees and mortgage — to see what your property earns after all deductions. A built-in short-let versus long-let comparison lets you sanity-check the strategy in seconds.
Calculate gross yield and net yield for a UK holiday let, plus your monthly and annual net income after realistic costs, fees and mortgage. Includes a quick short-let vs long-let comparison so you can sanity-check the strategy.
Gross yield is the annual revenue divided by the property value. Net yield is what’s left after costs (turnovers, utilities, maintenance, insurance, fees, management and mortgage), divided by the property value. Net yield is the one that usually matches real-world cashflow.
Estimate your Airbnb income
Want an instant location-based income estimate and a long-let comparison too? Prefer opening it in a new tab? Estimate your income.
Yield & return calculator
Enter a typical month. We calculate gross yield, net yield, and your monthly/annual net income. Your channel selection is remembered on this device.
Short, one-night patterns often squeeze profit because turnover costs are concentrated into a single night. A 2-night minimum usually protects margin.
| Line item | How we estimate it | Monthly |
|---|---|---|
| Accommodation revenue | ADR × booked nights | — |
| Guest cleaning fee (revenue) | Turnovers × guest cleaning fee | — |
| Total revenue | Accommodation + guest fees | — |
| Platform fee drag | Accommodation revenue × fee % | — |
| Cleaning/turnovers (cost) | Turnovers × cleaning cost | — |
| Utilities | As entered | — |
| Maintenance | As entered | — |
| Insurance & fixed | As entered | — |
| Stayful management | Accommodation revenue × 15% + VAT | — |
| Mortgage/finance | As entered | — |
| Other costs | As entered | — |
| Net income | Total revenue − total costs | — |
Yield tip: gross yield can look great on paper. Net yield is where the truth sits — especially if average stay length is short and turnover costs are frequent.
What this page helps you decide
Yield becomes clearer when you separate gross from net. If you only look at revenue, you’ll often overestimate returns — especially in months with lots of short stays.
Quick formulas
Gross yield = (annual revenue ÷ property value) × 100
Net yield = (annual net income ÷ property value) × 100
Short-let vs long-let (mini comparison)
Add your typical long-let rent below to compare. This is a quick, practical “should I even bother?” check.
Long-let assumptions
Comparison results
Long-let annual net: £0
Difference: £0
A “busy” calendar full of short stays can look like success, but yield can drop fast when turnovers rise. If you want healthier net returns, aim for a sensible minimum stay (often 2 nights) and price short stays properly.
Want to sanity-check platform fees first? Try the Airbnb payout calculator (UK) or the holiday let profit calculator (UK).
Or go back to the full set of tools on the Airbnb calculators hub.
FAQs
What’s the difference between gross yield and net yield?
Gross yield uses revenue only (annual revenue ÷ property value). Net yield uses net income after costs and fees (annual net ÷ property value). Net yield is usually the more realistic number for UK holiday lets.
Why do short stays often reduce net yield?
Because turnover costs (cleaning, resets, coordination) are usually fixed per stay. If you have many 1-night stays, those fixed costs get concentrated into one night, which can squeeze your net income and reduce net yield.
Should I include mortgage costs in yield?
If you want a cashflow view, yes. If you want an operating yield view, set mortgage/finance to £0 and compare performance before financing.
Does this work for Booking.com and direct bookings?
Yes. Choose the channel and adjust the fee % to match your real setup. The goal is a clear comparison of fee drag and take-home returns.
What is a good yield for a UK holiday let?
A good gross yield for a UK holiday let is typically 8–12%, with net yield of 5–8% after a full cost stack. High-demand locations — coastal areas, city centres, popular tourist destinations — can push gross yield higher, but net yield is the figure that matters most. Properties managed with consistent occupancy (65–70%) and sensible minimum stay policies typically achieve the upper end of that net range.
How does a management fee affect my holiday let yield?
A management fee of 15% + VAT reduces net yield in direct proportion to revenue. On a property generating £2,000 per month in accommodation revenue, that is £300 base fee + £60 VAT = £360 per month, or £4,320 per year. The yield impact is offset if the management company delivers higher occupancy or nightly rates than self-management would achieve. Stayful’s managed portfolio averages 65–70% occupancy against a market average of approximately 55%.
Related tools & guides
Build your calculator “stack” and move between the tools without losing context:
Estimate your Airbnb income
Get an instant income estimate, then compare it to a long-let to see the potential upside. Or open it here: Estimate your income.
Stayful manages 70+ short-let properties across the UK at 15% + VAT — no setup fee.
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