Holiday Let Yield Calculator (UK)
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?
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 or the holiday let profit calculator.
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.
Estimate your Airbnb income
Get an instant income estimate, then compare it to a long-let to see the potential upside.
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