How Much Can I Earn From an Airbnb in Cheltenham?
Last updated: April 2026
A straight answer: a typical 2-bed Airbnb in Cheltenham earns around £2,700–£3,300 per month gross, or roughly £2,260 per month net after management fees.
This page is for owners weighing up buying, letting or switching a Cheltenham property — whether you're validating developer income figures on a new-build purchase, evaluating a move from a standard tenancy, or sanity-checking what you're earning already.
The real question behind the question is usually not "what's the ceiling" — it's "what's the honest floor" and "how does the worst month compare to a normal tenancy".
Below we break income down by property type with worst-month figures, explain the factors that move your specific number up or down, cover the 2025 FHL tax impact on net, and show how our figures compare to AirDNA and other sources.
A well-presented 2-bed Airbnb in Cheltenham typically earns around £2,700–£3,300 per month gross, or approximately £2,260 per month net of a 15% + VAT management fee. Expect 58–68% occupancy and £135–£175 ADR. A 1-bed central apartment nets around £1,680 per month; a 3-bed Pittville family home around £3,180; a 4-bed period property £4,100+. Worst-month figures sit around £1,450 for a 2-bed in January.
Typical net monthly income for a 2-bed Cheltenham Airbnb — after 15% + VAT management, based on 65–70% occupancy and £135–£175 ADR.
+£1,190/month vs ONS long-let average of £1,066 for a Cheltenham 2-bed.
Cheltenham Airbnb income by property type
The figures below are mid-range net estimates after our 15% + VAT management fee, based on comparable properties we manage or have assessed.
Worst-month figures are January — still typically above the ONS long-let equivalent for the same property, but the narrowest month of the year.
1-bed apartment, central Cheltenham
GL50 / GL52 postcodes. Town centre or near Cheltenham Spa station.
1-bed apartments near Cheltenham Spa station attract strong weekday corporate and contractor demand, smoothing seasonality. Even January typically beats the £825 ONS long-let average for a 1-bed.
2-bed apartment, Montpellier or town centre
GL50 postcodes. Walkable to Promenade, Montpellier restaurants.
The most common Cheltenham Airbnb property. Cheltenham Festival week alone typically contributes 18–22% of annual net. January still beats ONS long-let average.
2-bed Regency townhouse
Pittville, Lansdown, Suffolks or similar heritage streets.
Heritage architecture commands premium ADR but marginally lower occupancy on weekday demand. Strong weekend and event-led performance. Anniversary stays skew upward.
3-bed family home, Pittville or Park area
GL50 / GL52. With parking, often walking distance of Racecourse.
Family homes with parking capture race-week demand exceptionally strongly — Festival week alone can contribute £4,200+ for the right property.
4-bed period property
Heritage architecture, high specification, often GL52 or GL53.
Higher-end properties trade on character and suitability for wedding parties, family reunions and multi-generational event stays. Variable month-to-month but strong annualised performance.
What is the average Airbnb occupancy rate in Cheltenham?
Market-wide Cheltenham Airbnb occupancy sits around the upper-50s to low-60s on annual average.
Our managed portfolio averages 65–70% across Cheltenham properties — a 10-point gap driven by active event-calendar pricing, 5-platform distribution and the 40% direct booking channel.
Occupancy varies significantly by property type and season, so a single headline figure can be misleading.
What moves your specific Cheltenham number up or down
The figures above are mid-range for each property type — seven specific factors push your property above or below that average.
Within 10 minutes' walk of the Promenade or Montpellier outperforms properties requiring a car or bus trip by 8–15% on occupancy.
Off-street parking lifts ADR by £15–£25 per night for family and Festival demand — particularly relevant for race-week bookings.
A professionally-presented Cheltenham property commands 20–35% more ADR than a functional-but-plain equivalent.
Critical for weekday contractor and professional stays. A dedicated workspace and fibre broadband convert longer weekday bookings consistently.
Most Cheltenham demand sits in the 1–3 bed range. 4+ bed properties earn more in absolute terms but lower ADR per bedroom and face thinner weekday demand.
Walking distance of Prestbury Park commands a material Festival-week premium. Adds 8–12% to annual revenue for suitable properties.
The gap between typical self-managed (~55% occupancy, Airbnb-only) and professionally managed (65–70%, 5-platform, 40% direct) adds £340–£500 per month to a 2-bed.
Minimum-stay controls and premium pricing around Festival, Literature, Jazz, Science and Music festival weeks account for 15–25% of annual revenue on well-run properties.
Gross to net — where does the money actually go
The single most common source of confusion in Airbnb income figures is gross vs net.
Developer sales teams and generic online estimators typically show gross booking revenue; what you actually keep is substantially less.
Typical 2-bed Cheltenham Airbnb — monthly gross to net
Utilities, council tax or business rates, and mortgage are owner-side costs not shown above — these are separate running costs to factor into your net position.
For a property qualifying for Small Business Rate Relief under the 140/70-day rule, the business rates saving vs council tax can be the single biggest running-cost reduction available.
How the 2025 FHL tax changes affect your net
The Furnished Holiday Lettings tax regime ended on 5 April 2025 — three specific changes move the needle on net income for most Cheltenham owners.
- Mortgage interest relief capped at 20% tax credit — the biggest impact for higher-rate taxpayers with mortgaged properties
- Capital allowances no longer available on new purchases — budget furnishing as non-deductible capital expenditure
- CGT on sale now at the standard residential rate (24% for higher-rate taxpayers) — affects medium-term exit planning
- Business rates via the 140/70-day rule still applies — the single biggest ongoing saving available vs council tax
- Small Business Rate Relief can reduce business rates to zero where rateable value is under £15,000
See our holiday let management Cheltenham page for the full 2025 tax change detail.
Tax treatment depends on individual circumstances — always confirm with a qualified accountant.
How our figures compare to other sources
Cheltenham Airbnb income estimates vary widely depending on methodology and source.
| Source | Typical 2-bed monthly | Notes |
|---|---|---|
| AirDNA (market average) | £2,400–£2,900 gross | All listings — includes poorly-managed and inactive. Gross not net. |
| Airbnb's own estimator | Often £3,000+ gross | Shows peak-scenario figures. Rarely reflects real annualised performance. |
| Developer sales projections | £3,200–£4,500 gross | Typically omit management fees, cleaning costs, platform fees, utilities, tax changes. |
| Stayful managed portfolio | £2,760 gross / £2,260 net | Based on live 2025 Cheltenham data. Net after 15% + VAT management fee. |
The gap between developer or platform estimates and what you actually receive is typically 20–35% — primarily the difference between gross bookings and net after costs.
Our figures are based on the live annualised performance of our managed Cheltenham portfolio, not peak-scenario modelling.
The honest questions most owners have
No — and we'd be cautious of any provider that does. What we can show you is what comparable Cheltenham properties earn in their worst-performing month, and why that figure — not the headline annual number — is the right comparison against your current tenancy or alternative use.
Property-specific figures from the income estimate are the honest anchor. If your specific postcode, bedroom count, access and finish level don't support the mid-range figures on this page, the estimate will show that — we'd rather tell you upfront than onboard a property that won't hit the numbers.
Yes — you block any dates in your owner calendar at any time, no notice or approval required. Each blocked week is income given up, but you retain full property access and control. Typical owner-use is 4–12 weeks per year.
Every booking is ID-checked, a £200 security deposit is held, and £100,000 of property damage cover sits across every managed property. Quarterly inspections document condition.
Cheltenham Airbnb income — common questions
A typical 2-bed Airbnb in Cheltenham earns around £2,700–£3,300 per month gross, or approximately £2,260 per month net after 15% + VAT management fee.
A 1-bed central apartment nets around £1,680 per month; a 2-bed Regency townhouse around £2,640; a 3-bed Pittville family home around £3,180; a 4-bed period property £4,100+.
Run the income estimate for a property-specific figure based on your postcode.
Market-wide Cheltenham Airbnb occupancy sits around the upper-50s to low-60s on annual average.
Stayful's managed Cheltenham portfolio averages 65–70% — the 10-point gap driven by active event-calendar pricing, 5-platform distribution and the 40% direct booking channel.
January is the typical softest month for Cheltenham Airbnbs.
A well-priced 2-bed usually nets around £1,450 in January — still above the £1,066 ONS long-let average for the same property, but the narrowest month of the year.
For below-market performance to happen, both our active pricing and the 40% direct booking channel would need to fail simultaneously — the direct channel specifically reduces the platform-algorithm exposure that drives most income instability.
Developer projections typically show gross booking figures without accounting for management fees, cleaning costs, platform fees, utilities or the 2025 tax changes.
Expect the realistic net figure to come in 20–35% below the developer projection on most properties — worth building that assumption into your purchase decision.
We provide property-specific income estimates for pre-purchase due diligence — submit your postcode or address through the calculator for an independent view.
Yes — materially so for suitable properties.
A well-managed 2-bed can earn £3,500–£5,000 across the four nights of the Festival alone, with minimum-stay controls and confident pricing the critical success factors.
For a typical Cheltenham 2-bed, Festival week contributes approximately 18–22% of annual net income.
A 2-bed Airbnb typically nets around £2,260 per month against an ONS long-let average of £1,066 — a net uplift of approximately £1,190 per month, or +112%.
Even the worst month (January, around £1,450 net) typically beats the long-let average for the same property.
That said, not every Cheltenham property is suited to short letting — properties with awkward access, no parking, low furnishing standards or in locations poorly matched to Cheltenham's guest mix often perform better on a standard tenancy.
Gross is the total booking revenue on the listing. Net is what actually reaches your bank account.
The gap is primarily the management fee (15% + VAT with Stayful), with cleaning typically passed through to guests at cost rather than deducted from the owner.
A £2,760 gross month for a Cheltenham 2-bed typically becomes £2,263 net to the owner, before owner-side costs like utilities, council tax or business rates, and mortgage.
The estimate uses live annualised data from our managed Cheltenham portfolio matched to comparable properties by postcode, bedroom count and property type.
It is not a peak-scenario projection — it's a mid-range net figure that includes quieter months.
Where we don't have close local comparables, we flag that and use nearest-available postcode data with clear labelling.
Self-managed Airbnbs in Cheltenham typically run at 50–58% annual occupancy. Market average across all listings sits around the upper-50s to low-60s.
Professionally managed properties — including our 65–70% average — sit in the upper band. The 10-point gap represents the compound effect of dynamic pricing, multi-platform distribution and the direct booking channel.
Occupancy varies significantly month to month — the annual figure is the one that matters for income planning, not any single week.
Four factors do most of the work: dynamic pricing tuned to the Cheltenham event calendar, 5-platform distribution plus a direct booking channel, minimum-stay controls around peak dates, and cleaner reliability that protects review scores.
None of these is individually dramatic — compounded across 12 months they account for most of the gap between typical self-managed performance and professionally-managed outcomes.
"Bought a 2-bed in Montpellier as an Airbnb investment. Developer projection was £3,400 gross — we came in at £2,760 gross, £2,260 net across 2025. Still a clear win on the purchase but we were glad we had an honest figure before completing."
— Owner, 2-bed apartment, Montpellier Cheltenham
Questions about a specific Cheltenham property? Speak to the Stayful team — or use the income estimate below.
Get your property-specific Cheltenham income estimate
Takes 2 minutes. Honest net figures including quieter months — not best-case projections, not developer spin.
Helpful next steps
These pages cover the questions that come up once you've seen the income figures.