2-4 bed UK properties where short-stay rental net revenue clears 1.5x vanilla BTL. Tier-ranked daily against the live regional nightly-rate market, with the full opex stack and regulatory restrictions (Article 4, listed, lease length) already applied.
On the right property in the right market, short-stay net revenue clears 1.5x or better what a standard buy-to-let would yield, even after the heavier opex stack (15% platform fee, 12% cleaning, 8% utilities, 8% void, 5% sundries). The catch is that not every property — or every postcode — works. Article 4 directions in city centres restrict SA use; listed buildings block alterations; short leases kill resale. We model nightly rate, occupancy and opex against the live UK regional market across 51 postcode areas, apply the regulatory gates as hard blocks, and rank Gold / Silver / Bronze on the spread between modelled SA net and the property's vanilla BTL net.
Gold: regional nightly rate >=£85, has parking or under 800m to a station. Silver / Bronze tiers cover thinner rates and weaker location signals. Each listing shows the modelled SA net beside the BTL net.
Listed buildings excluded. Hard Article 4 zones for short-stay use excluded. Partial A4 restrictions tier-downgrade rather than exclude. Lease lengths under 50 years filtered out (resale risk).
Net margin defaults to 52% after the standard opex stack: 15% platform fee (Airbnb / Booking.com / etc.), 12% cleaning, 8% utilities, 8% void, 5% sundries. Parking adds +8% to nightly rate; under-800m station access adds +5%.
Gold tier requires a 2-4 bed property in a postcode area with a regional nightly rate of £85 or higher, modelled SA net revenue at least 1.5x the equivalent BTL net, not listed, not inside a hard Article 4 zone for short-stay use, and either parking on-site or under 800m walking distance to a station. Silver covers 1.2-1.5x uplift or properties with partial A4 restrictions. Bronze covers 1.0-1.2x uplift — marginal deals where execution matters more than the listing signal.
Rates are pulled from a 51-postcode-area UK seed dataset (median nightly rate per bedroom band, plus median occupancy) refreshed quarterly. The model adds property-level uplifts (parking +8%, walkable station +5%) and applies a per-postcode occupancy curve. Treat the headline number as a working estimate to compare across listings, not a guarantee — your actual rate depends on listing quality, pricing dynamism and seasonality.
Article 4 directions in city centres (Bath, Edinburgh Old Town, Westminster, etc.) increasingly restrict short-stay use by removing permitted-development rights. We cross-reference every listing against the planning.data.gov.uk Article 4 dataset. Listings inside a hard A4 zone for short-stay are excluded. Listings inside a partial / use-class-specific A4 are tier-downgraded. The licensing requirement (where it applies) is flagged in the listing detail.
We default to 52% net after the standard 48% opex stack (15% platform fee + 12% cleaning + 8% utilities + 8% void + 5% sundries). On a well-located city-centre flat with dynamic pricing, gross can spike to 60% in peak season but average back to 52-55% over the year. On regional / coastal properties expect 40-50% net depending on seasonality. The calculator inside each property lets you override the opex stack per deal.
See every UK 2-4 bed property where the modelled SA net clears the BTL alternative, with regulatory blocks applied and opex stack on every listing.
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