Most Manchester property managers won't publish fees. We do. This page breaks down the real ranges across long-let AST, short-let and serviced accommodation, block management and fixed monthly rent. Nothing is hidden, nothing varies with the client. Read the numbers, decide if we fit, then book a call.
Because it saves everyone time. Landlords who care about fee structure can self-select in or out before the first call. Operators who won't publish fees usually do it because the number varies more with the client than it should. Our fees vary with property scale, complexity, and operational scope, not with how much we think we can charge you specifically.
The property management industry has a fee-opacity problem. Ring any five Manchester operators for a quote and you'll get five different answers to the same question, none of which appear on their websites. That's not because the numbers are hard to publish. It's because opacity is a negotiation tactic.
We don't play that game. The tables below are the actual ranges we quote. When you get a specific quote from us, the number will land inside these ranges, and the variance within the range will be explained in writing (e.g., portfolio scale, block work, refurb involvement, market complexity). No number gets invented because you sound wealthy.
Short-let, serviced accommodation, corporate letting
The core fee. Covers multi-channel distribution across 20+ OTA and direct-booking platforms via Guesty, daily dynamic pricing via PriceLabs, 24/7 guest communications via Enso Connect, monthly owner reporting, and operational management. Starting benchmark is 20% for single properties, compressing to 18% at portfolio scale (5+ units).
Included in fee: platform subscription costs, insurance for the operating stack, back-office labour, owner portal access, monthly statement, tax-year summary.
Charged per turnover based on property size. Typically £65-90 per turnover for a Manchester 1-2 bed apartment. Not marked up.
Airbnb ~3%, Booking.com 15%, Vrbo ~5%, direct-booking traffic 0%. Blended is typically 6-10% depending on booking mix. Deducted from gross before management fee is calculated.
Toiletries, welcome hamper, replacement stock, coffee and tea supplies. Charged monthly against actual consumption.
A rolling reserve for small maintenance items (bulb replacements, tap washers, small paint touch-ups). Above the reserve, repairs are quoted separately and approved before work starts.
Gas safety cert, EPC renewal, PAT testing, TV licence, fire risk assessment. Charged when incurred, at trade rates from our compliance vendors. Typically £250-450/year all-in.
Standard tenancy, single tenant, annual cycle
Below the 18-22% short-let rate because operational workload is much lower per property (one tenant, one turnover per 12-18 months, low daily communication). Standard benchmark 12% for single properties.
Charged once per new tenancy. Covers marketing, viewings, referencing, tenancy paperwork, deposit protection, check-in. Rolls into management fee thereafter.
When existing tenant renews for another term. Covers paperwork, rent review, minor negotiation. Not charged if tenant stays on rolling monthly.
Same principle as short-let. Reserved amounts, approved above threshold.
Multi-unit developments, 6+ units
Covers common area management, service charge collection administration, contractor coordination for building services, freeholder liaison, resident communications. Actual rate depends on block size, complexity, and service scope.
When the block is run as coordinated short-let operation (all units let by us, not by individual freeholders), the standard Management Only fee applies per unit, on top of the base block management fee.
Fire risk assessments, lift maintenance, building insurance, common-area cleaning, gardens. Charged at contract rates from our block vendors.
Guaranteed rent, 3-5 year commercial lease
No management fee. Instead, you lease the property to Beyond Stays for a fixed term at an agreed monthly rent. We take on all void risk, tenant risk, repair coordination, and operational cost. You receive one predictable monthly payment for the term.
Headline number will be lower than what an AST tenant would pay you in gross rent, but net-of-everything typically lands similar or better than a fee-based arrangement once you strip out voids, management fees, tenant-finding fees, and void-month risk. Numbers agreed per property.
Structural repairs remain landlord obligation (roof, foundations). Everything else, including tenant damage, fair wear, appliance replacement, and cosmetic refresh, sits with us for the term.
If the property needs cosmetic refurb to reach short-let standard, we sometimes co-fund the work in exchange for a longer commitment. Structure agreed at contract stage. See the St John's case study for a real example.
Every cost that gets charged to your account is either in the initial written proposal or requires your explicit approval before it's incurred. Not implied approval. Not "you signed the agreement so we can spend anything up to £500 without asking". Explicit approval, per line item, above a small pre-agreed threshold (typically £150).
If we forget to tell you about a cost upfront, we cover it. That policy predates any marketing document; it's how the business has worked from year one. In practice this rarely comes up because the fee structure is small enough to fit on this page. But when it has come up historically, we've absorbed the cost. Ask any landlord we operate for.
Portfolio pricing. Landlords with 3+ properties, or freeholders with block operations, typically get a lower management fee percentage in exchange for volume. Our per-property overhead compresses at scale (one owner relationship, one monthly report, one payment flow), and that saving passes through. Specific tier structure discussed at proposal stage.
Exit terms. Standard Management Only is a rolling monthly contract with one month's notice either way. Fixed Monthly Rent uses a longer fixed term (typically 3-5 years) with negotiated break clauses. Block work may include a longer initial term to justify setup. All discussed openly at contract stage.
Long-let AST management: our 10-15% range sits at market-typical. Some Manchester letting agents charge slightly less (7-10%) but bundle in significant hidden extras (renewal fees, admin fees, "compliance" surcharges, exit fees) that push total cost above ours. Our 10-15% is inclusive; the market's 7-10% headline usually is not.
Short-let and serviced accommodation: our 18-22% range sits at market-typical for a full-service operator. Some Manchester operators quote 15-18% but exclude core operational elements (compliance, revenue management, guest communications), then charge them back separately. Our range is inclusive of the full operating stack.
Fixed monthly rent: no direct comparison because most Manchester operators don't offer it. The competitors who do (mostly London-based scale players) tend to offer lower headline numbers because they treat properties as inventory, not partnerships. We treat each property individually and price fairly against what the property can actually generate.
Send us the postcode and service type you're interested in. We come back within 48 hours with a written proposal showing exactly where your property lands in the ranges above.
Get a specific quote