Model a Manchester property as a professionally managed short let against the same property on a long-term tenancy. Every cost is editable and nothing is hidden. The defaults come from the stock we actually operate, not from a platform estimate, which is why they are lower than the number Airbnb will show you.
Professionally managed and let nightly. Occupancy risk sits with you.
The same property on an AST. Lower ceiling, lower variance.
On these inputs the long-term tenancy wins. That is a real outcome, not a bug: at mid-range occupancy a central one-bed often does. Short letting pulls ahead when gross revenue rises, when the property has a view, a distinctive interior or strong photography, or when corporate and relocation demand lets the operator hold rate midweek. Move the gross revenue figure up and down to see how quickly it turns.
The defaults come from our own portfolio, and we publish them. Central Manchester one-beds under professional management gross £22,000 to £34,000 a year, and the calculator opens at £28,000, the middle of that range. The cost stack is the one set out line by line in what returns Manchester landlords can expect. Long-term rents of £1,200 to £1,500 a month for the same stock come from short let versus long-term rental. On the defaults the calculator lands inside both published net ranges, which is the only check that matters.
What it leaves out. The output is net operating income, which means before finance and before tax:
Occupancy is the variable that decides it. A one-bed at 82% occupancy grossing £27,000 is a different asset from the same one-bed at 58% grossing £18,000, and the gap between those two is operator quality more than property quality. A long-term tenancy has nothing equivalent: the rent either arrives or it does not. That asymmetry is the honest argument for and against short letting at the same time, and it is why we would rather you moved the gross revenue field yourself than trusted a single headline figure.
The managed short-let route above is Management Only, and property management sets out the wider service. This page is a model rather than advice, and no calculator substitutes for a read on the specific property: block, floor, view, interior and photography move the gross figure more than any assumption on this page.
Send us the address and the current arrangement. We come back within 24 hours with a written read on what it would actually gross under management, based on comparable stock we operate rather than a platform estimate.
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