--- title: Should You Convert Your Bath Property into a Holiday Let? description: "Thinking of turning your Bath home into a holiday let? The real pros and cons for 2026: income, costs, tax, new rules, and who it suits best." image: http://www.passthekeys.com/hubfs/shutterstock_2299940221-1.jpg --- - [Services](https://www.passthekeys.com/en/services/?hsLang=en) - [Pricing](https://www.passthekeys.com/en/pricing/?hsLang=en) - [Sign In](https://portal.passthekeys.co.uk) - [Calculate your income](https://www.passthekeys.com/en/?hsLang=en#register) [![](http://www.passthekeys.com/hubfs/ptk-logo-website.svg)](https://www.passthekeys.com/?hsLang=en) - [Services](https://www.passthekeys.com/en/services?hsLang=en) - [Pricing](https://www.passthekeys.com/en/pricing?hsLang=en) - [Sign In](https://portal.passthekeys.co.uk) - [Calculate your Income](https://www.passthekeys.com/en/?hsLang=en#register) # Should You Convert Your Bath Property into a Holiday Let? Quick answer For many Bath owners, a holiday let can earn more than a long let, and you can still use the property yourself. But it costs more to set up, earnings change with the seasons, and it’s more work to run. It also comes with more rules than... by Pass the Keys Bath | Holiday Let Management | Bath | Host | Vacation rental | Corporate Accommodation | Short Term Rental | 05 Jun 2025 **Quick answer** For many Bath owners, a holiday let can earn more than a long let, and you can still use the property yourself. But it costs more to set up, earnings change with the seasons, and it’s more work to run. It also comes with more rules than before. The furnished holiday let tax regime ended in April 2025, and a national register for short lets is due in March 2027. It works best for well-located homes whose owners either have time to manage them or use a local [holiday let management company in Bath](https://www.passthekeys.com/en/south-west/bath-airbnb-management/?hsLang=en). --- **Why do so many Bath owners consider holiday letting?** Bath is a World Heritage city, and people come all year round. There’s the Christmas Market and the Bath Festival in spring. There’s the Jane Austen Festival in September, plus rugby at the Rec, race days at Bath Racecourse and university graduations. On top of that, visitors come for the Roman Baths, the Thermae Spa and weekend breaks from London and Bristol. That steady mix of visitors is why many owners compare a holiday let with a traditional long let. Some are moving from long lets as the rules for landlords change. Others have a second home, an inherited property or a flat that sits empty for part of the year. If you’re weighing up a switch, our guide to [moving from a long let to a short let in Bath](https://www.passthekeys.com/en/blog/from-long-let-to-short-let-in-bath-why-more-owners-are-switching-in-2026?hsLang=en) goes into more detail. --- **What are the pros of turning your Bath property into a holiday let?** **1. Higher income potential** In busy weeks, nightly rates in central Bath can be much higher than a monthly rent works out to. Over a year, a well-run holiday let can often earn more than a long let. How much more depends on location, size, how the property is presented and how prices are set. See [Is short-letting profitable in Bath?](https://www.passthekeys.com/en/blog/is-airbnb-profitable-in-bath?hsLang=en) for a closer look at the numbers. **2. Flexibility to use the property yourself** You can block out dates for family visits or your own breaks, which you can’t do with a tenant. That’s why many second-home owners choose holiday letting. **3. No long-term tenancy** Guests stay for a few nights, not years. Holiday lets sit outside the tenancy system, so you keep control of the property and can change your plans later. **4. Demand for characterful stays** Georgian townhouses, period flats and homes with views of the city tend to do very well with guests. Bath’s listed and period properties are some of the most sought-after stays in the city. **5. Regular upkeep** Cleaning and checks between stays mean small problems get spotted early. Long-let properties often go months without anyone checking. --- **What are the cons and challenges?** **1. Seasonal ups and downs** Summer and December are busy. January and February are much quieter. Your income will change from month to month, so plan for it. Good pricing, longer-stay discounts and targeting winter events can help even out the year. **2. More day-to-day work** Someone has to handle guest messages, check-ins, cleaning, laundry, maintenance and pricing, often at short notice. This is the main reason owners hire a management company. **3. Set-up costs** You’ll need furniture, linen, kitchen kit, professional photos and safety checks before your first guest arrives. The safety checks include a gas safety certificate, an EICR, a fire risk assessment, and smoke and carbon monoxide alarms. **4. Tax has changed** The Furnished Holiday Let tax regime was abolished from April 2025. Holiday lets are now taxed much like other rental property. For example, mortgage interest gets a 20% tax credit rather than being fully deductible. Speak to an accountant about your own situation. **5. Council tax or business rates** In England, a holiday let pays business rates rather than council tax if it’s available for at least 140 nights a year and actually let for at least 70. Below that, it’s treated as a second home. B&NES has charged a 100% council tax premium on second homes since April 2025, which is effectively double council tax. **6. More rules to follow** - **National register:** a registration scheme for short lets in England is due to be fully up and running by March 2027. - **Your listings:** each property is expected to need a registration number shown on its listings. - **Planning:** much of Bath is in a conservation area, and many homes are listed. Read our [guide to planning permission for holiday lets in Bath](https://www.passthekeys.com/en/blog/planning-permission-for-holiday-lets-in-bath-a-complete-guide-for-homeowners?hsLang=en) before you start. - **Your mortgage and lease:** check your mortgage terms, your insurance and, for flats, your lease. --- **Is a holiday let right for you? A quick self-check** A holiday let is likely to suit you if: - Your property is central, or in a popular area such as Widcombe, Lansdown or near the Royal Crescent. See [the best areas in Bath for a holiday let](https://www.passthekeys.com/en/blog/what-are-the-best-areas-in-bath-for-a-holiday-let?hsLang=en). - You’d like to use the property yourself for some of the year. - You’re comfortable with income that changes from month to month in return for a higher potential total. - You have time to run it yourself, or you’re happy to use a local management company. A long let may suit you better if: - You need the same rent every month. - You can’t cover set-up costs or a quiet month. - Your lease, mortgage or planning position doesn’t allow short lets. Still undecided? Read [what hosts should know before renting out their property in Bath](https://www.passthekeys.com/en/blog/what-should-hosts-know-before-renting-out-their-property-in-bath?hsLang=en). --- **How does professional management change the picture?** Most of the cons above are about time and know-how rather than the property itself. A local management company handles listings, pricing that changes with demand, guest communication, cleaning, linen and maintenance. That way you get the income without the day-to-day work. If you’re comparing providers, our guide on [how to choose a short-let management company in Bath](https://www.passthekeys.com/en/blog/how-to-choose-short-let-management-company-bath?hsLang=en) sets out what to look for. At Pass the Keys Bath, we’re a local team backed by a national network. Find out more about our [holiday let management in Bath](https://www.passthekeys.com/en/south-west/bath-airbnb-management/?hsLang=en), or [see our pricing](https://www.passthekeys.com/en/pricing/?hsLang=en). Find out what your Bath property could earn. [Get a free income estimate](https://www.passthekeys.com/en/?hsLang=en#register) --- **FAQs** **Is a holiday let more profitable than a long let in Bath?** Often, yes. A well-located, well-run holiday let can earn more over a year than a long let, though monthly income varies more. Location, presentation and pricing make the biggest difference. **Do I need planning permission to holiday let my Bath property?** Not always, but it depends on how intensively you let it, whether the building is listed and whether it’s in a conservation area. Check with B&NES before you start. **Do holiday lets still get tax benefits?** The Furnished Holiday Let tax regime ended in April 2025, so holiday lets are now taxed much like other rental property. Speak to an accountant about your own situation. **Will I need to register my holiday let?** Yes. A national registration scheme for short lets in England is due to be fully operational by March 2027. Each property is expected to need a registration number shown on its listings. **Can I still use my holiday let myself?** Yes. You or your manager can block out dates whenever you like. Bear in mind that heavy personal use reduces how many nights you can let it. If it’s available for fewer than 140 nights or let for fewer than 70, it’s treated as a second home. In Bath, that means a 100% council tax premium. **How much does holiday let management in Bath cost?** Most companies charge a percentage of booking income. See [Pass the Keys pricing](https://www.passthekeys.com/en/pricing/?hsLang=en) for our current fees. #### Read a previous blog post Airbnb’s Strategic Pivot: Winning Over Casual Hosts and Nature-Seeking Guests #### Read the next blog post Local Events Not to Miss in Cambridge This June ## Get started today or speak to a host advisor Book a call with our host advisors today and have all of your questions answered [Calculate your Income](https://www.passthekeys.com/en/?hsLang=en#register) [Book a call](https://www.passthekeys.com/en/?hsLang=en#contact-us) [Trustpilot](https://uk.trustpilot.com/review/passthekeys.com) ### General [Host](https://www.passthekeys.com/en/host/?hsLang=en) [Book](https://book.passthekeys.com/) [Franchise](https://franchise.passthekeys.com/) [Privacy Policy](https://www.passthekeys.com/en/privacy-policy/?hsLang=en) [Host Resources](https://www.passthekeys.com/en/host-resources/?hsLang=en) ### Company [About Us](https://www.passthekeys.com/en/about-us/?hsLang=en) [Careers](https://www.passthekeys.com/en/careers/?hsLang=en) [![Pass The Keys](http://www.passthekeys.com/hubfs/ptk-logo-website-white.svg)](https://www.passthekeys.com?hsLang=en) Pass the Keys Limited is an independent third party and is not affiliated or endorsed by Airbnb or its affiliates, in any way. 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