1-Bedroom Islington Airbnb Revenue Case Study | 2026 Model
Illustrative 2026 Islington 1-bed model: estimated net owner income after stated costs versus long letting. Not actual managed-property results.
Location & Market Context
Illustrative model only
This is a hypothetical property and a worked financial example, not an actual StayinLondon-managed property, achieved performance, valuation or guaranteed return. Prepared in October 2026.
Assumed property: a 45–55 m² one-bedroom conversion for two guests, with a separate workspace and no garden premium. These are modelling specifications, not details of a real listing.
This Islington scenario assumes a practical home for work trips and visits. A workspace is included, but no uplift is assumed for a second bedroom or premium outdoor space.
Average daily rate (ADR) is assumed at £185 per occupied night after seasonal and length-of-stay discounts, excluding cleaning charges. Occupancy is 70% of 365 available nights (255.5 nights), with no owner stays. Long-let rent is assumed at £2,250 per month. These are unverified modelling inputs, not measured local averages or achieved rents. A property-specific appraisal is needed.
Short-term Airbnb vs long-term let — side-by-side
Estimated annual net owner income
Conditional full-year short-let scenario / long-let scenario. Figures below are rounded to the nearest pound; calculations use unrounded inputs.
Gross accommodation revenue / scheduled rent: £47,267 / £27,000.
Long-let void allowance (4%): £0 / £1,080.
Revenue after voids: £47,267 / £25,920.
Management (18% / 12% of received rent): £8,508 / £3,110.
Platform/payment allowance (18.6% / 0%): £8,792 / £0.
Maintenance reserve (5%): £2,363 / £1,296.
Utilities, broadband and council tax: £3,300 / £0.
Insurance: £450 / £450.
Safety and compliance: £300 / £300.
Cleaning/linen shortfall and deep-clean reserve: £700 / £0.
Furniture replacement reserve: £650 / £0.
Annualised long-let setup allowance: £0 / £600.
Service charge and ground rent: £1,500 / £1,500.
Estimated net owner income before finance and tax: £20,704 / £18,664.
Short-let difference: +£2,041 (10.9%).
Cost assumptions
All budgets are illustrative, not quotations. Short-let management assumes 15% plus 20% VAT (18% cash cost); long-let management assumes 10% plus VAT (12%), not a StayinLondon quote. The platform allowance conservatively assumes 15.5% plus 20% VAT (18.6%); the applicable channel fee and VAT treatment must be checked for the owner. No input VAT recovery is assumed.
Guest cleaning charges are assumed to cover cleaning and linen after platform deductions on those charges, with no profit. They and their matching costs are excluded from revenue above. The £700 reserve covers additional shortfalls and deep cleans. Long-let tenants are assumed to pay utilities and council tax. Building costs are equal in both scenarios.
Net income excludes mortgage/finance costs, owner taxes, initial furnishing or refurbishment, major works and exceptional losses. Business rates, reliefs and any VAT registration consequences need a separate property-specific assessment; this model assumes council tax within the stated utilities budget.
Availability condition
This full-year short-let example assumes all necessary planning permission and other consents. London residential short letting beyond 90 nights in a calendar year generally needs planning permission. Check council requirements, lease/freeholder restrictions, mortgage and insurance. This is not a forecast for a 90-night-limited home.
At a 90-night cap, selling every permitted night at the assumed ADR produces only £16,650 gross before costs. A mixed short- and longer-let strategy needs a separate lawful-use assessment and financial model.
Sensitivity
Ten percentage points lower occupancy reduces short-let net income to £16,761. ADR 10% lower reduces it to £17,944. Neither calculation changes the long-let comparison.
Key advantages
Practical considerations for Islington
Reliable broadband, a quiet bedroom and a proper work surface support the proposed positioning. Check storage and maintenance access before accepting longer bookings.
The location name alone cannot establish an achievable rate. Compare properties of similar size, bedroom count, condition and access, and distinguish asking prices from booked revenue. Review weekday/weekend demand and seasonal discounts before choosing an ADR.
The occupancy assumption is a scenario, not evidence of existing demand. Owner use, maintenance gaps and booking restrictions reduce availability. Confirm permission and building rules before marketing the property.
Case study outcome
What this Islington model shows
Under the stated assumptions, conditional full-year short letting produces estimated net owner income of £20,704 versus £18,664 from long letting, before finance and owner tax. Short letting is higher in this example. A higher headline nightly rate does not by itself mean a better owner return.
These are hypothetical calculations, not actual managed-property results. Validate achievable ADR, occupancy, local rent, costs and lawful availability before making a decision. Use the Islington location page and request a property-specific valuation for a tailored comparison.
Reference guidance: GOV.UK, “When is permission required?” (London short-term letting); Airbnb Help Centre, “Airbnb service fees”. The inputs in this model are assumptions, not figures supplied by those sources.
How we deliver this kind of result
.jpeg)
.jpeg)
.jpeg)
See what your property could earn
Free, no-obligation valuation within 24 hours. We'll tell you honestly whether short-letting is the right move.