Why Bath Property Owners Are Turning to Short-Let Management in 2026

Curated Property Journal · Property Management · Bath

Why Bath Property Owners Are Turning to Short-Let Management in 2026

Bath has always attracted visitors. What has changed in 2026 is the number of property owners recognising that the city's year-round appeal, combined with a significant shift in the landlord landscape, makes short-let management a compelling alternative to a standard tenancy. Here is what is driving it.

Published 12 June 2026 · Curated Property · 6 min read

Key Takeaways

• Bath receives over 6 million visitors per year — demand for quality short-let accommodation consistently exceeds supply
• The Renters' Rights Act 2025, in force from 1 May 2026, has prompted many Bath landlords to reconsider long-term tenancies
• Bath has no equivalent of London's 90-day short-let rule — properties can be let short-term year-round without a night cap
• A well-managed Bath property can earn 40–60% more annually than the equivalent long-term tenancy
• Curated Property manages Bath properties using the same standards and management model as our London portfolio

Bath's Short-Let Market in 2026

Bath is one of the most visited cities in Britain. Its UNESCO World Heritage status, Georgian architecture, Roman Baths, and position as a weekend destination from London and Bristol bring over 6 million visitors per year. That demand is year-round — Bath does not have a single peak season. Spring and summer bring leisure travellers and international visitors. Autumn attracts the literary and cultural crowd for festivals and events. December transforms the city centre into one of the country's most popular Christmas markets. January and February are quieter, but still see steady corporate and city-break demand.

This year-round visitor profile creates a short-let market with unusually consistent occupancy — one of the reasons Bath properties perform well in a way that seasonally dependent locations do not. For property owners, it means the income case for short letting is not dependent on getting the peak weeks right. It builds steadily across the calendar.

The Renters' Rights Act and What It Has Changed

The Renters' Rights Act 2025 came into force on 1 May 2026. It abolished Section 21 no-fault evictions, ended fixed-term tenancies, restricted rent increases to once per year, and introduced a series of other changes that have materially altered the balance between landlords and tenants in the private rented sector.

For many Bath landlords who have held long-term tenancies for years, the Act has been a prompt to reassess. The ability to regain possession of a property — whether to sell, to renovate, or simply to change strategy — has become a considerably more complex and time-consuming process. Regaining possession in order to sell now requires four months' notice and cannot be exercised in the first 12 months of a tenancy. Contested possession proceedings through the courts routinely take six months or more.

Short-let and mid-term corporate lets sit entirely outside the Act. For owners who value flexibility and control over their asset, this distinction is increasingly significant.

"Bath is one of a small number of UK cities where short-let demand is strong enough to support a professionally managed property year-round. The income difference compared to a long-term tenancy is material — and in 2026, the regulatory case has sharpened that comparison considerably."

No 90-Day Rule Outside London

One of the most important differences between the Bath and London short-let markets is that Bath has no equivalent of London's 90-day annual limit. The 90-day rule — introduced under the Deregulation Act 2015 — applies only to Greater London. Properties in Bath, Somerset and the rest of England outside London can be let short-term year-round without any planning-based night cap.

This means a Bath property managed on a short-let basis can generate short-let income for 365 nights per year if occupancy allows — not just 90. The hybrid model that Curated Property uses in London (short let in peak season, corporate let in autumn and winter) is one approach in Bath, but a year-round short-let strategy is equally viable for well-located Bath properties with strong demand.

Local planning rules still apply — some Bath properties in conservation areas or with specific planning conditions may have restrictions. Curated Property assesses every property individually before onboarding to confirm its planning status.

Important: While Bath has no 90-day short-let night cap, local authority planning rules still apply and some properties may have specific restrictions. Always verify the planning position for your property before letting short-term. Curated Property checks this as part of the onboarding process for every property we manage.

What Bath Properties Can Earn on Short Let

Bath's strong and consistent visitor demand, combined with a relative shortage of quality managed short-let accommodation, supports nightly rates that compare well with comparable UK cities outside London.

Estimated annual gross income — Bath short-let properties

Property type	Location	Peak nightly rate	Annual gross (managed)
1-bed apartment	City centre	£120–£180	£28,000–£42,000
2-bed apartment	Circus / Royal Crescent area	£180–£280	£42,000–£65,000
2-bed Georgian terrace	Lansdown / Widcombe	£200–£320	£48,000–£72,000
3-bed townhouse	City centre or Bathwick	£280–£450	£65,000–£95,000
4-bed+ Georgian	Royal Crescent / Circus	£450–£900+	£95,000–£160,000+

These are gross income figures before management fees and costs. Net income after a full-service management fee typically represents 70–75% of gross. Properties in prime city-centre locations — particularly those with original Georgian features, well-presented interiors and professional photography — sit consistently at the top of these ranges.

What Curated Property Offers Bath Owners

Curated Property brings the same management model to Bath that we apply across our London portfolio: multi-channel distribution, active revenue management, professional photography and listing optimisation, vetted cleaning and maintenance coordination, guest vetting and 24/7 support, and compliance oversight.

For Bath owners, this means a property that performs at the top of the local market — not a passive listing that earns whatever the platform algorithm delivers. The difference in annual income between a well-managed Bath property and a self-managed or poorly managed one is substantial.

We take on a small number of new Bath properties each season. If you are a Bath property owner considering short-let management, we would welcome a conversation.

Frequently Asked Questions

Is there a 90-day short-let rule in Bath?

No. The 90-day short-let rule is specific to Greater London under the Deregulation Act 2015. Bath and other areas outside London have no equivalent annual night cap, meaning Bath properties can be let short-term year-round without a planning-based limit. Local planning rules may still apply to specific properties — always check before letting short-term.

How much can a Bath property earn on short let?

A well-managed Bath property can earn significantly more than the equivalent long-term tenancy — typically 40–60% more in gross annual income for a professionally managed short let. A two-bedroom apartment in the city centre might earn £42,000–£65,000 gross annually on short let, against a long-term tenancy equivalent of around £24,000–£30,000 per year.

Does the Renters' Rights Act affect Bath short lets?

No. The Renters' Rights Act 2025 applies to assured and assured shorthold tenancies in the private rented sector. Short-let and mid-term corporate lets sit outside its scope. For Bath landlords concerned about the Act's implications for long-term tenancies, short-let management is an alternative that retains full flexibility and control over the property.

Is Bath a good short-let market?

Yes — Bath is one of the stronger short-let markets outside London. Its UNESCO World Heritage status, year-round visitor appeal, strong weekend break demand from London and Bristol, and relative shortage of quality managed accommodation all contribute to consistent occupancy and above-average nightly rates for well-presented properties.

Does Curated Property manage properties in Bath?

Yes. Curated Property manages short-let properties in Bath using the same management model as our London portfolio — multi-channel distribution, active revenue management, professional photography, guest vetting and full operational management. We take on a small number of new Bath properties each season. Contact the team to discuss your property.

What types of Bath property work best for short let?

Georgian terraces, apartments and townhouses in and around the city centre perform best — particularly those within walking distance of the Roman Baths, Pulteney Bridge and the main restaurant areas. Properties with original period features, high ceilings and well-presented interiors command the strongest nightly rates. Larger properties with 3 or more bedrooms attract family and group bookings that generate particularly strong returns per stay.

Find out what your Bath property could earn.

Curated Property provides honest income projections for Bath properties based on real market data. Talk to the team for a personalised assessment.

Talk to the Team