Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Bristol's property market is included in our pack
If you're thinking about buying a property in Bristol and renting it out on Airbnb, you're probably wondering whether it's worth it in 2026.
This guide covers legal rules, realistic earnings, expenses, and competition in Bristol's short-term rental market.
We constantly update this blog post with fresh data on Bristol housing prices and Airbnb performance.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bristol.
Insights
- Bristol Airport hit a record 10 million passengers in 2024 with 7% growth, directly fueling demand for short-term rentals near Temple Meads and the city centre.
- There is no 90-night cap for Airbnb hosts in Bristol like in London, meaning you can rent year-round without automatic restrictions.
- The typical Bristol Airbnb listing generates around 2,450 GBP monthly gross, but self-managed hosts can net 850 to 1,550 GBP after expenses.
- Bristol's most saturated Airbnb neighborhoods are City Centre, Harbourside, and Clifton, where competition for weekend bookings is fiercest.
- The 140/70 rule determines council tax versus business rates: available 140+ days and let 70+ days means you shift to business rates.
- Family-ready 2 to 3 bedroom terraced houses in quieter areas like Bishopston or Westbury-on-Trym represent a "white space" opportunity.
- Top Bristol hosts achieve 75 to 85% annual occupancy versus 55 to 65% for average hosts, with the gap coming down to photos, reviews, and parking clarity.
- The Bristol International Balloon Fiesta in August 2026 typically drives nightly rates up by 40 to 60% in central neighborhoods.
- England's upcoming national short-term rental registration scheme will require Bristol hosts to register, though timing remains uncertain.
Can I legally run an Airbnb in Bristol in 2026?
Is short-term renting allowed in Bristol in 2026?
As of the first half of 2026, short-term renting is allowed in Bristol under a planning-led system where individual circumstances determine what's permitted.
The main legal framework comes from England's planning rules, which treat intensive short-term letting as a potential "change of use" from residential (C3) to commercial, with Bristol City Council handling enforcement case-by-case.
The key condition: running an entire home as a year-round Airbnb could trigger planning enforcement if the council determines your use has materially changed the property's character or created neighborhood impacts.
England has confirmed plans for a national registration scheme and new C5 use class for short lets, though these weren't fully implemented as of early 2026.
Operating without required planning permission could lead to enforcement action requiring you to stop hosting or apply retrospectively, though Bristol doesn't publish fixed fines.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in The United Kingdom.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in The United Kingdom.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Bristol as of 2026?
As of the first half of 2026, Bristol does not impose a citywide minimum-stay requirement or maximum nights-per-year cap like London's 90-night rule.
These rules don't differ by property type or residency status in Bristol, meaning flats, houses, and terraces all face the same absence of automatic caps regardless of whether you live there or own it as a second home.
Since there's no mandated cap, Bristol hosts aren't required to track and report rental nights to the council the way London hosts must.
However, England's upcoming national registration scheme may introduce tracking requirements, so building good record-keeping habits now makes sense.
Do I have to live there, or can I Airbnb a secondary home in Bristol right now?
You don't have to live in your Bristol property to operate it as an Airbnb, meaning both primary residence owners and second-home investors can pursue short-term rentals.
Secondary homes can be listed on Airbnb in Bristol, though operating a property you don't live in full-time as a year-round short let increases planning scrutiny since it looks more commercial.
No additional Bristol-specific permits are required for non-primary residence rentals, though second-home owners should note Bristol introduced a 100% council tax premium on second homes from April 2025.
The practical difference between occasional primary residence letting versus dedicated second-home Airbnb is mainly intensity and perception, with the latter drawing more attention.
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Can I run multiple Airbnbs under one name in Bristol right now?
Bristol doesn't publish a limit on how many Airbnb listings one person can operate, so you can run multiple properties under a single host profile.
There's no maximum number of properties one individual or company can list in Bristol, unlike some cities that cap portfolio sizes to preserve housing stock.
Operating multiple listings doesn't trigger additional licensing requirements beyond normal obligations, though you'll need proper HMRC tax reporting and safety standards for each property.
Running multiple Airbnbs makes you look more like a commercial operator, increasing the importance of proper tax treatment and potentially making planning enforcement more likely if neighbors complain.
Do I need a short-term rental license or a business registration to host in Bristol as of 2026?
As of the first half of 2026, Bristol does not require a dedicated short-term rental license, though you must meet landlord safety duties and declare rental income to HMRC.
England has confirmed plans for a national registration scheme that will eventually require hosts to register, but this wasn't fully operational as of early 2026.
Documents needed regardless of licensing include proof of smoke and carbon monoxide alarm compliance, and if your property qualifies for business rates, you'll need to meet the 140/70 thresholds.
There's no Bristol-specific STR license fee because one doesn't exist yet, but budget for safety compliance costs and accountant fees for proper tax filing.
Are there neighborhood bans or restricted zones for Airbnb in Bristol as of 2026?
As of the first half of 2026, Bristol has not designated official "restricted zones" or neighborhood bans for Airbnb like some European cities have.
However, certain neighborhoods face higher scrutiny due to density concerns, particularly Harbourside, City Centre, Clifton, and Redcliffe where short-term rentals in apartment blocks generate the most complaints.
The stricter attention comes from tight residential streets, shared building access in converted flats, and high visitor turnover creating noise and security concerns.
Hosts in city-centre apartment blocks should check their lease carefully, as many Bristol flats have leasehold clauses prohibiting short-term letting regardless of council rules.
We made this infographic to show you how property prices in the UK compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Bristol in 2026?
What's the average and median nightly price on Airbnb in Bristol in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Bristol is approximately 120 GBP (150 USD/140 EUR), while the median sits at about 110 GBP (138 USD/128 EUR).
The typical price range covering 80% of Bristol listings falls between 85 and 170 GBP (106 to 213 USD, or 99 to 198 EUR), with outliers for budget rooms and premium homes.
The biggest factor driving nightly pricing in Bristol is location relative to Harbourside, Temple Meads station, and Clifton, since walkability to these hubs commands premium rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Bristol.
How much do nightly prices vary by neighborhood in Bristol in 2026?
As of the first half of 2026, nightly prices in Bristol vary by 50 to 80 GBP (63 to 100 USD/58 to 93 EUR) between expensive neighborhoods like Clifton at 150 to 170 GBP and affordable areas like Fishponds at 85 to 100 GBP.
The three neighborhoods with highest average nightly prices are Clifton, Harbourside, and City Centre/Old City, with rates from 130 to 170 GBP (163 to 213 USD/151 to 198 EUR).
The three with lowest prices are Fishponds, Brislington, and St George at 85 to 105 GBP (106 to 131 USD/99 to 122 EUR), though these still attract budget-conscious travelers and longer-stay guests.
What's the typical occupancy rate in Bristol in 2026?
As of the first half of 2026, the typical annualized occupancy rate for Bristol Airbnb listings is approximately 68%, meaning roughly 20 to 21 booked nights per month on average.
The realistic range covers 55% for average properties to 80% for top performers, with the spread determined largely by listing quality and review scores.
Bristol's 68% compares favorably to the UK regional average, positioning it as one of the stronger city-break markets outside London, supported by consistent business travel and university visits.
The biggest factor for above-average occupancy is review velocity and response time, since Airbnb's algorithm rewards hosts who accumulate positive reviews quickly and respond within an hour.
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What's the average monthly revenue per listing in Bristol in 2026?
As of the first half of 2026, average monthly revenue per Bristol Airbnb listing is approximately 2,450 GBP (3,060 USD/2,850 EUR), calculated from 120 GBP ADR multiplied by 68% occupancy across 30 nights.
The realistic range covering 80% of listings falls between 1,500 and 3,500 GBP (1,875 to 4,375 USD/1,745 to 4,070 EUR), depending on property type, location, and management quality.
Top performers can achieve 3,800 to 4,500 GBP monthly (4,750 to 5,625 USD/4,420 to 5,235 EUR), particularly 2 to 3 bedroom properties in prime locations at 80%+ occupancy. Quick math: 150 GBP ADR x 80% occupancy x 30 nights = 3,600 GBP gross.
Finally, note that we give here all the information you need to buy and rent out a property in Bristol.
What's the typical low-season vs high-season monthly revenue in Bristol in 2026?
As of the first half of 2026, low-season monthly revenue in Bristol runs around 1,550 to 1,700 GBP (1,940 to 2,125 USD/1,805 to 1,980 EUR), while high-season months generate 3,200 to 3,800 GBP (4,000 to 4,750 USD/3,720 to 4,420 EUR).
Low season spans January and February when tourism and business travel dip, while high season covers July and August plus event weekends like the Bristol International Balloon Fiesta (August 7 to 9, 2026) and university term starts in late September.
What's a realistic Airbnb monthly expense range in Bristol in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Bristol are 900 to 1,600 GBP (1,125 to 2,000 USD/1,045 to 1,860 EUR) self-managed, rising to 1,300 to 2,200 GBP (1,625 to 2,750 USD/1,510 to 2,560 EUR) with full-service management.
The largest expense category is typically cleaning and laundry at 250 to 600 GBP (313 to 750 USD/290 to 700 EUR) monthly depending on property size and turnover frequency.
Most Bristol hosts should expect to spend 35% to 55% of gross revenue on operating expenses, with lower end for self-managing hosts with smaller properties.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bristol.
What's realistic monthly net profit and profit per available night for Airbnb in Bristol in 2026?
As of the first half of 2026, realistic monthly net profit for a Bristol Airbnb ranges from 850 to 1,550 GBP (1,060 to 1,940 USD/990 to 1,805 EUR) for self-managed hosts, translating to 28 to 52 GBP (35 to 65 USD/33 to 60 EUR) profit per available night.
The range spans from 250 GBP for fully-managed properties with high expenses up to 1,550 GBP for efficiently self-managed units in strong locations.
Bristol hosts typically achieve net profit margins of 35% to 55% of gross revenue, varying by whether they self-manage (higher margin) or use professional management (lower margin, less time).
The break-even occupancy rate sits around 40 to 45%, meaning you need roughly 12 to 14 booked nights monthly at average rates to cover costs before earning profit.
In our property pack covering the real estate market in Bristol, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Bristol as of 2026?
How many active Airbnb listings are in Bristol as of 2026?
As of the first half of 2026, there are approximately 1,900 to 2,000 active Airbnb listings in Bristol, making it moderately competitive by UK regional city standards.
This number has grown steadily since pandemic recovery, driven by strong tourism fundamentals, record airport passengers exceeding 10 million in 2024, and Bristol's position as the UK's seventh most visited city by inbound visitors.
Which neighborhoods are most saturated in Bristol as of 2026?
As of the first half of 2026, the most saturated Bristol neighborhoods are City Centre/Old City, Harbourside, Clifton, Redcliffe/Temple Quay, Hotwells, and Stokes Croft/Montpelier, where listings cluster densely and weekend booking competition is fiercest.
These areas became saturated because they contain the highest concentrations of apartments and conversions easiest to set up as rentals, plus they match guests' default search for "central Bristol."
Relatively undersaturated neighborhoods offering better opportunities include Westbury-on-Trym, Henleaze, Bishopston (quieter streets), and parts of Totterdown, where family-ready homes with parking face less competition.
What local events spike demand in Bristol in 2026?
As of the first half of 2026, main events spiking Bristol Airbnb demand include the Bristol International Balloon Fiesta (August 7 to 9, 2026), university term starts in late August/September, major Ashton Gate match days, and the Christmas/New Year period.
During peak events like the Balloon Fiesta, hosts typically see booking rates increase 40 to 60% and can raise nightly rates 30 to 50% above normal without hurting occupancy.
Smart hosts should adjust pricing at least 6 to 8 weeks before major events, with the Balloon Fiesta booking up months in advance for well-reviewed central properties.
What occupancy differences exist between top and average hosts in Bristol in 2026?
As of the first half of 2026, top Bristol hosts achieve 75 to 85% annual occupancy, significantly outperforming average hosts at 55 to 65%.
This 15 to 20 point gap means roughly 4 to 6 extra booked nights monthly, translating to 480 to 720 GBP more monthly revenue at Bristol's average 120 GBP rate before accounting for typically higher rates top hosts charge.
New hosts should expect 6 to 12 months of consistent five-star reviews, professional photos, and responsive hosting to reach top-performer levels, with the algorithm rewarding quick positive review accumulation in the first 90 days.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Bristol.
Which price points are most crowded, and where's the "white space" for new hosts in Bristol right now?
The price range with highest listing concentration in Bristol is 95 to 130 GBP (119 to 163 USD/111 to 151 EUR), capturing most 1-bedroom and compact 2-bedroom central flats competing for weekend guests.
The "white space" exists at 140 to 190 GBP (175 to 238 USD/163 to 221 EUR) for family-ready 2 to 3 bedroom homes in quality neighborhoods, and at the premium business-travel tier near Temple Meads where professional setups are scarce.
To compete in underserved segments, focus on properties with dedicated parking, proper workspaces, family amenities like high chairs and blackout blinds, or unique character features from Bristol's Victorian and Georgian housing stock.
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What property works best for Airbnb demand in Bristol right now?
What bedroom count gets the most bookings in Bristol as of 2026?
As of the first half of 2026, 1-bedroom and 2-bedroom properties get the most bookings in Bristol, reflecting the city's dominant demand from couples, solo business travelers, and small friend groups on weekend breaks.
Booking rate breakdown: studios around 10%, 1-bedrooms around 35%, 2-bedrooms around 35%, and 3-bedroom-plus around 20%, though larger homes command significantly higher rates when booked.
The 1 to 2 bedroom sweet spot performs best because Bristol attracts short city breaks and business stays rather than extended family holidays, and most central housing stock consists of converted flats and terraces fitting this configuration.
What property type performs best in Bristol in 2026?
As of the first half of 2026, the best-performing property type for Bristol Airbnb is the well-located 1 to 2 bedroom flat or maisonette in City Centre, Harbourside, Clifton, or near Temple Meads, where convenience drives consistent bookings.
Occupancy by type: flats achieve 70 to 75% when well-managed, terraced houses around 65 to 70%, and larger detached homes 55 to 65%, with houses commanding higher rates but facing more seasonal variability.
Flats outperform because Bristol tourism favors short 2 to 3 night stays where guests prioritize walkability, and central apartments offer the easiest path to professional listings with self-check-in.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bristol, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| GOV.UK Short-term Lets Registration Scheme | UK government's official policy statement for England's registration framework. | We used it to describe what's confirmed versus not yet live in England as of early 2026. |
| GOV.UK New Holiday Let Rules | Official government announcement on planned planning reforms for short-term lets. | We used it to explain the proposed C5 use class direction and why planning permission may matter more. |
| Bristol City Council Planning Enforcement | Bristol's official process for investigating unauthorized development and change of use. | We used it to show Bristol treats some short-let setups as potential change of use issues. |
| Planning Portal Change of Use | Standard public guidance hub for planning basics across England. | We used it to explain what change of use means and when permission can be required. |
| Deregulation Act 2015 | Official UK legislation establishing London's 90-night rule. | We used it to establish that the 90-night cap is London-specific, not Bristol. |
| GOV.UK Smoke and CO Alarms Guidance | Official guidance on England's alarm duties for landlords. | We used it to build a safety compliance checklist relevant to short-term rentals. |
| GOV.UK FHL Tax Regime Abolition | Government policy note on furnished holiday lettings tax changes. | We used it to explain tax treatment as of 2026 post-abolition. |
| HMRC Rental Income Guidance | HMRC's official guidance on rental income and deductible costs. | We used it to define income and map deductible costs to Airbnb expense lines. |
| Bristol City Council Holiday Lets Business Rates | Bristol's official implementation of business rates rules for holiday lets. | We used it to explain when a Bristol STR might flip from council tax to business rates. |
| GOV.UK Business Rates Rules Changes | Official announcement of self-catering eligibility changes for business rates. | We used it to anchor the 140/70 thresholds and explain why they matter to profitability. |
| ONS Bristol Housing Prices | UK's official statistics agency for housing data. | We used it to ground Bristol property prices so returns aren't discussed in a vacuum. |
| VisitBritain Annual Report | Official tourism body reporting published via GOV.UK. | We used it for demand backdrop showing UK travel forecasts feeding Bristol city-break demand. |
| Bristol Airport Record Year | Airport operator's published performance update with verifiable numbers. | We used it as a local demand signal showing more passengers equals more potential stays. |
| UK Civil Aviation Authority Airport Data | UK aviation regulator's official statistics portal. | We used it to triangulate airport growth without relying solely on the airport's own PR. |
| Visit West Balloon Fiesta 2026 | Recognized regional tourism publisher for the West of England. | We used it to pin down specific 2026 peak-demand dates for pricing seasonality. |
| Airbtics Bristol Revenue Data | Data analytics for short-term rental markets using platform scraping. | We used it for Bristol-specific ADR, occupancy, and listing count benchmarks. |
| Inside Airbnb Bristol | Independent scraped data on Airbnb listings for research. | We used it to understand neighborhood distribution and property type mix in Bristol. |
| West of England Combined Authority Tourism | Regional combined authority's official tourism economic impact data. | We used it to validate Bristol tourism strength with 2.7 billion GBP regional visitor spend. |
| Visit West Tourism Research | Regional tourism body's research hub for Bristol and Bath. | We used it to understand Bristol's share of regional tourism and visitor profiles. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UK. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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