Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Manchester's property market is included in our pack
Thinking about running an Airbnb in Manchester in 2026? You are not alone, as the city remains one of the UK's most attractive short-term rental markets.
This guide covers regulations, realistic earnings, and the neighborhoods and property types that perform best.
We constantly update this blog post to reflect the latest Manchester Airbnb data and regulatory changes.
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 Manchester.
Insights
- Manchester Airbnb hosts earn around £21,000 annually on average, with city-centre properties reaching £3,000 to £4,500 monthly, making it one of the UK's top three short-term rental markets.
- Unlike London's 90-night cap, Manchester has no citywide nights-per-year limit, though England's upcoming national registration scheme may change this by late 2026.
- The Northern Quarter and Ancoats achieve 80% to 90% occupancy with nightly rates of £130 to £150, outperforming most other Manchester neighborhoods significantly.
- Two-bedroom apartments hit the sweet spot, attracting couples, small groups, and business travelers while maintaining 60% average occupancy year-round.
- Manchester's event-driven demand from Premier League matches, Co-op Live concerts, and graduations can spike nightly rates by 30% to 50% during peak weekends.
- Operating expenses for a self-managed Manchester Airbnb typically run £650 to £1,250 monthly, representing 35% to 50% of gross revenue.
- The Furnished Holiday Lettings tax regime was abolished in April 2025, so Manchester Airbnbs no longer enjoy special tax treatment.
- Properties available 140+ days and let 70+ days yearly shift from council tax to business rates, significantly changing your annual tax bill.
Can I legally run an Airbnb in Manchester in 2026?
Is short-term renting allowed in Manchester in 2026?
As of the first half of 2026, short-term renting is generally allowed in Manchester, though the city treats it as planning-sensitive rather than automatically permitted.
The main legal framework is the existing planning system, where intensive short-term letting may require planning permission if it constitutes a "material change of use" from residential to visitor accommodation.
Hosts must ensure their property does not create significant amenity impacts like noise or party behavior, and must meet fire safety regulations including smoke and carbon monoxide alarms.
Penalties for illegal short-term rentals can include enforcement action, fines for planning breaches, and removal from platforms like Airbnb if you fail to register under the upcoming national scheme.
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 Manchester as of 2026?
As of the first half of 2026, Manchester does not have a citywide minimum-stay requirement or maximum nights-per-year cap like London's 90-night rule.
These rules do not differ by property type or residency status because Manchester simply does not enforce such restrictions, though England's proposed national registration scheme may introduce new requirements.
Do I have to live there, or can I Airbnb a secondary home in Manchester right now?
You do not need to live in the property to operate an Airbnb in Manchester, so both primary residences and secondary homes can be listed.
Secondary homes face the highest scrutiny for potential planning issues if operated intensively, and may face a council tax premium of up to 100% from April 2025.
There are no additional permits specifically required, but you must ensure your mortgage lender, insurance provider, and any leasehold terms permit short-term letting.
Don't buy the wrong property, in the wrong area of Manchester
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Manchester right now?
Yes, you can run multiple Airbnb listings under one host profile in Manchester, as there is no regulation limiting hosts to a single property.
There is no maximum number of properties one person can list, though operating multiple units increases planning scrutiny and makes your operation look more commercial.
No additional licensing is required for multiple listings, but each property must meet safety standards and tax reporting requirements.
Do I need a short-term rental license or a business registration to host in Manchester as of 2026?
As of the first half of 2026, Manchester does not require a specific Airbnb license or business registration, though this will change when England's national registration scheme becomes mandatory.
Instead of formal licensing, hosts may need planning permission if their use constitutes a material change, and must decide whether to register for business rates based on their letting pattern.
Documents to prepare include proof of ownership or landlord consent, fire safety certificates, gas safety records, and public liability insurance confirmation.
Are there neighborhood bans or restricted zones for Airbnb in Manchester as of 2026?
As of the first half of 2026, Manchester does not have formal neighborhood-wide Airbnb bans or officially designated restricted zones.
However, certain neighborhoods receive heightened enforcement attention, including the Northern Quarter, Ancoats, Deansgate, Spinningfields, Castlefield, and Piccadilly Basin where saturation and complaints are most common.
These areas attract scrutiny due to high apartment density, active nightlife, and concentration of "party let" complaints.
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 Manchester in 2026?
What's the average and median nightly price on Airbnb in Manchester in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Manchester is approximately £125 ($155 USD / €145 EUR), while the median sits closer to £110 ($135 USD / €130 EUR).
The typical price range covering 80% of entire-home listings falls between £70 and £170 ($85 to $210 USD / €80 to €200 EUR).
The biggest factor affecting pricing is proximity to the city centre and major venues, as walkable properties command significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Manchester.
How much do nightly prices vary by neighborhood in Manchester in 2026?
As of the first half of 2026, nightly prices vary by £50 to £70 ($60 to $85 USD / €55 to €80 EUR) between premium areas like Deansgate at £140 to £160 and affordable areas like Fallowfield at £95 to £115.
The highest-priced neighborhoods are Manchester City Centre core at £140 to £160, Northern Quarter and Ancoats at £130 to £150, and Salford Quays at £110 to £130.
Lower-priced neighborhoods include Fallowfield at £95 to £115, Chorlton and Didsbury at £100 to £120, and outer suburbs at £90 to £110, though these still attract steady bookings from families and longer-stay guests.
What's the typical occupancy rate in Manchester in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Manchester is approximately 58% to 60%, meaning properties are booked roughly 17 to 18 nights monthly.
The realistic range covering most listings falls between 42% and 70%, depending on location, pricing strategy, and optimization.
Manchester's occupancy compares favorably to the UK regional average, performing similarly to Bristol and Edinburgh.
The biggest factor for above-average occupancy is responsive hosting combined with dynamic pricing that adjusts for events and seasons.
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What's the average monthly revenue per listing in Manchester in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Manchester is approximately £1,750 to £2,200 ($2,150 to $2,700 USD / €2,000 to €2,550 EUR).
The realistic range covering 80% of listings falls between £1,400 and £3,500 ($1,700 to $4,300 USD / €1,600 to €4,050 EUR).
Top-performing listings in prime locations achieve £3,500 to £4,500 monthly. A 2-bedroom city-centre apartment at £150/night with 80% occupancy generates roughly £3,600 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Manchester.
What's the typical low-season vs high-season monthly revenue in Manchester in 2026?
As of the first half of 2026, high-season monthly revenue in Manchester reaches £2,600 to £3,600 ($3,200 to $4,400 USD / €3,000 to €4,150 EUR), while low-season drops to £1,400 to £2,100 ($1,700 to $2,600 USD / €1,600 to €2,450 EUR).
Low season runs from January through early March, while high season peaks during summer, major events, graduations in July, and the Christmas shopping season.
What's a realistic Airbnb monthly expense range in Manchester in 2026?
As of the first half of 2026, monthly expenses for a Manchester Airbnb run approximately £650 to £1,250 ($800 to $1,540 USD / €750 to €1,450 EUR) self-managed, or £950 to £1,800 with professional management.
The largest expense is cleaning and laundry at £220 to £650 monthly, followed by utilities including energy, water, and internet.
Hosts should expect to spend 35% to 50% of gross revenue on operating expenses before mortgage payments.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Manchester.
What's realistic monthly net profit and profit per available night for Airbnb in Manchester in 2026?
As of the first half of 2026, realistic monthly net profit for a self-managed Manchester Airbnb is £600 to £1,700 ($740 to $2,090 USD / €690 to €1,970 EUR) before mortgage and tax, equating to £20 to £55 profit per available night.
The range covering most listings spans £300 to £1,700, with managed properties at the lower end and optimized self-managed properties higher.
Hosts typically achieve net profit margins of 25% to 50% of gross revenue, with break-even occupancy at approximately 30% to 40% (9 to 12 booked nights monthly).
In our property pack covering the real estate market in Manchester, 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 Manchester as of 2026?
How many active Airbnb listings are in Manchester as of 2026?
As of the first half of 2026, there are approximately 2,600 to 3,900 active Airbnb listings in Manchester, with variation reflecting different definitions of "Manchester" and "active" across data providers.
This number has remained stable compared to last year, showing modest 3% to 5% annual growth as more owners enter the market.
Which neighborhoods are most saturated in Manchester as of 2026?
As of the first half of 2026, the most saturated neighborhoods are the Northern Quarter, Ancoats and New Islington, Deansgate and Spinningfields, Castlefield, Piccadilly Basin, and the Oxford Road corridor.
These areas are saturated because they combine high-density apartments with walkability to nightlife, venues, and transport hubs.
Undersaturated neighborhoods offering better opportunities include Chorlton, Didsbury, West Didsbury, and areas near major hospitals where family travelers and longer-stay guests create demand with less competition.
What local events spike demand in Manchester in 2026?
As of the first half of 2026, main events spiking Airbnb demand include Premier League matches at Old Trafford and Etihad Stadium, concerts at Co-op Live and AO Arena, university graduations, Christmas markets, and major conferences.
During peak events, booking rates increase 30% to 50% and nightly rates rise 20% to 40% compared to normal weekends.
Hosts should adjust pricing two to four weeks before major events and consider two to three night minimum stays during peak weekends.
What occupancy differences exist between top and average hosts in Manchester in 2026?
As of the first half of 2026, top-performing hosts achieve 65% to 80% occupancy through professional photography, dynamic pricing, fast responses, and excellent reviews.
Average hosts achieve 50% to 60% occupancy, often missing revenue by using static pricing and responding slowly to inquiries.
New hosts typically take six to twelve months to reach top-performer levels as they accumulate reviews and refine pricing strategy.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Manchester.
Which price points are most crowded, and where's the "white space" for new hosts in Manchester right now?
The most crowded price range in Manchester is £90 to £140 ($110 to $170 USD / €105 to €160 EUR), where most one and two-bedroom city-centre apartments compete.
White space opportunities exist above £180 for premium family-friendly houses and below £80 for budget longer stays in outer neighborhoods.
New hosts can compete by offering three-bedroom houses near the centre with parking, mid-stay corporate apartments near hospitals, or accessible properties with step-free access.
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What property works best for Airbnb demand in Manchester right now?
What bedroom count gets the most bookings in Manchester as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most bookings, with two-bedroom apartments hitting the sweet spot for revenue by serving couples, small groups, and business travelers.
Booking breakdown shows one-bedroom units at roughly 35%, two-bedroom at 40%, studios at 10%, and three-bedroom-plus at 15%.
Two-bedroom properties perform best because Manchester's demand includes couples on breaks, friend groups at events, and business travelers who all appreciate extra space.
What property type performs best in Manchester in 2026?
As of the first half of 2026, the best-performing property type is the well-located city-centre apartment, particularly modern one and two-bedroom flats near transport and nightlife.
Occupancy rates show apartments at 55% to 70%, terraced houses at 50% to 65%, semi-detached at 45% to 60%, and unique properties sometimes reaching 60% to 75%.
City-centre apartments outperform because Manchester's demand concentrates around a walkable core with venues and business districts, making location more important than size.
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 Manchester, 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 |
|---|---|---|
| UK Government STR Registration Scheme Guidance | Official central government policy guidance for England on the upcoming mandatory registration scheme. | We use it to describe the direction of travel for STR registration. We treat it as the baseline for what could become mandatory. |
| UK Parliament Short-term Lets Bill Tracker | Parliament's official record of proposed law and its legislative stage. | We use it to explain why planning permission rules may tighten. We use it as evidence that planning-led controls are being pursued. |
| Manchester City Council Short Term Lets Note | The local authority's own planning and development control framing for short-term lets. | We use it to ground what Manchester cares about, including amenity impacts and enforcement triggers. |
| Manchester Hotel Study Report 2024 | Council-published market study used to inform local planning and visitor economy decisions. | We use it to cross-check local STR regulation and contextualize demand drivers. |
| ONS Housing Prices Manchester | UK's official statistics agency publishing methodology-backed local property data. | We use it to anchor purchase price expectations and keep ROI calculations realistic. |
| HM Land Registry UK House Price Index | Official UK HPI with transparent methodology and public data access. | We use it to validate price trends and ensure profitability math doesn't assume unrealistic growth. |
| GOV.UK Business Rates for Holiday Lets | Official government guidance on business rates eligibility for holiday properties. | We use it to explain when an Airbnb shifts from council tax to business rates. |
| VOA Blog on Holiday Let Evidence | Government body that maintains rating lists and explains evidence requirements. | We use it to clarify what proof you need for business rates classification. |
| HMRC Renting Out a Property Tax Guidance | HMRC guidance on reporting thresholds and tax obligations for rental income. | We use it to explain the £1,000 allowance and when you must report income. |
| GOV.UK FHL Tax Regime Abolition | Government's primary policy document explaining the end of special FHL tax treatment. | We use it to explain that STRs lost special tax treatment from April 2025. |
| Commons Library FHL Changes Briefing | Trusted, nonpartisan explainer used by MPs and the public. | We use it as independent verification of FHL changes and transitional issues. |
| Bank of England December 2025 MPC Decision | Central bank's official publication of interest rate decisions. | We use it to anchor financing context and stress-test leveraged profitability. |
| Airbtics Manchester Market Data | Respected STR analytics platform providing market-level statistics. | We use it to derive ADR, occupancy, and revenue benchmarks for Manchester. |
| AirDNA Manchester Overview | Industry-leading vacation rental data provider used globally. | We use it to validate listing counts and cross-reference market trends. |
| AirROI Manchester Statistics | Independent STR analytics with performance tier breakdowns. | We use it to understand performance distribution and seasonal patterns. |
| Manchester Council STR Scrutiny Report | Official council documentation on short-term lets analysis. | We use it to identify high-scrutiny neighborhoods and enforcement priorities. |
| Manchester Visitor Economy Report | Council report on the city's visitor economy for tourism planning. | We use it to contextualize demand drivers and event-led tourism. |
| Visit Manchester Events Calendar | Official tourism body's events listing for Manchester. | We use it to identify major demand-driving events throughout the year. |
| Truestays Manchester Earnings Guide | Property manager with 50+ Manchester properties sharing real data. | We use it to ground neighborhood earnings estimates in actual portfolio results. |
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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