Local experts & proven results
We have managed flats and houses in the City Centre, Widcombe, Lansdown, Bear Flat, Oldfield Park, Combe Down, Bathampton and Batheaston. Learn how much you could generate by speaking to our short-let management experts, who can assess your property and reveal how much it could make in the Bath Airbnb market.
- Be visible across Bath & Bristol on 40+ booking channels
- Maximise income to £48,058+ per year
- Stand out from 1,850+ active listings
- Beat the average 70% occupancy rate
- Earn up to £155-£200+ per night
Key performance indicators
Airbnb lists around 1,850 holiday rentals in Bath, with more than 178,300 verified guest reviews and an average guest rating of 4.8. Demand in Bath is heavily event-driven, with spikes during Bath Rugby home fixtures at The Rec, Bath Christmas Market (one of the UK’s highest-footfall markets), and university-related demand from the University of Bath and Bath Spa University.
Areas like Royal Crescent, Walcot St and BA1 postcodes command high year-round rates due to proximity to UNESCO sites. Midweek stays are anchored by university demand, while weekend visits from Londoners drive multi-night yield spikes.
£155 - £191
average adr
(Peak up to £281+ per night)
85-87%
Occupancy
(Bath average: 70%)
£48,058
Annual revenue
(Avg well-run 2/3 bed)
+35%-50%
Peak Uplift
(Dec, July & Aug)
+60%
More earnings
(Compared to long-letting)
ADR, occupancy, seasonality and revenue based on HelloGuest's local performance compared with Bath market averages from AirDNA and Airbtics. Performance can vary by home, area and season.
Bath’s Leading Airbnb Management Company
Guests don’t just love us, hosts do too
Since 2015, HelloGuest has been a trusted Airbnb and holiday let management company operating in Somerset, providing award-winning, five-star standard care for a 100s of short-lets in Bath.
As short-let experts in the Bath market, and with over 20,000 five-star reviews from guests and hosts alike, we can help homeowners in the area earn approximately £48,058-£60,652 per year from their short-let, compared to £30,000 a year for a 3-bed long-let.
The average property manager and self-host in the area averages around 70% occupancy per year, and HelloGuest has achieved 87% occupancy in the city, helping our hosts earn £155-£191 per night.
We answer the phone when you need us – fast responses, real solutions, every time.
Be one call away from maximising your profit, with us handling it all for you. Call 020 458 70950.
* Source: HelloGuest performance, potential range, and Bath market average
Why Bath homeowners host with HelloGuest
- Small trusted Bath team
- 100s of Bath short holiday lets managed
- Average occupancies of 87%
- Superhost status
- 24/7 on the ground support
- Five-star rated stays and comms
- Compliance handled
Our proven approach to Airbnb management
The HelloGuest way is the right way
Our approach to Airbnb management in Bath is simple, but it’s proven to work.
We start with the basics that put your Airbnb in front of the right eyes at the right time, turning visibility into bookings.
Here’s how we do it:
Get ready to short-let
Our onboarding stage is not just setting up the property, getting your listing ready to convert and taking high-quality photos. We also ensure your property in Bath is compliant.
While Bath does not enforce a 90-night annual limit on short-term lets, it does carry specific local considerations that require management.
For example, our property managers will ensure Planning & Conservation Compliance, as most Bath properties are Grade I or Grade II-listed Georgian buildings within designated Conservation Areas.
B&NES council monitors material changes of use and strict alteration rules. HelloGuest can help advise hosts on compliant property setups without compromising historical interiors.
On top of this, we’ll ensure compliance with Fire & Safety Standards and Waste & Community Standards to prevent penalties.
Be more visible in search results
As a trusted Airbnb property management company since 2015, HelloGuest ensures your Airbnb is listed on the right platforms (not just Airbnb), maximising its visibility and performance across 40 additional channels, which is why our Bath hosts enjoy higher occupancies than the 70% average in peak periods.
Our services:
Be guest-ready at any moment
You’ll never miss out on a booking because your property isn’t ready, restocked or set up to receive guests. We work with professional and local Airbnb cleaners, who follow short-let checklists to ensure spotless cleans, restock essentials and provide hotel-quality linen and towels. Turn-arounds are fast and run like clockwork, with the fee being covered by the guest and never coming out of your pocket.
Our services:
Be the spot guests love and recommend
We don’t just rely on new bookings; we reconvert previous guests by delivering incredible guest stays and experiences that not only earn five-star reviews but also prompt rebookings. Before a guest even books, we’ve got them covered, from lightning-fast communication, vetting, seamless check-ins and 24/7 support for any of their needs.
Our guest services:
Be the right price and don’t lose bookings to competitors
Static pricing is for amateurs. We’ll put a pricing strategy in place that delivers more of what you need and want from your short-term rental, finding the right balance always between nightly rates and occupancy. We never leave money on the table and adjust pricing daily based on the weather, seasons, weekends, and events.
We manage, you earn
Commission from 12%
With Bath experiencing a ‘meteoric rise‘ of online room renting services, we recommend involving professionals like us to help your property stand out.
Our fees, starting at 12%, are all-inclusive and will treat your Airbnb like a hotel.
- Bath compliance management
- Enjoy higher gross payouts from Airbnb
- No hidden fees or minimum notice period
- No additional cleaning charges
- Professional photography
- 5-star quality pressed linen and towels
- Keep track of revenue in our custom app
10+ years experience
No one knows or gets Bath like we do
As Airbnb managers who have been operating in Bath for over a decade, we’ve come to understand that Bath’s Airbnb market is heavily postcode-led, with the highest-performing short-let zones being located in BA1, particularly around the Royal Crescent, Circus, Lansdown Road, Walcot Street, and the city centre around Bath Abbey and Milsom Street.
Here’s how we capitalise on postcodes, seasonal demand & Bath’s event calendar:
Bath's seasonal demand & event calendar
As Bath is one of the UK’s only UNESCO World Heritage cities, it does not typically experience a distinct dead season. That said, nightly rates and profiles do fluctuate based on micro-location and seasonal events. For example…
Summer Festival Peak (June – August):
- Nightly rates surge by 25% to 35%, with international visitors flocking to iconic landmarks such as the Roman Baths, Thermae Bath Spa, and Pulteney Bridge.
- Demand is also boosted by major cultural gatherings like the Bath International Music Festival and the Jane Austen Festival. During these months, HelloGuest enforces a strict minimum night stay to eliminate calendar gaps and maximise net revenue.
Winter & Holiday Surge (Late November – December):
- The Bath Christmas Market brings over 400,000 visitors to the city centre over an 18-day period.
- Nightly rates around Milsom Street, Bath Abbey, and Kingsmead reach annual highs, typically delivering a +50% uplift compared to peak summer weeks.
Shoulder Seasons & Midweek (Spring & Autumn):
- The city is busy in spring and autumn due to graduations and intakes at the University of Bath and Bath Spa University, often pushing occupancy rates above 80%.
- Midweek occupancy also remains strong, driven by business travel and London weekenders taking advantage of the 90-minute direct rail link via Bath Spa Station.
- Matchdays: Bath Rugby matchdays at The Rec, right in the city centre, lead to a significant increase in demand for nearby accommodation. This means we can raise our nightly rates at short notice as fans look for places to stay close to the stadium.
BA1 postcodes vs BA2
BA1 properties consistently outperform BA2 due to their walkability to UNESCO World Heritage attractions, the Roman Baths, and the main hospitality and retail districts, with central terraces and Georgian townhouses commanding the highest ADRs year-round.
The highest-booked Bath areas
Premium performance is concentrated in period properties within walking distance of the city centre, while BA2 areas show more mixed performance, depending on proximity to Bath Spa Station and access to BA1.
Neighbourhood breakdown
- City Centre & BA1 Core (Royal Crescent, Circus, Walcot Street & Milsom Street):Properties in central Bath put guests within a 5-minute walk of UNESCO World Heritage landmarks like the Roman Baths, Bath Abbey, and the Thermae Bath Spa. As demand is high year-round, our strategy focuses on maximising ADR through premium nightly pricing and 2-night minimum stays.
- Widcombe & Bathwick (BA2):Offers immediate access to Bath Spa and the Kennet & Avon Canal, and a short walk to Bath Rugby matches at The Rec. HelloGuest optimises income by introducing a balanced occupancy-yield strategy that targets 3- to 5-night bookings.
- Lansdown & Camden:With great, elevated city views and close proximity to the Bath Racecourse and Kingswood School, Lansdown and Camden is a good location for extended stays and families. Our yield strategy in these neighbourhoods centres on length-of-stay optimisation. For larger 3+ bedroom homes, we implement minimum stay rules tailored around school holiday periods and event weekends to secure high-value, multi-night group bookings.
- Oldfield Park & Bear Flat: Positioned south of the river, Oldfield Park and Bear Flat attract visiting academics, students and their families as well as budget-conscious tourists. HelloGuest utilises these areas to create a strong midweek baseline, where we dynamically adjust pricing to capture 3- to 4-night Sunday-through-Thursday bookings.
Bath Airbnb stats
- 37% of properties in BA1 are fully booked for 1-90 days
- 880 properties are fully booked between 91-180 days
- 42% of bookings in Bath are for two nights
- 75% of rentals in Bath are Entire Home rentals.
- The remaining 25% offer a private room.
- The most typical rental size of properties in the area is 1 bedroom, indicating a gap in the market for larger properties to become available (only 6% of rentals include four bedrooms).
What amenities are Airbnb Hosts in Bath offering? The competition:
- 2% offer air conditioning
- 32% offer a dryer
- 69% offer a washing machine
- 45% offer parking
- 9% offer cable TV.
Average & realistic occupancies
Occupancy remains relatively stable compared to other South Coast cities (average 70%) due to strong year-round tourism, but weekend pricing typically outperforms midweek due to London-driven short breaks (approximately 90 minutes by rail). HelloGuest can achieve occupancy rates up to 87%.
Decades of experience in Bath
Our Airbnb managers in Bath
HelloGuest was founded by Toby and Veronica, who began their journey by listing their own property on Airbnb.
A decade later, they manage thousands of properties across the UK and have won multiple awards from Airbnb and Booking.com for their hosting capabilities and the guest experiences they provide.
Starting as a family-run business, Toby & Veronica have now built a team of 14, who have grown together over the last decade.
Under their leadership, they have gathered over 20,000 five-star reviews, growing a distinctive portfolio of short-lets in Bath, including waterside townhouses, stunning period apartments and character-filled townhouses.
- Social media exposure
- Review management
- Coordination of maintenance
- Regular property checks
- Compliance and regulations
- Guest ID verification & security deposits
- Bespoke welcome packs and guest information
- Processing reservations & cancellations
What to expect from an Airbnb management company
Bath host review
⭐⭐⭐⭐⭐
I have had a pleasant experience with HelloGuest.
They have managed my property in Bath for the past 6 months, handling everything from cleaning to communicating with guests.
My holiday flat is always cleaned and presented to a high standard, and guests have enjoyed their stays.
Strongly recommend this company if you are looking for a reliable Airbnb management service.
Natalie (2-bed flat), City Centre, Bath
How we get your property ready for Airbnb
Onboarding
We begin with an onboarding process, during which we record all the details of the property or flat and arrange with you if professional photos need to be taken. We’ll also prepare your property for Airbnb.
Live Listing
We can create a new listing or take over the management of an existing one. We’ll dress it up by refreshing and rewriting the content, adding new pictures and all the little touches that helps your property rank higher and stand out.
Availability & Pricing
Agree on prices and strategies with you, then implement them to work automatically so your property can earn the highest price at the right time.
Go live
Once the holiday listing, availability, photos, property and pricing are set, we can begin marketing your Airbnb to thousands of potential guests.
Common host FAQs
Getting started with HelloGuest
What do I need in my Bath Airbnb?
Your property should be fully furnished (we do offer an interior decorator service if you don’t) and guest-ready, with essentials like Wi-Fi, kitchen equipment, bedding, towels, and basic amenities.
How involved do I need to be in the whole process?
As involved as you’d like to be. Most owners choose a fully hands-free experience in which HelloGuest manages every part of the process from search to checkout.
I already have an Airbnb profile. Can you take that over?
Yes. HelloGuest can seamlessly take over existing Airbnb listings and optimise them to improve occupancy, pricing, and the guest experience. Or you can join our network to gain immediate Superhost status.
Can I use the property, or are there restrictions in place?
Absolutely. You can block out dates for personal use whenever needed, giving you full flexibility over your property calendar.
What if there are maintenance issues or if work needs doing on my property?
HelloGuest coordinates maintenance issues quickly through trusted local contractors and housekeeping teams to keep your property in excellent condition and minimise downtime.
Do you vet the guests that are staying?
Yes. HelloGuest uses guest screening procedures including ID verification, booking history checks, and risk monitoring to help protect your property and reduce problematic bookings.
Links for all Bath rental statistics (2026)
- Short-term rental occupancy, ADR and revenue: AirDNA – Bristol & Bath Short-Term Rental Market Data. AirDNA reports market-wide short-term rental data for the Bristol/Bath area, including occupancy, average daily rate, annual revenue and active listings. :contentReference[oaicite:0]{index=0}
- Bath Christmas Market visitor numbers: Bath & North East Somerset Council – Bath Christmas Market Survey. Bath council recorded approximately 451,000 visits over the 18-day 2023 market; the 2024 event attracted approximately 444,000 visits. :contentReference[oaicite:1]{index=1}
- Bath long-term rental comparison: Office for National Statistics – Bath and North East Somerset Housing Prices and Rents. ONS reports an average rent of £1,806 per month for a three-bedroom property in Bath and North East Somerset in July 2026. :contentReference[oaicite:2]{index=2}
Where we operate in Bath
Thanks to its amazing architecture and leading festivals, Bath is one of the UK’s hottest tourist spots – what does this mean for you? More guests, more bookings and higher earnings! Bath has attractions for all age ranges, making it a great getaway for families.
Bath has a strong, competitive holiday let market, with over 1,850 Airbnb rentals competing with each other.
With average annual Airbnb earnings reported at around £40,000 and nightly rates around £191, HelloGuest can help owners maximise bookings, improve guest experience and keep their property performing well in a busy short-term rental market.
- Bathampton
- Batheaston
- Bear Flat
- City Centre
- Camden Fairfield
- Claverton
- Claverton Down
- Combe Down
- Lansdown
- Larkhall
- Newbridge
- Odd Down
- Oldfield Park
- Snow Hill
- Walcot
- Widcombe
- Bradford-on-Avon (134+ stays)
- Great Ashley (79 stays)
- Upper Weston (41 stays)
