Your Guide to Short Term Lets in Manchester

Short term lets in Manchester offer a brilliant, flexible housing solution for anyone needing a place for a few nights up to six months. Think of them as a fully furnished, ready-to-go alternative to a traditional, long-term rental.

This model is becoming incredibly popular across the city. It’s a perfect fit for everyone from corporate contractors on a project and families relocating, to tourists and students needing a temporary base. The main draw? Pure convenience and adaptability in one of the UK's most vibrant cities.

Why Manchester Is a Hub for Short Term Lets

Let's use an analogy. A traditional tenancy is like a long-term mobile phone contract; you’re locked in for a lengthy commitment, usually 12 months or more. Short term lets in Manchester, on the other hand, are the housing equivalent of 'pay-as-you-go'. You get all the benefits and comforts of a proper home, but without the long-term strings attached.

This exact flexibility is why Manchester has become such a hotspot for this kind of accommodation. The city’s booming economy, world-class universities, and electric cultural scene create a constant, churning demand for temporary housing. It’s not just about a weekend break; it’s a practical, essential solution for a huge range of people.

Understanding the Key Differences

It's really useful to know the difference between short lets, traditional rentals, and serviced accommodation, as they all cater to slightly different needs.

• Traditional Tenancy: This is your standard Assured Shorthold Tenancy (AST), usually for 6-12 months. The property is often unfurnished, and the tenant is responsible for sorting out and paying all the bills.
• Serviced Accommodation: This is more like a hotel experience, often found in aparthotels. You get regular cleaning, a concierge, and other hotel-style perks, but this comes at a premium price.
• Short Term Lets: These sit perfectly in the middle. They offer a fully furnished home with bills included in the price, but without the daily services (and costs) of a hotel.

This sweet spot makes them the ideal choice for anyone who needs a temporary but completely independent living setup. For landlords, this can often mean higher rental yields compared to long-term contracts, though it does require more hands-on management. To get a better handle on this, you can explore more landlord insights on our blog.

A Market Defined by High Demand

Manchester's short-let market isn't just growing; it's absolutely thriving. Recent industry analysis revealed something quite remarkable: in 2025, Manchester hit an astonishing 83% occupancy rate for short-term rentals, the highest in the entire UK.

That figure is miles ahead of the national average, which hovers around 65%. While the average daily rate of £100 might be lower than London's, that sky-high occupancy means landlords still see a strong revenue per available night (RevPAN) of £85. This is clear proof of a robust, sustained demand for short term lets in Manchester. You can dig deeper into these UK market trends over at Beyond.

To give you a clearer picture, here’s a quick snapshot of what defines the city’s bustling rental scene.

Manchester Short Term Lets at a Glance

This table breaks down the key metrics and profiles that shape Manchester's short-term rental market.

As you can see, the data points to a dynamic and reliable market, making Manchester an exciting place for both landlords offering short-term lets and tenants looking for flexible accommodation.

Right, let's talk location. If you're looking for a short-term let in Manchester, choosing the right neighbourhood is easily the most important decision you'll make. Each corner of this city has its own distinct personality, attracting different crowds and offering a unique slice of Mancunian life.

It’s all about finding the perfect match. Are you a landlord trying to attract a specific type of guest, or a tenant chasing a particular vibe for your stay?

Think of it like picking a soundtrack for your time here. Are you after the loud, indie-rock energy of the Northern Quarter? Maybe the polished, corporate rhythm of Spinningfields is more your tempo. Or perhaps you'd prefer the relaxed, leafy melody of Didsbury.

Let's dive into the character and appeal of Manchester's most sought-after rental hotspots.

The Northern Quarter: Creative and Vibrant

If Manchester has a creative soul, you'll find it beating loud and proud in the Northern Quarter. This is the city's independent heartland, a brilliant maze of red-brick Victorian warehouses plastered with some of the best street art you'll ever see. The whole area just buzzes with an energy fuelled by quirky cafes, indie record shops, vintage boutiques, and intimate music venues.

A short-term let here puts you right in the thick of it. It’s an ideal spot for:

• Young Professionals: People who want to be completely immersed in culture the second they clock off.
• Creatives and Digital Nomads: Drawn to the area's undeniable artistic and collaborative spirit.
• Tourists: Visitors looking for an authentic, non-corporate Manchester experience.

Properties here are mostly cool converted loft apartments and modern flats tucked away in historic buildings. While it's fantastically central and you can walk everywhere, that lively atmosphere means it can get noisy, especially over the weekend. Transport is a dream, though, with both Piccadilly and Victoria train stations just a short stroll away.

Spinningfields: Corporate and Polished

Just a stone's throw from the Northern Quarter, but a world away in atmosphere, is Spinningfields. This is Manchester's modern financial and legal hub, defined by its sleek glass towers, high-end restaurants, and designer shops. It’s sophisticated, spotless, and has a distinctly corporate feel.

During the week, the area is packed with professionals, making it a prime location for corporate lets. A short-term rental here is perfect for:

• Business Travellers: Individuals or teams in the city for meetings, big projects, or conferences.
• Relocating Professionals: Those needing a high-quality base while they sort out permanent housing.
• Luxury Seekers: Visitors who appreciate fine dining and a more refined city experience.

Accommodation in Spinningfields is almost entirely premium, new-build apartments, often with concierge services and on-site gyms. It’s incredibly well-connected by the tram network and is a much quieter choice in the evenings than its bohemian neighbour. This makes it a top choice for those needing comfort and convenience for short term lets in Manchester.

Key Insight: The contrast between the Northern Quarter and Spinningfields really shows how location defines the guest profile. A landlord with a trendy loft will attract a completely different tenant than one with a luxury apartment, despite them being only a 10-minute walk apart.

Salford Quays: Waterfront and Media Hub

Once the throbbing heart of Manchester's docks, Salford Quays has been completely transformed into a stunning waterfront destination. As the home of MediaCityUK, the northern base for the BBC and ITV, it's a real hub of creativity and modern architecture. The area is known for its iconic landmarks like The Lowry theatre and the Imperial War Museum North.

This spot offers a unique blend of city life and open space, with beautiful waterside walks and a slightly more relaxed pace than the city centre. It’s a magnet for:

• Media Professionals: Contractors and employees working right on their doorstep at MediaCityUK.
• Event Attendees: People visiting The Lowry for shows or heading to nearby Old Trafford for the football.
• Longer-Stay Tenants: Individuals who want easy city access without the intense central buzz.

Properties are predominantly modern apartment blocks, many with impressive views over the water. The dedicated Metrolink tram line provides a quick and direct link straight into the city centre, making the commute totally seamless. For landlords, places here are in constant demand from professionals tied to the media industry.

Didsbury: Suburban and Charming

For anyone who prefers a village feel but wants easy access to the city, Didsbury is the perfect answer. Located a few miles south of the centre, it’s split into West and East Didsbury, each with its own charming high street filled with independent delis, cosy pubs, and boutique shops.

Didsbury offers a green, leafy escape with a proper sense of community. It’s an ideal choice for:

• Relocating Families: People needing a temporary home in a family-friendly area with excellent schools.
• Academics and Mature Students: Its closeness to the university campuses is a major draw.
• Longer-Term Contractors: Professionals who prefer a quieter residential base for a multi-month project.

You'll find everything from Victorian terraced houses to modern flats here. The transport links are superb, with frequent buses and a direct tram line into Manchester, ensuring the city's attractions are never far away. Didsbury proves that short term lets in Manchester aren’t just about living in the city centre.

The Financials of Manchester Short Term Lets

Whether you're a landlord sizing up a new venture or a tenant trying to budget for a stay, you need to understand the numbers. The market for short term lets in Manchester is seriously dynamic, with prices swinging based on everything from the type of property to whatever big event is happening in the city that week.

Let’s get into the key financial bits and pieces you need to know.

At the core of any rental's success are a few key metrics. The most common one you’ll hear about is the Average Daily Rate (ADR). In simple terms, this is just the average rental income you make for every night the property is booked and paid for. This figure can bounce around wildly depending on the neighbourhood, the size of the place, and the time of year.

But a high ADR doesn't paint the full picture. To get a real sense of how a property is doing, savvy landlords look at Revenue Per Available Night (RevPAN). This metric is smarter because it factors in both the daily rate and how often the place is actually occupied.

Think of it this way: a flat with a £150 ADR but that's only booked 50% of the time is actually making less money than one with a £100 ADR that’s booked 90% of the time. RevPAN gives you that clearer, more honest insight.

Seasonal Pricing and Key Events

Manchester has a jam-packed calendar, and this directly feeds into rental prices. Seasonality is a huge factor. Rates naturally creep up during the warmer summer months (June to August) when tourists flock to the city. On the flip side, the post-Christmas slump (January to March) is usually quieter, which often means you can find better deals.

Beyond the general seasons, specific events cause massive spikes in pricing. Landlords who are on the ball and adjust their rates can really cash in.

• Football Fixtures: A big derby match at Old Trafford or the Etihad can easily cause nightly rates in the surrounding areas to double.
• Major Concerts and Festivals: When events like Parklife or huge gigs at the AO Arena are on, the city is flooded with people all looking for a place to crash.
• Conferences and Corporate Events: Large-scale business events fill up city centre hotels and apartments, driving up demand for corporate short-term lets.
• Christmas Markets: The festive buzz in November and December has basically become its own peak season, pulling in visitors from all over the UK and Europe.

This chart gives you a quick look at how typical rental rates stack up in three of Manchester's most popular neighbourhoods, each with its own distinct vibe.

As you can see, the creative, buzzy Northern Quarter, the corporate hub of Spinningfields, and the leafy, residential charm of Didsbury all command very different price points.

Seasonal Pricing Guide for Manchester Short Term Lets

To give you a clearer idea of how seasonality plays out, here’s a breakdown of what you might expect to pay or earn during Manchester’s peak and off-peak times.

This table shows just how much prices can fluctuate. A landlord’s ability to adapt their pricing strategy to these seasons and events is what separates a decent return from a fantastic one.

Understanding Landlord Costs

While the potential income looks great, landlords have to be realistic about the running costs. These are the essential expenses needed to run a successful and compliant short-term let.

Crucial Takeaway: Gross rental income is a vanity metric; net profit is what truly matters. Keeping a close eye on all your outgoings is the only way to know if your short-term let is actually profitable.

Here are the common costs landlords need to factor in:

• Platform Fees: Listing sites like Airbnb or Booking.com will take a cut from each booking, which is usually around 3-15%.
• Utilities: Unlike a standard tenancy, the price includes everything: gas, electricity, water, Wi-Fi, and council tax.
• Insurance: Your standard home insurance won't cut it. You’ll need a specialist short-term let or landlord policy to cover property damage and public liability.
• Cleaning and Laundry: Getting the property professionally cleaned between each guest is a major, ongoing cost.
• Maintenance: You have to budget for routine repairs and the general wear and tear that comes with having lots of different people stay.

Choosing the right platform is key to marketing your property effectively and keeping these overheads down. It’s worth exploring different advertising packages for landlords to find a solution that gets you maximum visibility without eating up your profits in commission fees.

Tax Implications for Landlords

Finally, you can't ignore the taxman. Landlords must declare their rental income to HMRC through a Self-Assessment tax return. The good news is you can deduct allowable expenses—like your insurance, maintenance costs, and platform fees—from your rental income to figure out your taxable profit.

Council tax is another consideration. In most cases, the landlord is responsible for paying it, as the property has a series of short-term occupants rather than a single resident tenant. It’s always best to check with your local council to make sure you’re fully compliant.

Navigating Manchester's Legal and Safety Rules

Running a short-term let in Manchester is about more than just handing over a set of keys. There's a whole landscape of rules designed to keep guests safe and ensure the system is fair for everyone in the local housing market. While the income can be tempting, getting the legal side of things right is non-negotiable if you want a sustainable, stress-free operation.

Think of it like driving a car. You might have the smartest vehicle on the road, but without a valid MOT, insurance, and a solid grasp of the Highway Code, you're heading for trouble. It’s the exact same principle here. Getting your head around the legal framework isn't just about ticking boxes; it's the bedrock of a professional and trustworthy short-let business.

This section will break down the essential legal and safety duties you need to know, so you can run your Manchester property with complete confidence.

The 90 Day Rule Explained

One of the biggest regulations you’ll hear about in the short-let world is the "90-day rule." This rule, part of the Deregulation Act 2015, says that in Greater London, a residential property can be let out for short stays for up to 90 nights in a single calendar year before needing formal planning permission.

Now, while this is technically a London-specific law, its spirit influences how councils view short lets across the UK. Here in Manchester, there is currently no automatic city-wide 90-day cap. But that doesn't mean it's a complete free-for-all. Manchester City Council can still investigate and take action if they believe a property’s main use has shifted from 'residential' to 'commercial' without the proper permissions.

Key Consideration: If you let your property for more than 90 nights a year, it significantly strengthens the council’s case that it's operating as a commercial holiday let, not a primary home. This is often the trigger for them to require a 'change of use' planning application.

Planning Permission and Article 4 Directions

This leads us to the critical topic of planning permission. If your property is being let out so often that it fundamentally changes its character from a home into a business, you might need to apply for planning permission for a 'change of use'. This is judged on a case-by-case basis.

Something else to be aware of are Article 4 Directions. These are special powers that local councils can use to remove normal permitted development rights in a specific area. If an Article 4 Direction covering short-term lets is active where your property is, you would need to submit a full planning application for any short-let activity, regardless of how many nights you let it for. It’s absolutely crucial to check the latest guidance from Manchester City Council to see if any of these directions affect your property. For a wider view on this, you can look into resources on general short-term rental regulations.

Essential Health and Safety Obligations

Beyond the planning rules, as a landlord, you have a strict legal duty of care to ensure your property is safe for every single guest. Falling short on these standards can lead to hefty penalties, not to mention the awful prospect of putting someone in danger.

Your core safety responsibilities for short term lets in Manchester include:

• Gas Safety: You must get a gas safety check done every year by a Gas Safe registered engineer. A copy of the CP12 certificate needs to be made available to your guests.
• Electrical Safety: An Electrical Installation Condition Report (EICR) is required every five years, carried out by a qualified electrician. It's also vital to get any portable appliances (like kettles or lamps) PAT tested regularly.
• Fire Safety: Following fire safety regulations is a legal requirement. This means fitting working smoke alarms on every floor and carbon monoxide alarms in any room that has a solid fuel-burning appliance, like a log burner. Providing a fire extinguisher and a fire blanket is also considered best practice and strongly recommended.

These aren't optional extras. They are fundamental requirements for anyone offering accommodation to the public, giving both you and your guests essential peace of mind.

How to Find and Manage Your Short Term Let

Navigating the world of short term lets in Manchester successfully takes a bit of savvy, whether you're looking for the ideal temporary base or trying to attract top-tier guests. For both landlords and tenants, it all starts with picking the right platform and knowing what a quality rental experience really looks like.

Think of it as a two-way street. A landlord needs to present their property in the best possible light to attract reliable tenants. At the same time, tenants need to look past the sales pitch and scrutinise listings to find a place that's safe, clean, and a good fit. Getting this right from the beginning is the key to a smooth, stress-free let.

For Landlords: Creating the Perfect Listing

Your online listing is your property's digital front door. In a buzzing market like Manchester's, making it stand out is the only way to secure consistent bookings and earn what your property is worth. A lazy, half-hearted advert will simply get lost in the noise.

To craft a listing that people can't resist, you need to nail these key areas:

• Professional Photography: This is absolutely non-negotiable. Dark, blurry pictures taken on a phone are an instant deal-breaker. You have to invest in a professional photographer who can capture your property's best features, making it look bright, clean, and inviting.
• A Compelling Description: Don't just list the number of bedrooms. Tell a story. What's the experience of staying there? Highlight the unique perks—a private balcony for morning coffee, a dedicated workspace for remote workers, or its walking distance to a tram stop or popular venue.
• Choosing Your Platform: Big sites like Airbnb and Booking.com have massive reach, but they also have fierce competition and take a hefty cut in commission fees. UK-focused platforms can connect you with a more specific audience. For many landlords, simply creating a profile to advertise a room is a great way to connect directly with potential tenants.

Expert Tip: Keep your calendar updated constantly and reply to messages as soon as you can. The algorithms on these platforms reward active and responsive hosts by showing them higher up in search results, which has a direct impact on how many bookings you get.

For Tenants: Finding a Legitimate Let

As a tenant, your main goal is finding a place that's safe, comfortable, and exactly as described. With so many short term lets in Manchester on offer, knowing what to look for can save you from scams and major disappointment.

Your checklist for a trustworthy listing should include:

1. High-Quality Photos: You want to see multiple, clear images of every single room. Be very wary of listings that only have one or two pictures, or worse, use generic stock photos.
2. Detailed Reviews: Don't just skim the reviews; read them properly. Look for consistent, positive feedback on things like cleanliness, the host's communication, and whether the property matched the description.
3. Clear Communication: A genuine host will have no problem answering your questions before you commit. Ask about specific amenities or the local area to get a feel for how professional and responsive they are.

The short-term rental market is changing fast, with new reporting rules coming into play. It's crucial for hosts to understand their tax responsibilities when using digital platforms like Airbnb. While this is the host's duty, as a tenant, you should look for professional landlords who are clearly on top of their obligations.

A Practical Checklist for Landlords and Tenants

Right, let's pull all this information together. The world of short term lets in Manchester can feel a bit overwhelming, but with a solid plan, it's perfectly manageable.

Think of this as your pre-flight check before take-off. Whether you’re a landlord prepping a property or a tenant on the hunt, following these steps will help you avoid any nasty surprises and make sure everyone knows where they stand from day one.

For Landlords: Your Step-By-Step Guide

Getting your property ready for guests is about more than just a quick clean and fluffing the cushions. A professional approach protects you legally, helps you attract the best guests, and secures those glowing reviews that keep the bookings coming.

Legal and Safety Compliance:

• Gas Safety: Get that annual check done by a Gas Safe registered engineer. You’ll need the CP12 certificate on hand.
• Electrical Safety: Make sure you have a valid EICR (it needs doing every five years) and get all your portable appliances PAT tested.
• Fire Safety: Fit working smoke alarms and carbon monoxide alarms in all the right places. This is non-negotiable.
• Insurance: Your standard home insurance won't cut it. You need to switch to a specialist landlord or short-let policy that specifically covers paying guests.

Property Preparation and Marketing:

• Furnishings: Kit the place out with everything a guest might need – decent furniture, kitchenware, bedding, and towels.
• Professional Cleaning: Start with a proper deep clean before your first guest arrives, and then find a reliable cleaner for the changeovers.
• High-Quality Listing: Don't skimp on this. Professional photos are an absolute must, paired with a description that really sells your property’s best features.
• Pricing Strategy: Do your homework. Check out what similar places are charging and set competitive rates that adjust for weekends, holidays, and big events in Manchester.

For Tenants: Finding Your Ideal Let

For tenants, a bit of organisation during your search makes all the difference. It's the best way to steer clear of scams and find a place that genuinely fits what you need for a comfortable, stress-free stay in Manchester.

Crucial Tip: Always read the full description and the house rules before you book. Knowing the score on things like noise, extra guests, and check-out times upfront avoids awkward conversations later.

• Budgeting: Work out the total cost. Don't forget to factor in any platform service fees or security deposits on top of the nightly rate.
• Due Diligence: Scrutinise the photos, read recent guest reviews (the good and the bad!), and double-check the property's location on a map to see how close it is to transport links.
• Pre-Booking Questions: If anything's unclear, just ask! Don't be shy about messaging the host to confirm details about amenities, check-in times, or anything else on your mind.
• Check-In Inspection: The minute you arrive, have a quick look around. Make sure everything is as described and in working order. If you spot any issues, let the host know straight away.

Got Questions? We’ve Got Answers

Diving into the world of short-term lets in Manchester can bring up a few queries. Whether you're a landlord weighing your options or a tenant looking for a temporary base, here are some straightforward answers to the questions we hear most often.

Is a Short-Term Let in Manchester a Good Investment?

In a word, yes. The Manchester market is one of the UK’s most robust. We’re talking occupancy rates hitting an impressive 83% in 2025, which is miles ahead of the national average. This constant demand, fuelled by everything from business travel and tourism to major events, creates a fantastic opportunity for property owners who can adjust their pricing to match the city's seasonal rhythm.

But it’s not a passive gig. While the income can certainly outstrip a standard long-term rental, you need to be hands-on. Landlords must budget for higher running costs like frequent cleaning, covering all utilities, and paying platform fees. Success really boils down to smart pricing, keeping your property in top-notch condition, and stacking up those positive reviews.

What’s the Difference Between a Short Let and an AST?

The key distinction is the legal agreement and how long it’s for. An Assured Shorthold Tenancy (AST) is the bread and butter of long-term rentals in the UK. It’s a formal contract, usually for a fixed six or twelve months, that gives tenants substantial legal rights and responsibilities.

A short let, on the other hand, operates more like a hotel booking under a licence to occupy. It’s set for a much shorter, fixed period – anything from a few nights up to a maximum of six months. This setup offers a lot more flexibility for everyone involved, but it doesn't come with the same long-term security rights for the tenant.

Do I Need a Special Mortgage for a Short-Term Let?

This is a big one that catches many new landlords out. The answer is a definite yes. Your standard residential mortgage will have clauses that strictly forbid you from letting out your property on a short-term or holiday basis. If you do, you're in breach of your contract, and the consequences can be serious.

You’ll need to get the right tool for the job: either a specific holiday let mortgage or a buy-to-let mortgage that explicitly allows for short-term rentals. These products are built for this purpose, but be prepared for stricter lending criteria. Lenders will often ask for a larger deposit or want to see solid proof of potential rental income. Our advice? Always chat with a mortgage advisor before you make any moves.

How Is Council Tax Handled for Short-Term Lets?

For short-term lets, the responsibility for paying council tax almost always falls on the landlord. Because there isn’t a single, long-term tenant residing in the property, the owner is liable for the bill. This is a crucial cost to factor into your financial planning and overall pricing strategy.

There’s another layer to this, too. If your property is available to let for more than 140 days a year, it might be reclassified as a self-catering property. If that happens, it would become subject to business rates instead of council tax. It’s vital to check the specific rules with Manchester City Council to make sure you’re fully compliant.

Finding the right platform is key to making things work in the Manchester market. At Rooms For Let, we connect landlords directly with people looking for both short and long-term places to stay, cutting out the hassle. You can advertise your room or find your next base today at https://www.roomsforlet.co.uk.