Consent to sublet, in writing
A standard assured shorthold tenancy forbids subletting without written consent. Ask for the clause in the agreement itself rather than relying on an email from the letting agent.
United Kingdom · GBP
Rental arbitrage calculator for the UK market
Estimate nightly rate, gross revenue, running costs, net monthly profit and break-even occupancy on any UK tenancy — in GBP, free, with no account.
The property
Enter the lease you would be signing and how you expect to run the unit.
Market
Switching market resets the figures to typical UK numbers and swaps the currency.
£
Market tier
Suburban, secondary city, steady business travel
%
nights
£
%
£
The spread
Untitled property · per month
Thin spread
It clears, but a few slow weeks would erase the profit.
Rent vs revenuebreak-even at 63% occupancy
Gross revenue£2,352
Lease obligation£1,400
Est. nightly rate (2.4×)£112
Booked nights (21.0 of 30)7.0 turnovers
Gross revenue£2,352
Rent(£1,400)
Platform fees(£71)
Cleaning(£385)
Other expenses(£300)
Net monthly profit£196
Margin on revenue8.4%
Return on rent outlay14.0%
Annualized net£2,357
Working several UK deals at once? The Operator plan saves your worksheets and tracks every landlord or letting agent conversation for $9 a month.
See what's includedRough estimate only. Nightly rate is derived from monthly rent × a market-tier multiplier, not from real comparable listings. All figures in GBP.
UK rules · In the UK a standard AST usually forbids subletting without written consent, London has the 90-night rule, and Scotland requires a short-term let licence. Get consent in writing first.
Running the numbers in the UK
London's 90-night rule
Entire-home short lets in Greater London are limited to 90 nights per calendar year without planning permission — model occupancy accordingly before you commit.
Scotland and Wales differ
Scotland runs a short-term let licensing scheme with council-set conditions, and Wales has its own registration requirements. Confirm before pricing the unit.
Common questions
Is rental arbitrage legal in the UK?
Yes, where the landlord gives written consent to sublet and you follow local rules. In London the 90-night rule limits entire-home lets without planning permission, and Scotland requires a short-term let licence.
What rent should I model for a UK unit?
The calculator opens at £1,400 a month with typical UK cleaning and running costs, which suits a two-bed outside central London. Replace it with the actual advertised rent for the property you are assessing.
Does the 90-night rule kill arbitrage in London?
Not necessarily, but it caps annual revenue on entire-home lets to around 25% occupancy unless you obtain planning permission, so most London deals need either permission or a mixed medium-stay strategy to work.
Estimates only, in GBP — not legal, tax or financial advice. In the UK a standard AST usually forbids subletting without written consent, London has the 90-night rule, and Scotland requires a short-term let licence. Get consent in writing first.