Brighton & Hove is one of the most famous seaside cities in Britain, and one of the most-searched short-let markets outside London. Millions of visitors come every year for the beach and pier, the Lanes, Pride, the Brighton Festival and Fringe, Premier League football at the Amex, conferences and hen weekends. For landlords and investors, that means year-round demand and, in summer, some of the strongest nightly rates on the south coast.
It also means a market that rewards getting the details right. Brighton & Hove City Council takes unauthorised short lets seriously, second homes now pay double council tax, the Furnished Holiday Lettings tax regime has gone, and a national register for short lets is on its way. This guide answers the questions landlords are actually searching for, from "is Airbnb allowed in Brighton?" to "how much do Airbnb hosts make in the UK?", using the latest public data we could find in October 2026.
Rose Platinum Properties takes on properties all over the UK, and we already have a strong presence in Brighton & Hove, managing short lets and serviced accommodation for local landlords and investors.
Key takeaways
Demand is deep and varied. Brighton & Hove welcomed 12.2 million tourism trips in 2024, including 1.67 million staying trips, worth £979 million in direct visitor spend.
Typical earnings are healthy. Four independent data sources put typical annual revenue for an entire home at roughly £24,500 to £33,000, with occupancy between 45% and 61%.
Short lets are allowed, but planning matters. There is no Brighton Airbnb ban and no local licence. However, the council can take enforcement action where full-time short letting is a material change of use without permission.
Budget for 200% council tax. From 1 April 2025, furnished homes with no permanent resident pay a 100% premium unless the property qualifies for business rates.
Summer is peak, winter needs strategy. July and August are the strongest months; January and November are the quietest, so pricing and mid-stay demand matter.
Professional management pays. Rose Platinum Properties achieves 94.57% average occupancy across our portfolio over the last 12 months.
One simple management fee. Rose Platinum Properties charges a single 10% fee, calculated after booking-platform fees, with everything included.
Is Brighton good for Airbnb?
Yes. Brighton & Hove combines leisure, events, business, university and London-linked demand, so a well-located, well-presented home can earn throughout the year. Independent data shows typical revenue of around £24,500 to £33,000 for active listings, with a strong summer peak. Success depends on location, presentation, pricing and compliance.
Here's why demand is so resilient.
A major visitor economy. VisitBrighton's most recent economic impact report shows 12.2 million trips in 2024: 10.5 million day trips and 1.67 million staying trips. Visitors spent £979 million directly, supporting £1.39 billion in total economic impact and 25,677 jobs. Staying visitors are the ones who book short lets, and they spend the most.
Pride, Britain's best-known Pride weekend. In August 2026 around 100,000 people arrived through Brighton Station across the Pride weekend, more than 60,000 visited Pride on the Park and 8,500 attended the Pride Street Party. The council estimates Pride brings more than £20 million into the city in a single weekend. Pride weekend is consistently one of the highest-priced weekends of the year.
Festival season. The Brighton Festival celebrated its 60th edition in May 2026, alongside the Brighton Fringe, one of the largest open-access arts festivals in England. Together with The Great Escape and the Brighton Marathon, spring and early summer bring sustained weekend and mid-week demand.
Premier League football at the Amex. Brighton & Hove Albion's American Express Stadium is expanding its capacity to 32,500 for the 2026/27 season. Match days, concerts and away fans all create short-stay demand, particularly in east Brighton and near transport links.
Conferences and business travel. The Brighton Centre hosts political party conferences, trade events and concerts, and the city has a strong creative, digital and professional services economy. Business visitors often prefer an apartment with a kitchen and workspace to a hotel room.
Two universities. The University of Sussex and the University of Brighton together teach more than 34,000 students (HESA 2024/25). That brings graduations, open days, visiting parents, academics and visiting researchers.
The London connection. With direct trains to London in around an hour, Brighton attracts Londoners on weekend breaks, people relocating and hybrid workers who need somewhere for a few weeks while they house-hunt. These mid-length stays are valuable in the quieter months.
Hen and stag weekends, and group breaks. Searches for "Airbnb Brighton hen do" and "sleeps 10" are popular. Large homes earn well, but parties are banned on Airbnb, so we recommend group-friendly, not party-friendly, house rules.
How much can an Airbnb earn in Brighton & Hove?
Typical entire-home short lets in Brighton & Hove earn around £24,500 to £33,000 a year in gross booking revenue, depending on the data source. Occupancy runs at 45% to 61%, and average nightly rates at £144 to £175. Bigger homes, sea views, parking and professional management push results higher.
No single data provider sees every booking, so we compared four independent sources. Each uses its own method, area boundary and listing sample, which is why the figures differ.
AirDNA (Brighton and Hove market, data to September 2026; converted to pounds at the 27 October 2026 exchange rate):
Annual revenue: about £25,700
Occupancy: 56%
Average daily rate: about £151
RevPAR (revenue per available night): about £85
Active listings: 4,436 (down 37.1% on the previous year)
Market score: 65 out of 100
BNBCalc (Brighton, 12 months to September 2026):
Annual revenue: £29,900
Occupancy: 45%
Average daily rate: £175
RevPAR: £61
Average booking lead time: 37 days
Listings tracked: 3,015
Airbtics (Brighton and Hove, as of August 2026):
Median annual revenue: £33,000
Occupancy: 61%
Average nightly rate: £144
Listings tracked: 2,744
PriceLabs (Brighton and Hove market dashboard, converted to pounds):
Average annual revenue: about £24,500
Average annual occupancy: 61%
Active listings: 3,364
For context, the UK as a whole (PriceLabs UK benchmark, February 2025 to January 2026):
Occupancy: 56%
Average daily rate: £135
RevPAR: £75
Brighton's nightly rates sit well above the UK average, which is why it remains attractive despite higher property prices.
Earnings by bedroom count (BNBCalc, typical annual revenue):
1-bedroom: around £17,000
2-bedroom: around £29,000
3-bedroom: around £35,000
4+ bedrooms: around £56,000
Seasonality. BNBCalc shows August and July as the peak months, with January and November the weakest. Airbtics also shows demand peaking in July and dipping in January. Pricing for Pride, festivals, match days and bank holidays, then filling winter with longer business and relocation stays, is what separates top-performing homes from average ones.
What the falling listing count means. AirDNA's figure of 4,436 active listings, down 37.1% year on year, suggests many casual hosts have left the market after the tax and council tax changes. Less competition is good news for professionally run, fully compliant homes.
What about property prices? Property Market Intel, using HM Land Registry data, puts the average sale price in the BN postcode area at £422,107 for June 2025 to May 2026, with 10,583 sales. That area covers more than the city itself, so prices in central Brighton and Hove vary widely by street and property type.
You can also try Airbnb's "Airbnb your home" estimate tool for your postcode, but treat it as a starting point rather than a forecast.
These are gross revenue figures, before platform fees, cleaning, utilities, council tax or business rates, insurance, finance and management. Ask us for a free property assessment with a forecast for your specific home.
Is Airbnb allowed in Brighton? The rules in 2026
Yes, Airbnb is allowed in Brighton & Hove. There is no city-wide ban, no night cap and no local short-let licence. However, using a whole home as full-time short-term visitor accommodation can be a material change of use that needs planning permission, and the council does investigate and enforce.
Planning permission and "material change of use"
The 90-night rule applies only in Greater London, so it does not apply in Brighton. Outside London, the question is whether short letting has changed the character of the property's use enough to be a "material change of use". This is a matter of fact and degree, judged case by case. The courts have looked at things like how often guests come and go, group sizes, parties, noise and parking (Moore v SSCLG, 2012).
Brighton & Hove City Council's guidance says planning permission may be needed depending on how much the use changes. Its planning team can be contacted on 01273 292222 or at planning.applications@brighton-hove.gov.uk. In March 2026 the council's scrutiny committee confirmed it enforces against full-time short lets without permission. Councillors also noted the concentration of short lets in areas such as the North Laine.
Each case really does turn on its facts. In October 2025 a planning inspector quashed a council enforcement notice against a one-bedroom flat in a purpose-built block in Clifton Hill. The inspector found that, with a small flat, vetted guests and no parties, there had been no material change of use. That decision does not mean every short let is safe. It shows that property type, guest numbers, management and neighbour impact all count. That's why professional guest vetting and house rules matter.
Our advice: if you plan to let a whole house or flat full time, especially a larger home, take planning advice before you buy or convert.
Is there a Brighton Airbnb licence or registration?
Not yet. Brighton & Hove has no local short-let licence. The government plans a national registration scheme for short-term lets in England, which GOV.UK now expects to begin in March 2027. Brighton & Hove City Council has said it will help test the government's platform. Planning policy changes for visitor accommodation are being considered through the City Plan review.
Article 4 and selective licensing in Brighton
Brighton & Hove has a city-wide Article 4 Direction for HMOs. This means converting a family home (C3) to a small house in multiple occupation (C4) needs planning permission. It does not directly control short lets, but it matters if you're weighing up an HMO against a short let.
Selective licensing currently applies to private rented homes in Kemptown, Moulsecoomb & Bevendean, Queens Park and Whitehawk & Marina, from 2 September 2024 to 1 September 2029. A planned expansion to Central Hove and Regency, designated in July 2026, has been paused pending a legal challenge. Selective licensing targets residential tenancies, but if you switch between long lets and short lets, check your licensing position.
Council tax and business rates
From 1 April 2025, Brighton & Hove charges a 100% premium on furnished homes that are no one's main residence, including second homes and furnished lets. That means 200% council tax.
If your short let is available for at least 140 days a year and actually let for at least 70 days, it should be assessed for business rates instead. Small business rate relief may then reduce or remove the bill. Keep evidence of availability and bookings.
Tax, safety and insurance
Tax: the Furnished Holiday Lettings regime was abolished from April 2025. Short-let profits are now taxed under the same rules as other residential property income, so mortgage interest relief is restricted to a basic-rate tax credit. Speak to an accountant.
Fire safety: a written fire risk assessment is a legal requirement for holiday lets, along with suitable smoke and carbon monoxide alarms, fire doors where needed and clear escape routes.
Gas and electrics: an annual gas safety check is required, and an electrical inspection (EICR) is best practice.
Insurance: standard landlord or home insurance usually won't cover short lets. You need specialist short-let or holiday-let cover with public liability.
Mortgage and lease: standard residential and many buy-to-let mortgages don't allow short letting, so get lender consent or a holiday-let mortgage. If your flat is leasehold, check the lease. A covenant to use the property as a "private dwelling" can prohibit short lets (Triplerose v Beattie, 2020).
Airbnb fees: since June 2026, UK hosts pay a single 15.5% host-only service fee, deducted from payouts.
8:02 PMBlogs
Where are the best areas for an Airbnb in Brighton & Hove?
The strongest areas for short lets are those within walking distance of the seafront, the Lanes and Brighton Station: Kemptown, the North Laine, the Lanes, central Hove and Brunswick. Seven Dials and Preston Park suit families and longer stays, while the Marina suits parking-led and sea-view lets.
Kemptown. Airbtics lists Kemptown among Brighton's most active short-let areas. It's close to the pier, the seafront and the heart of Pride, with Regency townhouses and characterful flats. It's in the current selective licensing area, so check your position if you mix tenancies and short lets.
The North Laine and the Lanes. These are the most central and recognisable areas, with independent shops, restaurants and nightlife, and minutes from the station. Demand is excellent, but so is council scrutiny, so planning advice and careful guest management are essential.
Hove, Brunswick and the seafront. Hove's Regency squares and seafront flats attract couples, families and business guests looking for something calmer. Airbtics reports a 13% location premium for listings near Rockwater in Hove. People often search "is Hove cheaper than Brighton?": Hove can offer slightly better value per square foot alongside strong nightly rates.
Seven Dials and Montpelier. These are close to Brighton Station and popular with London visitors, business travellers and relocators wanting a few weeks in the city.
Preston Park and Fiveways. Leafy, family-friendly and next to the Pride on the Park venue, with good rail links. Larger family homes here suit group and mid-stay bookings.
Brighton Marina, Rottingdean and Saltdean. Parking, sea views and space appeal to families and dog owners. Search interest in "Airbnb Brighton with parking" and "dog friendly" is high, so these features are worth marketing.
Near the universities and the Amex (Falmer, Moulsecoomb, Coldean). These areas offer lower purchase prices and match-day, graduation and academic demand. They tend to have lower nightly rates and need careful pricing.
How much does it cost to set up and run an Airbnb in Brighton?
Set-up costs include furnishing, staging, professional photography, safety equipment and certificates, specialist insurance and listing creation. Ongoing costs include platform fees, cleaning and laundry, utilities and broadband, council tax or business rates, maintenance, consumables, finance and management. Budget carefully for Brighton's double council tax on unrated second homes.
One-off costs to plan for:
Furniture, beds, quality linen and towels (at least two sets per bed)
Kitchen equipment, smart lock or key safe, and Wi-Fi
Fire risk assessment, alarms, fire blanket and extinguishers, gas safety and electrical checks
Professional staging and photography
Specialist insurance and any mortgage or lease consents
Listing creation and pricing set-up
Ongoing costs:
Airbnb's 15.5% host service fee (or other platform fees)
Cleaning and laundry after every stay
Energy, water, broadband and TV licence
Council tax (up to 200%) or business rates
Repairs, replacements and consumables
Accounting, insurance renewals and management (Rose Platinum Properties charges a single 10% fee, calculated after booking-platform fees, with everything included)
Searches such as "how much do Airbnb cleaners charge in the UK" and "how much does it cost to run an Airbnb" are rising. The honest answer is that costs depend on size, stay length and turnover frequency, and longer average stays reduce cleaning costs. We build a full income and cost forecast as part of every free property assessment.
How do I start an Airbnb in Brighton? Step by step
To start an Airbnb in Brighton, check your mortgage, lease and insurance, take planning advice, and confirm council tax or business rates. Then complete safety checks, furnish and stage the property, create a professional listing with dynamic pricing, and set up cleaning, guest communication and maintenance. A management company can handle every step.
Choose the right property. Look for walkability to the seafront, the Lanes or the station, plus parking, outdoor space or sea views. One- and two-bedroom flats make up most of the market; larger homes are scarcer.
Check permissions. Get lender consent or a holiday-let mortgage, review the lease and arrange specialist insurance.
Take planning advice. Especially for full-time use of a whole home, larger properties or flats in busy blocks.
Sort council tax or business rates. Aim to meet the 140/70 test and keep records.
Complete compliance. Fire risk assessment, alarms, gas safety, electrical checks and the GOV.UK holiday-let guidance.
Furnish and stage. Design for your target guest: couples, families, business travellers or groups.
Photograph and list. Use professional photos, a keyword-rich title ("sea view", "parking", "Kemptown") and honest descriptions.
Price dynamically. Price up for Pride, festivals, match days, conferences and bank holidays, and set mid-stay discounts for winter.
Diversify your bookings. Use Airbnb, Booking.com, corporate clients and direct bookings to reduce platform dependency.
Operate to hotel standards. Fast guest communication, consistent cleaning, guest vetting and quick maintenance protect your reviews and your neighbours.
How should I stage a Brighton short let?
Stage your Brighton short let to sell the coastal city lifestyle: light, airy interiors, quality beds and linen, a fully equipped kitchen, a proper workspace and fast Wi-Fi. Add one memorable feature, such as a balcony bistro set or a reading nook. Great staging lifts click-through, nightly rates and reviews.
Our Brighton staging tips:
Lean into light. Coastal palettes, natural textures and good lighting photograph beautifully without looking like a cliché.
Prioritise sleep. Hotel-quality mattresses, blackout blinds and earplugs, especially in lively central areas.
Make it work-ready. A desk, an ergonomic chair and fast Wi-Fi win business and relocation stays outside summer.
Plan for groups thoughtfully. Enough seating and dining space for every guest, plus clear house rules and quiet hours.
Show off your best features. Sea views, balconies, parking and dog-friendly policies should be in the first photos and the title.
Rose Platinum Properties offers a professional property staging service, and we can stage multiple units in a day.
Do I need an Airbnb management company in Brighton?
You don't legally need one, but most investors benefit from one. A good Airbnb management company handles pricing, listings, guest communication, cleaning, maintenance and compliance. That saves you time, protects your reviews and usually increases revenue, which matters in a competitive, seasonal and closely regulated market like Brighton & Hove.
A full-service short-let manager should:
Create and optimise listings across multiple platforms
Run dynamic pricing around events and seasons
Vet guests and answer messages promptly, with out-of-hours cover for emergencies
Manage cleaning, linen, restocking and inspections
Coordinate maintenance and safety certificates
Bring in corporate and direct bookings
Report clearly on income, occupancy and costs
When comparing companies, ask exactly what's included, how fees are calculated and whether there are set-up costs or minimum terms. Fees should be transparent from day one. Rose Platinum Properties charges a single 10% fee, calculated after booking-platform fees, with everything included. No surprises, no hidden extras.
Why choose Rose Platinum Properties?
Rose Platinum Properties helps landlords and investors elevate their investment with full-service short-let, serviced accommodation and corporate accommodation management.
Strong local presence. We take on properties all over the UK and already have a strong presence in Brighton & Hove.
Proven results. We achieve 94.57% average occupancy across our portfolio over the last 12 months.
Guests love our homes. 2,000+ combined Airbnb reviews and a 4.9 rating on Google from 125+ reviews.
We put our money where our mouth is. We own and operate our own Airbnbs, and every strategy we use is tested on our own properties first.
Corporate demand. We provide accommodation for corporate clients including British Airways, Santander, Primark and Azzurri, which helps fill quieter weeks with longer, high-quality stays.
Direct bookings. Our direct booking site, Holiday Future, reduces reliance on any one platform.
Staging in-house. Our property staging team designs homes that photograph well and earn more.
One simple fee. Rose Platinum Properties charges a single 10% fee, calculated after booking-platform fees, with everything included. No hidden extras.
Planning a short let in another city? Read our guide to starting an Airbnb in Chester and our Nottingham Airbnb guide.
Frequently asked questions
Is Airbnb allowed in Brighton?
Yes. There's no Airbnb ban, night cap or local licence in Brighton & Hove. However, using a whole home as full-time short-term visitor accommodation can be a material change of use needing planning permission, and the council does enforce. Take planning advice before letting a whole property full time, especially larger homes.
Do I need planning permission for an Airbnb in Brighton?
You may. Planning permission is needed if short letting materially changes the property's use, which is judged case by case on factors such as guest turnover, group sizes, noise and parking. Occasionally letting your own home is unlikely to need it. Contact Brighton & Hove City Council planning on 01273 292222 for advice.
Is there a Brighton Airbnb ban?
No. Brighton & Hove City Council has not banned Airbnb or short lets. It reviewed short lets through a task-and-finish group, is considering planning policy through the City Plan review, and will test the national registration platform. It does enforce against unauthorised full-time short lets where planning permission was needed but not obtained.
Do I need a licence to run an Airbnb in Brighton?
There is no Brighton short-let licence in October 2026. A national registration scheme for short-term lets in England is expected to begin in March 2027. Selective licensing in Kemptown, Queens Park, Moulsecoomb & Bevendean and Whitehawk & Marina applies to residential tenancies, so check it if you switch between long and short lets.
Does the 90-night rule apply in Brighton?
No. The 90-night annual limit on short lets without planning permission applies only in Greater London. In Brighton & Hove, there is no fixed night limit. Instead, the test is whether short letting amounts to a material change of use, which depends on the facts of each property and how it is used.
How much does an Airbnb make in Brighton?
Independent data puts typical annual revenue at around £24,500 to £33,000 for active Brighton & Hove listings, with occupancy of 45% to 61% and nightly rates of £144 to £175. Revenue rises with bedrooms: BNBCalc estimates around £17,000 for a one-bed and £56,000 for four or more bedrooms.
What is the average occupancy for Airbnb in Brighton?
Average occupancy ranges from 45% (BNBCalc) to 56% (AirDNA) and 61% (Airbtics and PriceLabs), depending on each provider's method and sample. Summer, Pride and festival weekends run close to full. Well-managed homes beat the average: Rose Platinum Properties achieves 94.57% average occupancy across our portfolio over the last 12 months.
When is peak season for Airbnb in Brighton?
July and August are Brighton's peak months, driven by summer holidays and Pride in early August. May brings the Brighton Festival and Fringe. January and November are the quietest months, so smart hosts target business, relocation and mid-length stays in winter to keep occupancy and income steady.
Do I pay council tax or business rates on a Brighton holiday let?
It depends on availability and bookings. If the property is available for 140 days or more a year and actually let for 70 days or more, it should be assessed for business rates, and small business rate relief may apply. Otherwise, council tax applies, including Brighton's 100% second-home premium.
Do second homes in Brighton pay double council tax?
Yes. From 1 April 2025, Brighton & Hove City Council charges a 100% premium on furnished homes that aren't anyone's main residence, including second homes and furnished lets without a resident. That means 200% council tax, unless an exception applies or the property is assessed for business rates instead.
What areas are best for Airbnb in Brighton?
Kemptown, the North Laine, the Lanes, central Hove and Brunswick are strong for walkability to the seafront and station. Seven Dials and Preston Park suit business and family stays. Airbtics reports a 13% location premium near Rockwater in Hove. Parking, sea views and outdoor space add value anywhere.
Is Hove good for Airbnb?
Yes. Hove's Regency squares, seafront flats and calmer atmosphere appeal to couples, families and business guests. It's close to Brighton's attractions but often quieter for neighbours. Airbtics data shows a 13% location premium for listings near Rockwater, Hove. Planning and council tax rules are the same across the city.
Can I Airbnb my buy-to-let in Brighton?
Possibly, but check first. Many buy-to-let mortgages don't allow short letting, so you'll need lender consent or a holiday-let mortgage. Check your lease, insurance and planning position too. If you currently have tenants, the Renters' Rights Act rules from 1 May 2026 affect how and when you can regain possession.
Can I Airbnb a leasehold flat in Brighton?
Only if your lease allows it. Many Brighton leases restrict use to a "private dwelling", which tribunals have held can prohibit short lets (Triplerose v Beattie, 2020). Check your lease, speak to the freeholder or managing agent, and consider the impact on neighbours in shared blocks before listing.
How much does Airbnb charge hosts in the UK?
Since June 2026, UK Airbnb hosts have moved to a single host-only service fee of 15.5%, deducted from the payout, rather than splitting fees with guests. Other platforms charge different commissions. Platform fees are separate from cleaning, management and running costs, so include them in your forecast.
Do Furnished Holiday Lettings tax rules still apply?
No. The Furnished Holiday Lettings regime was abolished from April 2025. Short-let profits are now taxed like other residential property income, so full mortgage interest deduction and FHL capital gains reliefs are no longer available. Short lets can still be profitable, but take advice from a qualified accountant.
Is there a short-let register in England?
Not yet. The government is introducing a mandatory national registration scheme for short-term lets in England, which GOV.UK now expects to start in March 2027. Brighton & Hove City Council has said it will help test the platform. Get your safety certificates and records in order now so you're ready.
What does an Airbnb management company do?
An Airbnb management company runs your short let for you: listing creation, dynamic pricing, guest messaging and vetting, check-ins, cleaning and laundry, maintenance, compliance and reporting. The best also bring corporate and direct bookings. You keep ownership and control while they handle the day-to-day operations.
How much does Airbnb management cost in Brighton?
Many management companies charge 15–20% plus VAT. We don't. Rose Platinum Properties charges a single 10% fee, calculated after booking-platform fees, with everything included, because we believe in fair value that makes you want to bring your whole portfolio to us. Book a free property assessment for a clear quote.
Do you manage properties in Brighton & Hove?
Yes. Rose Platinum Properties takes on properties all over the UK and already has a strong presence in Brighton & Hove. We manage short lets, serviced accommodation and corporate stays for local landlords and investors, from seafront flats to large family homes. Book a free property assessment to see what yours could earn.
Is Brighton a good place to invest in property for short lets?
Brighton offers strong nightly rates, year-round events and a London-linked market, though purchase prices are higher than in many UK cities. AirDNA shows active listings down 37.1% year on year, meaning less competition for compliant, well-run homes. Choose location carefully and model returns after council tax and costs.
Ready to launch your Brighton & Hove short let?
Whether you already own a property in Brighton & Hove or you're planning to buy, we'll show you what it could earn and exactly how we'd manage it.
Book your free property assessment and receive a tailored revenue forecast, compliance checklist and management proposal, all with our simple, all-inclusive 10% fee.
WhatsApp: 07440 579926
RPP Management. Elevate Your Investment.
