Short-term rental in United Kingdom: rules and advice for owners
What the law in United Kingdom asks of owners who let their home on Airbnb or Booking, which cities are open or restricted, and our practical advice. Updated 28/09/2026.
Four nations, four regimes
The United Kingdom has no single short-let law: England, Scotland, Wales and Northern Ireland each set their own rules, and the EU registration regulation does not apply.
England: a register on the way
England still has no licence or register in force. The Levelling-up and Regeneration Act 2023 provides for a national register, and on 3 September 2026 the government said it should be fully operational by March 2027; its data fields and fees are not yet settled. In Greater London, letting a home for more than 90 nights in a calendar year requires planning permission. Elsewhere, councils judge case by case whether intensive short letting amounts to a material change of use.
Scotland, Wales and Northern Ireland
In Scotland every short let needs a licence from the local council, and councils can designate control areas where letting a property that is not your main home requires planning permission; the whole of Edinburgh has been one since September 2022, and its visitor levy of 5% on the first five nights applies from 24 July 2026. Wales opens a national register of visitor accommodation on 1 October 2026, with registration due by 31 March 2027. Northern Ireland requires a certificate from Tourism NI.
The cities on our list
- 90-night threshold: London.
- Licence plus citywide control area: Edinburgh.
- Licence or certificate required: Glasgow, Aberdeen and Dundee in Scotland; Belfast through Tourism NI.
- Register opening in October 2026: Cardiff and Swansea.
- No licence yet, planning judged locally: Birmingham, Manchester, Leeds, Liverpool, Bristol, Sheffield, Bradford, Leicester, Coventry, Nottingham, Newcastle upon Tyne, Brighton and Hove, Hull, Plymouth, Wolverhampton, Derby, Stoke-on-Trent, Southampton, Portsmouth, York, Bournemouth, Oxford, Cambridge, Norwich, Blackpool, Exeter, Bath, Chester and Canterbury.
Tax
The furnished holiday lettings tax regime was abolished from April 2025, so profits from short lets are now taxed along the same lines as other property income.
Our advice
Read your lease and mortgage conditions first, as many forbid short letting, then ask the council about the planning position. Tell us about the property; we study every request and tell you honestly whether and how we can help.
Rules guides
Markets and cities
Owner guides
Where it earns most: AirDNA markets
| Market | Avg nightly rate | Occupancy | Avg yearly revenue | Rules |
|---|---|---|---|---|
| Edinburgh | €230 | 68% | €47,690 | freeze |
| Gloucester Cheltenham | €234 | 56% | €39,662 | open |
| Lake District | €223 | 58% | €36,607 | open |
| London | €189 | 63% | €35,756 | night cap |
| Suffolk | €245 | 53% | €35,491 | open |
| West Yorkshire | €206 | 57% | €34,978 | open |
| Stirling | €210 | 58% | €34,459 | licence |
| Peak District | €201 | 57% | €34,333 | open |
AirDNA 2026, markets with at least 150 active listings and more than $30,000 of yearly revenue per listing, converted at 1 EUR = 1.1567 USD. These are the strongest markets, not the national average, and not a promise.
Neighbouring countries
All European countries covered by Hexuvium →
Frequently asked questions
Is Airbnb legal in United Kingdom?
The UK splits short-let rules between four nations: England awaits a register, Scotland licenses every host, Wales opens a register and London caps nights.
Can Hexuvium manage my property in United Kingdom?
Send us your address and a short description. We check the national and local rules for your exact property in United Kingdom, then tell you honestly whether and how we can help — free and without obligation.
Sources
- Landlord Knowledge — Government sets March 2027 target for England short-let register (2026-09-07)
- GOV.WALES — Registering visitor accommodation: overview (2026-09-24)
- Houst — Edinburgh short-lets 2026: licence, planning and 5% levy (2026-05-18)
- gov.scot — Short-term lets: regulation information (consulté 2026-09-27)
- legislation.gov.uk — Deregulation Act 2015 (London 90-night rule) (2015)
Thinking of renting out your home?
Tell us about your property: we study every request, check the local rules with you and tell you honestly whether and how we can help. Free and without obligation — Hexuvium, managing short-term rentals since 2015.
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