Hayle, Penzance and St Ives have always been extremely popular holiday destinations. Now add to the mix Covid-19, making it virtually impossible to holiday abroad, at least in the short term. This means that these locations have become more popular than ever. Naturally the media has picked up on this, with some eye watering headlines about what you can earn from a holiday let rental property.
But is a holiday let rental a better option than a traditional residential let?
There are so many variables to consider. However, for simplicity I’ve based all my findings on a typical 2 bedroom terrace house in Hayle, Cornwall, with a garden and walking distance to the beach. I’ve worked on a purchase price of £170,000.
Holiday let Rental Income
Most agencies will initially quote income for full occupancy. When in reality the average is around 28 weeks, with start-ups achieving around 15 weeks initially. So I’ve based my calculation on the average of 28 weeks, with peak weeks achieving £1,000 and a low season weeks achieving £350 then variable prices in between.
This would provide you with a gross income of around: £16,850
Annual Running Costs for a Holiday Let property
Agency/marketing fees: These can be as much as 50%, with hidden costs but most are around 20%, so this what I’ve worked on = £3,370 p.a.
You can reduce costs here by managing the property yourself but it is a saturated market and it takes a lot of work to secure a decent number of weeks. If you do it yourself, you will need to use on-line booking portals such as bookings.com or Airbnb which have an overly complicated charging structures and cancellation policies. You will also need your own website and probably your own Facebook page.
Repairs, Safety and Maintenance
Gas safety check: If you have gas to the property you will be required to have an annual gas safety check this would be around £100.00
You may also want to consider annual or bi-annual PAT testing and an electrical condition report every 5 years. Although these are not currently a legal requirement for holiday lets.
There are running repairs and inventory replacements to keep on top of throughout the year. Therefore, a rule of thumb guide is to put aside a 10% slush fund to allow for these eventualities. If you don’t use all the money in one year, it can be put towards larger costs such as new carpets in a future year.
Repairs and Maintenance costs = £1,685
Cleaning and laundry costs
Allow a minimum of £100 per changeover (more if you provide towels and beach towels) = £2,800
Utilities: Gas and electricity for a 2 bedroom property approx. £80.00 pcm = £960
Council tax: Around £1,200
Total annual running costs: £10,115
Net Income for a Holiday Let Property in Hayle
£16,850 – £10,115 = £6,735
Holiday let Rental income – Return on investment = 3.96%
Residential Let Income
Currently a 2 bedroom Terrace house in Hayle would achieve around £750 monthly rental income.
Therefore, your gross annual income would be: £9,000
Annual Running Costs for a Residential Let Property
Agency Management Fees of 12% = £1,080
Annual Gas safety check. This is a legal requirement if you have gas to the property and must be carried out annually: £100.00
You would also have electrical safety certification cost once every 5 years and an EPC once every 10 years.
Repairs and Maintenance
You will rarely have the level of ongoing costs that you’d have with a holiday let but there could be some and you may also have times when your property is empty between lets. Therefore, its also wise to budget around 10% of your monthly income to cover for such eventualities.
Repairs and Maintenance Costs = £780.00
Utilities: None. These are paid for by the tenant
Council tax: None, this is paid for by the tenant
Total annual running costs: £1,960
Net income for a Residential Let Property in Hayle
£9,000 – £1,960 = £7,040
Residential Let Rental income- Return on investment = 4.14%
As you can see, despite the vast difference in the gross income between a holiday let rental of £16,850 and a residential let of £9,000, the net figure is surprisingly similar. So please do your sums carefully and work out which type of let works best for you.
This is obviously only half the picture, so please also check out our article looking at the initial set up costs of both different types of lets: Set up costs of a holiday let compared with a residential let