Average Airbnb income in Bath

Based on current Houst performance data, a professionally managed two-bedroom property in Bath earns approximately £5,902 per month at 70% annual occupancy.

At that occupancy and income level:

• Estimated annual gross income: approximately £70,824
• ADR (average daily rate): approximately £281 per night
• Bath’s ADR is among the highest of any UK city outside London and Edinburgh, reflecting its premium tourism positioning and UNESCO World Heritage status
• International visitor demand keeps occupancy strong year-round, with summer and festival periods driving ADR well above the annual average

These figures reflect a professionally managed listing across all booking platforms with optimised pricing. Self-managed properties or single-platform listings typically achieve lower occupancy and ADR.

For a personalised income estimate based on your specific property and area, see the Houst Bath Airbnb management page.

Income by area in Bath

Bath is a compact city and location differences are less pronounced than in larger cities, but proximity to the key visitor attractions and the city centre still drives meaningful ADR variation.

City Centre and the Royal Crescent. Bath’s highest-earning short-let area. Properties within walking distance of the Roman Baths, the Royal Crescent, the Circus and Pulteney Bridge attract the highest-spending international visitors. Georgian townhouses and period apartments here command a significant premium above the city average, with ADR well above £281 on quality listings.

Bathwick and Pulteney. Elegant residential area east of the city centre, immediately across Pulteney Bridge. Beautiful period architecture, quiet residential streets and easy walking access to the centre make this one of Bath’s most sought-after short-let locations.

Lansdown and Widcombe. Hillside residential areas with strong character appeal. Popular with visitors seeking a quieter base with views over the city. Slightly lower ADR than the centre but consistent occupancy from independent travellers and couples.

Bear Flat and Oldfield Park. South Bath residential areas with good transport links to the centre. Lower ADR than the core Georgian areas but solid occupancy from visiting families, university visitors and domestic tourists.

What drives Bath Airbnb income

UNESCO World Heritage tourism. Bath is one of only a handful of UK cities with UNESCO World Heritage status for its entire city centre. The Roman Baths and Georgian architecture draw significant international visitor numbers from the US, Germany, France, Japan and Australia year-round. This premium international visitor base supports the high ADR that distinguishes Bath from other provincial UK cities.

Thermae Bath Spa and wellness tourism. Bath’s natural hot springs and the modern Thermae Bath Spa make it a year-round wellness destination. Couples and groups visiting for spa breaks drive consistent leisure occupancy across all seasons, providing a demand base that goes beyond purely sightseeing tourism.

Bath Festivals. Bath hosts an internationally regarded festival calendar including the Bath Festival (literature and music, May), Bath Comedy Festival (April) and Christmas Market (late November to mid-December), one of the UK’s most popular. Each festival period drives very high occupancy and significant ADR premiums.

University and academic demand. The University of Bath and Bath Spa University bring consistent visiting academic and student family demand. Graduation weekends, open days and freshers create occupancy peaks across the academic calendar.

Proximity to Bristol and the Cotswolds. Bath’s position between Bristol (15 miles) and the Cotswolds makes it a popular base for exploring the wider region. Visitors staying in Bath for 3-5 nights and day-tripping to surrounding attractions generate longer stays and better ADR than single-night stops.

Regulation. Bath does not have a mandatory night cap. England is consulting on a short-term let register and new planning use class, though no cap applies outside London. See the Bath short-term rental regulation guide for the current framework.

Costs and what you actually keep

Gross income is only part of the picture. Here is what typically reduces it before calculating net income:

Platform fees. Airbnb charges hosts approximately 3% of the booking value. Booking.com and Vrbo are broadly similar.

Management fees. Houst charges 14% of nightly income in Bath. If self-managing, account for the time cost of guest communication, check-in, pricing and platform management.

Cleaning. Professional cleaning between each guest stay. At 70% annual occupancy on a two-bedroom, expect 2-3 cleaning sessions per week during peak periods.

Maintenance and consumables. Short-let use accelerates wear on furnishings and appliances. Budget approximately 5-8% of gross income annually.

Insurance. Standard short-let insurance for a Bath property typically runs £800-1,500 per year. Period properties may attract higher premiums. Ensure your policy explicitly covers short-term rental activity.

Safety certifications. Gas safety (annual), EICR (5-yearly), smoke and CO alarms. A professional management company handles these as part of their compliance process.

Net income estimate (two-bedroom at £5,902/month gross):

• After platform fees (3%): approximately £5,725
• After management (14%): approximately £4,923
• After cleaning, maintenance and insurance: approximately £4,200-4,500/month net

This puts estimated net annual income at approximately £50,400-54,000 for a well-managed two-bedroom property at Houst average occupancy.

How to maximise your Bath Airbnb income

Price for the festival calendar and Christmas Market. Bath’s festival calendar creates some of the sharpest demand spikes in the UK short-let market. The Bath Festival (May), Bath Comedy Festival (April) and Bath Christmas Market (late November to mid-December) each drive very high occupancy and significant ADR premiums. A management company with real-time local pricing data will capture the full premium on these dates automatically.

Highlight period features. Bath visitors are specifically seeking the Georgian aesthetic. Properties with original fireplaces, sash windows, period cornicing or views of Georgian terraces command a meaningful premium over equivalent properties without these features. Highlight them prominently in your listing photography and description.

Target international visitors with multi-night minimum stays. Bath’s international visitor base tends to stay longer than domestic day-trippers. Setting a 2-3 night minimum stay during peak periods increases average booking value and reduces turnover costs without meaningfully reducing occupancy.

List across international platforms. Bath’s US, German, French and Japanese visitor mix books through Booking.com and Vrbo as well as Airbnb. Multi-platform distribution is important for capturing the full international demand base.

Check the England STL register position. England is consulting on new short-term let planning requirements. Verify the current framework before listing a whole property. See the Bath short-term rental regulation guide.

Frequently asked questions

How much do Bath Airbnb hosts earn?

Based on Houst performance data, a professionally managed two-bedroom property in Bath earns approximately £5,902 per month at 70% occupancy. Annual gross income is approximately £70,824. Bath’s ADR of £281/night is among the highest of any UK city outside London and Edinburgh, reflecting its UNESCO World Heritage status and premium international tourism positioning.

What is the best area in Bath for Airbnb?

The city centre and Royal Crescent area consistently deliver the highest ADR, driven by proximity to the Roman Baths, Royal Crescent and Pulteney Bridge. Bathwick and Pulteney perform strongly for visitors seeking a quieter period property close to the centre. Bath is compact enough that most central areas perform well.

Is Bath Airbnb income seasonal?

Less extreme than purely coastal markets, but Bath’s festival calendar creates significant demand spikes. The Bath Festival (May), Bath Comedy Festival (April) and Bath Christmas Market (late November to mid-December) drive the sharpest peaks. International tourism keeps year-round occupancy strong relative to most UK provincial cities.

Is there a night cap for Airbnb in Bath?

No. Bath and England outside London have no mandatory night cap on short-term lets. London’s 90-night cap does not apply in Bath. England is consulting on a new short-let register and planning use class but no cap is currently in force.

How does Bath Airbnb income compare to long-term letting?

At 70% occupancy and £5,902/month gross, a well-managed Bath short-let property typically earns significantly more than the equivalent long-term rental income. Bath’s premium ADR driven by international tourism makes the income advantage particularly strong relative to most UK provincial cities.