1. The 90-day rule (unchanged)

The 90-night cap on whole-property short-term lets in Greater London remains in force under the Deregulation Act 2015. The limit resets on 1 January each year. Hosted stays (owner present) are exempt. Airbnb blocks listings automatically at 90 nights.

The Mayor of London and several inner boroughs have called for a reduction to 30 or 60 nights, but no change has been legislated. For the full breakdown, see our guide to the London 90-day Airbnb rule.

2. What is coming

2.1 National registration scheme

The Levelling Up and Regeneration Act 2023 gives the government powers to create a mandatory STR registration scheme. Every property will need a unique registration number displayed on all listings. Platforms will verify numbers or delist unregistered properties. Civil penalties of up to 5,000 pounds. The secondary legislation has not yet been enacted but is expected in 2026.

2.2 C5 planning use class

A new planning use class "C5" for dedicated short-term lets has been proposed. Existing STR properties would be automatically classified as C5. New permitted development rights would allow conversion between C3 (residential) and C5, but local authorities could remove this right via Article 4 directions in high-pressure areas. London boroughs are likely to be among the first to use Article 4.

2.3 Section 21 abolished (May 2026)

No-fault evictions end on 1 May 2026. After using the new Ground 1A (sale) to regain possession, landlords cannot re-let the property (including as an Airbnb) for 12 months. For the full guide, see our article on Section 21 abolition.

3. Tax changes already in effect

The Furnished Holiday Lettings tax regime was abolished from April 2025. London hosts have lost unrestricted mortgage interest deduction, capital allowances, and Business Asset Disposal Relief. Mortgage interest is now restricted to a 20% basic rate tax credit. For the full breakdown, see our guide to Airbnb tax in the UK.

The 100% council tax premium on second homes is being rolled out by councils across England from April 2025. If your London property does not qualify for business rates (140/70-day threshold), you may face double council tax. See our guide to Airbnb council tax.

4. What to do now

• Track your 90 nights carefully across all platforms (not just Airbnb).
• Prepare for the registration scheme by keeping property records, safety certificates, and letting history ready.
• Check your lease, mortgage, and insurance before listing.
• If you are a landlord considering switching from long-let to STR, factor in the 12-month re-letting ban under the new eviction rules.
• Consider professional management to handle compliance, pricing, and multi-platform distribution. For costs, see our guide to costs of running a holiday let.

4. What London hosts should do now

The regulatory direction is clear: more registration, more enforcement, tighter planning rules. Here is what to action now rather than waiting.

4.1 Compliance checklist

• Track your nights: monitor your cumulative short-term let nights across all platforms. Airbnb blocks automatically at 90, but if you list on multiple platforms you must track the total yourself.
• Check your lease: if your property is leasehold, confirm there are no restrictions on short-term lets (stays under 90 days). Some leases explicitly prohibit this.
• Review your insurance: standard home insurance does not cover paying guests. You need specialist short-let insurance.
• Prepare for registration: the national registration scheme will require you to register your property and display a registration number on all listings. Get your property details, ownership documents, and safety certificates organised now.
• Understand the C5 use class: when the C5 planning use class for short-term lets is introduced, converting from C3 (residential) to C5 may require planning permission in some areas. Check with your local council for early guidance.

4.2 Plan for the 90-night cliff

After 90 nights, your property needs to earn differently. Many London hosts switch to 28+ day lets (which are exempt from the cap) for the remaining months. Others use the property personally or let it as a traditional assured shorthold tenancy. Plan your annual strategy around this transition rather than being caught off guard. See our guide to the London 90-day Airbnb rule for the full breakdown.

5. When professional management helps

London's regulatory complexity makes professional management more valuable here than in most UK cities. A management company handles:

• Night tracking across platforms to stay within the 90-night cap.
• Transition to longer-term lets after the cap is reached.
• Preparation for the national registration scheme when it launches.
• Dynamic pricing to maximise the 90 nights you have (capturing peak events like Wimbledon, fashion weeks, and summer demand).
• Multi-platform distribution to fill all 90 nights at the best possible rate.
• Compliance with leasehold restrictions, insurance requirements, and building management rules.

Management fees in London typically run 12-20% of booking revenue. For most well-located London properties, the higher occupancy and ADR that professional management delivers more than offsets the fee. For details, see our guide to Airbnb management fees. For London-specific options, see our guide to the best Airbnb management companies in London.

6. FAQ

How many nights can I Airbnb my London property?

Up to 90 nights per calendar year for whole-property short-term lets without planning permission. The cap applies across all platforms combined. Stays of 90+ consecutive nights are generally exempt as they are not considered short-term.

Do I need to register my London short-term let?

Not yet, but a national registration scheme is expected under the Levelling Up and Regeneration Act 2023. When launched, you will need to register and display a registration number on all listings. Prepare your documents now.

What is the C5 planning use class?

A proposed new planning use class specifically for short-term lets. Currently, most residential properties are C3 (dwelling houses). When C5 is introduced, converting from C3 to C5 may require planning permission, giving councils more control over short-term letting in their areas.

What happens if I exceed 90 nights in London?

You are operating without planning permission, which is a planning breach. The local council can take enforcement action. Airbnb blocks bookings automatically at 90 nights, but if you use multiple platforms and exceed the cap, you risk enforcement notices and fines.

Is it still worth doing Airbnb in London with all these rules?

For most well-located London properties, yes. London has some of the highest nightly rates and strongest demand in the world. Even capped at 90 nights, a well-managed London property can generate GBP 10,000-20,000+ in short-term revenue, plus additional income from longer-term lets for the rest of the year. Professional management maximises both phases.

This guide is general information, not legal advice. London STR regulations are evolving. Always confirm current requirements with your local council or a qualified adviser.