Serviced Accommodation

SA Calculator

Serviced Accommodation Profit Calculator

Calculate profitability of serviced accommodation properties including ADR, occupancy, RevPAR, and breakeven analysis.

AI-Powered

Free to use

Property details

Enter your SA figures

SA profitability

Based on your inputs

Gross Revenue

£33,215

Annual income

Net Cashflow

-£1,270

Negative

Cash on Cash

-2.0%

Return on deposit

Breakeven

66%

Min. occupancy needed

ADR

£120

Average Daily Rate

RevPAR

£78

Revenue Per Available

SA vs BTL

2.7x

Revenue multiplier

Monthly Cashflow

-£106

237 nights

95 bookings/yr

Annual P&L

Accommodation revenue+£28,470

Cleaning fees collected+£4,745

Gross revenue£33,215

Platform fees-£4,271

Management-£6,643

Cleaning costs-£3,322

Utilities-£3,000

Other costs-£6,000

Net Operating Income£9,980

Mortgage-£11,250

Net Cashflow-£1,270

About the Serviced Accommodation Profit Calculator

What it does and how it helps you

The Serviced Accommodation Profit Calculator helps UK SA investors analyze the full profitability of short-term rental properties. Calculate gross revenue, net operating income, cashflow, and returns based on ADR, occupancy, and comprehensive operating costs. Compare SA income potential versus traditional BTL with detailed P&L breakdown and RevPAR analysis.

Complete P&L with gross revenue and all operating costs

ADR and RevPAR calculation for performance benchmarking

Cash-on-cash return and yield calculations

SA vs BTL income multiplier comparison

How It Works

Understanding the calculation method

The SA Profit Calculator works by: 1. Property Investment - Enter purchase price, refurb costs, and finance terms (deposit, interest rate) 2. Revenue Projection - Model income from nightly rates and cleaning fees based on realistic occupancy and average stay length 3. Operating Costs - Account for platform fees (Airbnb/Booking.com), management, cleaning per booking, utilities, insurance, maintenance, and consumables 4. P&L Calculation - Generate comprehensive annual profit & loss showing gross revenue, all operating expenses, and net cashflow 5. Performance Metrics - Calculate ADR, RevPAR, gross yield, net yield, cash-on-cash return, and breakeven occupancy The calculator demonstrates the complete SA business model, showing both the higher income potential (typically 2-4x BTL rent) and the full cost structure required to achieve it. Essential for realistic deal analysis.

When to use this calculator

Use this calculator when analyzing SA investment opportunities, comparing properties to assess profit potential, building business cases for lenders or investors, understanding full operating cost structure before committing, and setting realistic income and expense budgets. Critical for comparing SA profitability against traditional BTL to justify the additional management effort.

Frequently Asked Questions

Common questions about this calculator

After all operating costs and mortgage, successful UK SA properties typically achieve 30-40% net margin on gross revenue. This translates to £10,000-£20,000+ annual cashflow on properties generating £30,000-£50,000 gross revenue. However, this requires proper management, competitive pricing, and maintaining occupancy. Poorly run SAs can be unprofitable despite high revenue due to platform fees, cleaning, utilities, and management eating into margins.

SA properties typically generate 2-4x the gross income of equivalent BTL rentals. A property that might rent for £800/month BTL (£9,600/year) could generate £25,000-£40,000 gross revenue as SA at £120/night and 60% occupancy. However, SA operating costs are also much higher (40-60% of gross vs 20-30% for BTL), so net profit is typically 1.5-2.5x higher than BTL, not 2-4x.

Total operating costs typically run 40-60% of gross revenue: Platform fees 15-20% (Airbnb/Booking.com), Management 15-25% (if outsourced, 0% self-managed), Cleaning £30-50 per booking (£3,000-£6,000/year at 100 bookings), Utilities £200-400/month (guests use more than tenants), Insurance £100-200/month (specialist SA cover), Maintenance/Consumables £200-400/month. Plus mortgage interest on top of these costs.

Target 15-25%+ cash-on-cash return on your deposit to justify the additional effort versus BTL (typically 5-8%). At 20% CoC, a £50,000 deposit generates £10,000 annual cashflow. Returns above 25% are excellent but may not be sustainable (check occupancy assumptions). Below 15%, question whether the additional management burden of SA is worthwhile versus easier BTL investment.

Yes, always include full setup costs. SA properties require higher specification than BTL - quality furnishings, fully equipped kitchen, hotel-standard beds/bedding, smart TVs, fast WiFi, professional photography, and initial consumables stock. Budget £8,000-£15,000 for a 1-bed, £15,000-£25,000 for a 2-bed. These upfront costs affect your true return on investment and should be factored into CoC calculations.

Related Property Terms

Serviced accommodation profitSA cashflow calculatorAirbnb profit calculator UKHoliday let profitabilitySA operating costsShort-term rental incomeSA vs BTL comparisonCash on cash return SASA net yieldServiced accommodation ROI