Airbnb rules in London 2026: licensing, night caps, registration

Quick answer

London allows short-term lets for up to 90 nights per calendar year per property without planning permission. Going above the cap requires planning permission, which is rarely granted in Greater London.

London short-let rules at a glance

Licence requiredNo

Registration requiredNo

Host must be presentNo

Planning permission requiredNo

Annual night cap90 nights

Regulatory riskMedium

Last verifiedJuly 2026

Worst-case scenario

If London introduces a stricter cap (40 nights), revenue could drop ~55%. Budget for long-term rental as a fallback.

How London's rules shape the market

There are currently 47,121 active short-term-rental listings operating in London (of 91,954 total). Median occupancy across those is 17.5%. The median nightly rate is £173. At that rate, the 90-night cap puts a ceiling of about £15,597 a year on gross revenue for an uncapped-by-licence listing.

FAQ

Do I need a license to run an Airbnb in London?

London does not currently require a license to operate a short-term rental, though local regulations may still apply.

How many nights can I rent my Airbnb in London?

London caps short-term rentals at 90 nights per year for entire homes.

Beyond the rules

See London's income, occupancy, and neighborhood data

View market data →

Already hosting here?

Your guests are texting right now

HostPal answers them on WhatsApp 24/7 — in 50+ languages, from your own house rules and guidebook. Emergencies get escalated to you; the WiFi password doesn't. Live in under 10 minutes, no PMS required.

Try HostPal free for 7 days →

Source: https://www.gov.uk/government/news/short-term-lets-registration-scheme-to-protect-communities-and-keep-tourism-strong · Last verified July 2026