Self-catering and holiday let accommodation

Whether you pay business rates will depend on how many nights your property is available to let each year and how many nights it was actually let.

The Valuation Office Agency (VOA) will work out the rateable value of your property based on its type, size, location, quality and how much income you’re likely to make from letting it.

If you only let one property and its rateable value is less than £15,000 you may be eligible for small business rate relief.

There are different rules if your property is in Scotland or if your property is in Northern Ireland.

Rules until 31 March 2023

If your property is in England and available to let for short periods for at least 140 nights per year, it will be rated as a self-catering property and valued for business rates.

If your property is in Wales, it will be rated as a self-catering property and valued for business rates if it’s both:

  • available to let for short periods for at least 140 nights per year

  • actually let for at least 70 nights per year

Rules from 1 April 2023

If your property is in England, it will be rated as a self-catering property and valued for business rates if it’s both:

  • available to let for short periods for at least 140 nights in total over the current and previous tax years

  • actually let for at least 70 nights in the last 12 months

If your property is in Wales, it will be rated as a self-catering property and valued for business rates if it’s both:

  • available to let for short periods for at least 252 nights in total over the current and previous tax years

  • actually let for at least 182 nights in the last 12 months