Best property management companies in London: how they compare
Last updated: September 7, 2026
What are the best property management companies in London? The company you choose to manage your property will directly affect your occupancy, your revenue, and your compliance with local regulations. In a market as competitive as London’s, that decision matters.
The best property management companies in London for short-let and Airbnb-style properties are GuestReady, Houst, City Relay and UpperKey, compared here on local presence, fee transparency, portfolio fit and proprietary market data.
This guide covers short-term and mid-term rental management specifically, not long-term buy-to-let letting, which is a different market with different providers.
Key takeaways
- GuestReady: best for owners who want full-service management backed by an international group, innovative proprietary technology and a single named point of contact.
- Houst: best for owners who want a large, established UK-founded operator with wide international reach and its own pricing engine.
- City Relay: best for owners with a single upmarket property, especially in central or west London, who want a flexible sourcing-and-management service from a physically local team.
- UpperKey: best for owners who want a fixed, guaranteed monthly rent regardless of occupancy.
How we compared this list of property management companies in London
This comparison is built from each company’s own published website content, Trustpilot review data, and GuestReady’s field knowledge of the London short-let market. It is not based on paid placements or affiliate relationships.
Commission and fees are described by model type (percentage-based or guaranteed rent) throughout. Where a specific rate is named for a provider, it reflects what that provider had published at the time of writing, so always confirm the current figure directly with the provider before making a decision.
Data last verified: September 2026.
How the top 4 property management companies in London compare
1. GuestReady: full-service property management with local expertise and proprietary technology
GuestReady has managed short-let and mid-term rental properties in London since 2016, one of several established airbnb management companies operating in the city.
Three things that set GuestReady apart: close, local knowledge of the market and its guests, its own proprietary technology, and the backing of a group operating across the UK, Ireland, France, Portugal, Spain and Dubai.
Our proprietary technology is built in-house and kept constantly up to date with the latest innovations, putting pricing, bookings, occupancy and income in one place, updated in real time and accessible from a single app, on desktop or mobile, wherever an owner happens to be.
“Owners don’t want to wait for a monthly summary to find out how their property is doing. Our dashboard gives them real-time visibility from wherever they are, through our mobile app, where they can track bookings, revenue and maintenance, among other things. If something doesn’t look right, we’re always happy to help, and our London team is only one call away.” – Chris Mitchell, Managing Director UK & Ireland, GuestReady
The same platform covers cleaning and maintenance visibility, with personal-use calendar sync, and automated tools that help optimise occupancy and handle finances. Guest communication runs around the clock in multiple languages, backed by a local team ready to support you 24/7 and make sure every guest’s needs are met.
In London specifically, that local knowledge and technology show up in the numbers too: an average occupancy of 85%, an average review score of 4.7 out of 5, and an average daily rate of £230 for standard listings, across more than 300 properties.
Day to day, operations are led by Chris Mitchell, GuestReady’s Managing Director for the UK and Ireland, and our service covers short-let, mid-term, corporate let and serviced accommodation models, letting the strategy and pricing for a property adapt as demand shifts through the year.
Owners with property elsewhere in the country can also draw on our wider management coverage across the United Kingdom.
“I live too far away to manage my flat in London and as luck would have it stumbled upon Guest Ready and thank goodness I did. They have been brilliant, professional, friendly and “on it” from the get go. Peace of mind from the beginning and occupation rate has been fantastic. Thank you” – Emma, Trustpilot.
Where the trade-off is: Our pricing is commission-based, so income moves with occupancy and rate rather than sitting at a fixed amount. This has generally delivered higher total returns over a year than a guaranteed-rent arrangement, but income does vary month to month.
Best for: owners who want full-service management backed by an international group, innovative proprietary technology and a single named point of contact.
2. Houst: large-scale operator with broad international reach
Houst has operated in London since 2015 and positions itself as a management platform with dynamic pricing.
On its own London page, Houst cites an average daily rate of around £237 and 76% average occupancy, putting a well-run two-bedroom property at roughly £65,644 a year. Rates run around 30% above baseline during peak periods, such as June to September and over Christmas and New Year.
What it does well: Houst publishes its fee range directly on its own site, from 12% of booking revenue, and operates at a scale few London-focused competitors match.
Where the trade-off is: Despite holding a 4.7/5 rating from around 3,000 Trustpilot reviews, Houst’s Trustpilot history includes a period of changes to its management team and systems, with some reviews in that period raising concerns about how clearly certain operational costs were broken down.
More recent reviews describe a settled, more consistent experience, with several hosts specifically noting smoother service over the past year.
“I’ve been hosting with HOUST for a number of years and there have been various changes of management and systems, but the current team are great to work with and hosting has been very smooth this year” – Elizabeth, Trustpilot.
Best for: owners who want a large, established UK operator with wide international reach and a self-described pricing engine.
3. City Relay: flexible management from a physical South Kensington base
City Relay operates from a physical office in South Kensington, offering a tiered choice of listing management, full property management, or an enhanced management tier, alongside additional services.
What it does well: City Relay publishes pricing for many of the extra services that sit outside its core management fee, a level of detail that can help when comparing options rather than working from vague inclusions.
City Relay also holds a 4.7/5 rating from around 2,000 Trustpilot reviews, with recurring praise for responsiveness and communication. One owner of several years describes the team as quick and efficient, and the leasing process as “very light-touch from a landlord perspective” – Nick, Trustpilot.
Where the trade-off is: The level of detail around additional service costs and what’s included is what sits behind one owner review describing disputes over charges for maintenance work, which won’t necessarily be the experience for every owner, but it’s worth clarifying exactly what’s covered before signing.
Best for: owners with a single upmarket property, especially in central or west London, who want a flexible sourcing-and-management service.
4. UpperKey: guaranteed rent, with a commission option too
UpperKey offers two models. Its guaranteed-rent option is what sets it apart from the other three operators: a fixed monthly rent regardless of occupancy, with UpperKey taking on the booking, cleaning and guest-management operations itself and keeping any revenue above the agreed fixed amount.
Alongside this, UpperKey also offers a more familiar commission-based arrangement, priced at roughly 10 to 25% of rental revenue, for owners who’d rather keep a share of variable booking income.
What it does well: The guaranteed-rent option removes revenue variability for the owner entirely. A fixed sum arrives every month regardless of occupancy, a different value proposition from GuestReady, Houst and City Relay, all of which are commission-only.
“It’s not just about guaranteed rent – it’s about professionalism. Upperkey treats my flat with respect and care, and that matters to me as an owner.” – Sebastian, Trustpilot.
Where the trade-off is: UpperKey’s Trustpilot review base sits at around 64 reviews at the time of writing, much smaller than the other three companies here, so it’s harder to draw firm conclusions from it.
The more structural trade-off sits in the guaranteed-rent option specifically, not the commission one: because UpperKey absorbs the gap between what it pays the owner and what the property actually earns, the fixed amount is typically, and expectedly, lower than what a strong-performing month could otherwise deliver.
Best for: owners who want a fixed, guaranteed monthly rent regardless of occupancy.
How each property management company in London compares
| Dimension | GuestReady | Houst | City Relay | UpperKey |
|---|---|---|---|---|
| Local presence in London | Local field team since 2016, led by Chris Mitchell, UK & Ireland Managing Director | Established local team since 2015 | Physical office in South Kensington, active across 19+ London neighbourhoods | UK presence with wider international coverage |
| Fee model | Commission-based, from 12% of rental revenue plus a £199 onboarding fee | Commission-based, from 12% of rental revenue (Houst’s own site) | Commission-based, 10 to 15% of rental revenue plus VAT | Guaranteed monthly rent, or commission-based at roughly 10 to 25% of rental revenue |
| Portfolio fit | Single-unit owners to multi-property investors, including mid-term, corporate let and serviced accommodation | Single-unit to multi-unit portfolios | Single-unit to a small multi-unit portfolio, positioned towards upmarket central London | Typically single-unit to a small number of properties |
| Company data (London vs. global) | London-specific: 85% average occupancy, £230 average daily rate, 300+ London properties | London-specific: £237 average daily rate, 76% average occupancy, ~£65,644/year for a well-run two-bed (Houst’s own London page, screenshotted 7 Sept 2026) | Not published | Global: 37% average revenue uplift, 10+ years managing properties, 500k+ bookings managed |
| Review-platform standing | 4.7/5 from 13,000+ reviews (Trustpilot) | 4.7/5 from 3,000+ reviews (Trustpilot) | 4.7/5 from 2,000+ reviews (Trustpilot) | 4.6/5 from 64 reviews (Trustpilot) |
| Regulation resources and support | Materials on the 90-day rule and the Renters’ Rights Act, plus compliance support across every market GuestReady operates in | Educational content covering what hosts need to know about the 90-day rule | 90-day rule workaround articles, plus fee-based legal and compliance support | Content on the 90-day rule, framed around strategies to stay under the cap |
7 things to look for in a property management company in London
London is not a market where you can afford to learn through trial and error, whether you’re after full property management or specifically comparing short let management in London. Here’s what separates a reliable management partner from one that will cost you time and money.
- Local operational presence. A company managing your property remotely from another city will struggle with the practicalities. Look for teams that physically operate in London, handling check-ins, inspections and maintenance issues on the ground. This matters most when things go wrong at short notice.
- A 90-day rule strategy. Any company operating in London should have a defined approach to the Airbnb 90-day rule, which caps short-let bookings in most boroughs under the Mayor of London’s own guidance. Ask how they track your nights, what happens as you approach the limit, and what options they offer for the remainder of the year.
- Multi-platform distribution. Listing on Airbnb alone limits your reach. The best companies distribute across Booking.com, Expedia, corporate booking channels and direct booking platforms to maximise occupancy and reduce dependency on a single source.
- Pricing that responds to the market. London’s demand shifts by day of the week, by season, and around major events. Static pricing leaves money on the table. Look for companies using dynamic pricing tools that adjust rates in real time.
- Transparent reporting. You should be able to see your bookings, revenue, occupancy rate and expenses at any time. Companies that only send monthly summaries, or lack a real-time dashboard, make it harder to understand how your property is actually performing.
- Track record and reputation. London’s short-let market has seen companies launch and disappear within a few years. Prioritise companies with several years of operation, verifiable reviews on platforms like Trustpilot or Google, and a client base you can reference.
- Regulatory knowledge. Beyond the 90-day rule, London has borough-level requirements around fire safety, gas safety certificates, EPC ratings and insurance, as well as wider renters’ rights obligations. Any short-term rental management company you hire should be across all of this, not just the booking side.
How to get started with GuestReady in London
Getting your property under professional management is a straightforward process. Here’s how it works, from first contact to your first booking.
Step 1: estimate your property’s potential.
Use GuestReady’s free estimate tool to get a rental projection based on your property’s location, size and type, giving you a clear baseline before committing to anything.
Step 2: speak with the London team.
Once you have an estimate, GuestReady’s local team will walk you through onboarding, answer any questions about the market, and advise on the best rental strategy for your property.
Step 3: onboarding and setup.
Once you decide to proceed, GuestReady handles everything, including professional photography, listing creation across all major platforms, and property preparation to its quality standards, for a flat £199 onboarding fee. Most properties are ready to accept bookings within about a week.
Step 4: go live and track performance.
From the moment your property goes live, you have full visibility through your owner dashboard, tracking bookings, revenue, occupancy and maintenance activity in real time. GuestReady’s team manages everything on the ground, so you stay informed without being involved in the day-to-day.
Frequently asked questions
What’s the best property management company in London?
The strongest operators in this market generally share the same core services: multi-platform distribution, dynamic pricing that responds to real-time demand, transparent reporting, and solid local regulatory knowledge covering the 90-day rule and borough-level requirements.
We meet all of this through a locally based London team operating in the city since 2016, backed by our own proprietary technology and dynamic pricing, and a real-time owner dashboard. We manage more than 300 properties in London today, with an average occupancy of 85% and a 4.7/5 rating from over 13,000 Trustpilot reviews.
Houst, City Relay and UpperKey each meet this differently, whether that’s Houst’s wider international reach, City Relay’s flexible local sourcing model, or UpperKey’s guaranteed-rent alternative to the commission structure, so the right fit still depends on your priorities and portfolio, set out in the comparison above.
Can I switch property management companies in London?
Yes, though the process depends on the terms of your existing contract. Most agreements include a notice period, typically between 30 and 90 days. Review the exit clauses carefully before signing with any new operator, and ask how they handle an active handover, including existing bookings and guest communications.
Switching to GuestReady is generally straightforward. The timeline depends on the property’s condition and portfolio size, but typically averages around one week to go live, with a £199 onboarding fee covering all the necessary steps, from professional photography to listing setup and distribution.
What’s the difference between commission-based and guaranteed-rent property management?
Commission-based providers, such as GuestReady and Houst, take a percentage of your actual booking revenue, so your income moves with occupancy and pricing.
Guaranteed-rent providers pay a fixed amount every month regardless of occupancy, which removes variability but is typically priced below what a strong-performing property could otherwise earn. UpperKey offers both models, so it’s worth asking which one you’d actually be signing up for.
How does GuestReady compare to Houst?
Both are commission-based operators active in London, with both publishing a fee starting from 12% of rental revenue, and both share their own performance data for the city: Houst’s own page cites a £237 average daily rate and 76% occupancy, while our London data shows 85% occupancy and a £230 average daily rate.
Where we stand out is our own proprietary software, giving owners real-time reporting and transparency on bookings, revenue and maintenance, backed by a locally based team with London-specific knowledge.
How does GuestReady compare to UpperKey?
UpperKey’s guaranteed-rent option suits owners who want a fixed monthly amount regardless of occupancy, though that fixed sum is typically, and expectedly, lower than what a strong-performing month could otherwise deliver.
Our commission-based model is able to deliver higher total returns over a year, backed by our own proprietary technology, dynamic pricing and a dedicated London team.
Can a London property manager handle a multi-unit portfolio or serviced apartments, not just a single flat?
Some can. We manage both single properties and multi-unit portfolios across our markets, with more than 11 multi-unit buildings under management in London specifically. Guests in our London serviced apartments stay an average of 5 nights, longer than a typical short-let booking, which reflects the kind of extended, corporate and relocation demand that multi-unit and serviced accommodation owners are usually trying to capture.
Compare property management companies in London and get a free estimate
If you’re deciding between property management companies in London, the fastest way to compare them fairly is on your own property’s numbers. GuestReady’s London team can give you a free, no-obligation estimate of what your property could earn under our full-service management.
Owners managing property elsewhere in the UK can also see GuestReady’s wider coverage across the United Kingdom, or read the broader UK property management comparison for context beyond London.
