What is Rent to Serviced Accommodation (R2SA)?
Rent to Serviced Accommodation (R2SA) is a strategy where you lease a furnished property on a long-term basis from a landlord and then sublet it as short-term holiday accommodation on platforms like Airbnb. You rent the property at the usual long-term market rate but offer it for short-term stays.
Serviced accommodation aims to provide all the conveniences of home. Guests can simply arrive with their suitcase, as if they were going on holiday. While some options provide just a room, most offer the entire property, complete with kitchen, bedrooms, bathroom, and living area. The rent typically covers all utilities and internet, giving renters the comfort and privacy of home. This setup is perfect for those travelling for work, leisure, or visiting relatives.
Recognised as one of the fastest-growing sectors in the property market, effectively managed serviced accommodation can yield substantial cash flow for both landlords and R2SA operators.
1. DEFINE YOUR GOLDMINE AREA
In defining your gold mine area, the most important factor to consider are areas that are suitable for Serviced Accommodation strategy.
Based on our research, here are some areas that are best for Serviced Accommodation.
London
SA FOCUS | POSTCODES |
Business Hubs | CR0, E1, E14, EC1V, HA9, N1, NW10, SW19, SW6, TW14, TW9, UB11, UB8, W2, W4, W5, W6 |
Airports | E16, TW6, TN16, TW6, TW4, TW5, TW7, TW12, TW13, TW14, TW15 |
Sporting Venues | KT1, N7, SW17, E10, W6, TW8, W12, E20, SE25, SE16, HA8, SE7, N17, RM10, HA9, |
Golf Courses | CR0, EN5, SW19 |
Hospital | DA15, E1, E16, EC1V, EC2Y, KT1, N7, NW1, NW3, NW4, SE1, SE10, SE14, SW15, SW17, SW7, TW1, UB8, W1B, W5, W8, WC1E, WC1H, WC1V, WC2A, WC2R |
Tourist Attractions | EC2Y, NW1, SE1, SE10, SW7, W8, WC2R, WC1B, WC2N, EC3N, TW9, SW1P, WC2H, EC4M, W1J, SW1A, SE23, E2, WC2E, NW9, E14, |
Tourist Holiday Towns | E1, KT1, NW1, SE10, W5, W8, TW8, RM10, HA9, CR0, EN5, SW19, TW9, HA1, TW3, DA6, EN1, RM1, N1, E8, E15, BR1, SE13, SM1, N8 |
West Midlands
SA FOCUS | POSTCODES |
Business Hubs | B37, B90 |
Airports | B26, CV3 |
Sporting Venues | ST4, WV1, WS1, HR4, SY2, DE13, CV6, B9, B71, ST6, B6 |
Golf Courses | B60, B74, WS14, DY7 |
Hospital | B15, B3, B32, B4, B5, CV1, CV4, ST4, ST5, TF10, WR2, WV1 |
Tourist Attractions | B3, CV37, SY4, TF11 |
Tourist Holiday Towns | CV1, WV1, B1, WR1, ST1, TF3, |
East Midlands
SA FOCUS | POSTCODES |
Business Hubs | NN12 |
Airports | DE74 |
Sporting Venues | S41, NG18, LE2, NG2, DE24, NN5 |
Golf Courses | LN10, NG15, LE15, NG21, SK17, S81, S80 |
Hospital | DE22, LE1, LE11, LN1, LN6, NG1, NG7, NN1 |
Tourist Attractions | DE45, NG32, DE73 |
Tourist Holiday Towns | LE1, LE11, LN1, NG1, NN1, DE1 |
North East
SA FOCUS | POSTCODES |
Business Hubs | DL1, NE12, NE27, TS22 |
Airports | NE13, DL2 |
Sporting Venues | TS3, TD15, SR5 |
Golf Courses | TD15 |
Hospital | DH1, NE1, SR1, TS1 |
Tourist Attractions | NE1, SR1, TS1 , CH1, L1, PR1, FY1, OL11, M1, BB1, SK1, BL1 |
Tourist Holiday Towns | NE1, SR1, TS1, CH1, L1, PR1, FY1, OL11, M1, BB1, SK1, BL1 |
North West
SA FOCUS | POSTCODES |
Business Hubs | L3, L33, L7, M15, M17, SK10, WA3, WA4, WA5 |
Airports | M90, L24, FY4, CA6, CH4 |
Sporting Venues | CA1, PR1, CW2, L4, FY1, OL1, BB5, WN5, M11, BB2, BL9, LA4, FY7, SK11, M16, CH42, OL11, BB10, BL6 |
Golf Courses | PR8, FY8, CH47, L37, CW8, SK10 |
Hospital | BL3, CA1, CH1, L1, L16, L3, L39, L69, LA1, M13, M15, M5, PR1 |
Tourist Attractions | L3, CH2, M3 |
South East
SA FOCUS | POSTCODES |
Business Hubs | DA1, GU11, GU14, GU15, GU2, GU51, GU9, KT16, MK7, OX10, OX11, OX14, OX4, PO12, PO15, PO2, PO7, PO9, RG12, RG2, RG21, RG27, RG41, RG45, RG7, SL1, SL4, SL6, SL7, SO14, SO16, SO23, SO40, SO50, SO51, SP10 |
Airports | RH6, SO18, CT12, BN43, OX5, TN29 |
Sporting Venues | CM0, CM1, CM2, |
Golf Courses | SL5, CT13, GU19, KT13, GU25, KT20, CT14, GU10, RH20, RG40, GU24, GU51, TN27, RH18, SO21, GU30, TN22, SO16, RH8, GU22, BN14 |
Hospital | BN1, BN2, CT1, CT2, GU2, GU9, HP11, HP9, MK18, MK7, OX1, OX3, PO1, PO19, RG6, SO14, SO17, SO22, TW20 |
Tourist Attractions | CT1, OX1, PO1, GU23, KT8, OX20, ME17, SL6, HP18, CT16, SO51, RH5, RH17, SO42 |
Tourist Holidays Towns | BN1, OX1, PO1, SO14, MK9, RG1, ME14, SL1, BN21, TN34, GU21, RG21 |
East England
SA FOCUS | POSTCODES |
Business Hubs | AL10, CB4, MK44, NR7 |
Airports | CM24, LU2, NR6, SS2, CB5 |
Sporting Venues | CO4, SS2, CB5, NR1, LU4, PE2, IP1, SG2, WD18 |
Golf Courses | PE31, PE36, CB8, HP4, RM16, NR26, IP24, IP16, IP12 |
Hospital | AL10, CB1, CB2, CM1, CO4, IP4, LU1, MK43, NR2, NR4, |
Tourist Attractions | CB2, LU6, CB22, CB25 |
Tourist Holiday Towns | CB1, CM1, LU1, NR1, IP1, AL1, PE1, SS14, SG1, CO1, WD17, SS1 |
Wales
SA FOCUS | POSTCODES |
Business Hubs | NP20, CF37 |
Airports | SA2, CF62 |
Sporting Venues | CF10, CF11, SA1, NP19 |
Golf Courses | LL11 |
Hospital |
|
Tourist Attractions |
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Tourist Holiday Towns | CF10, SA1, NP20 |
Yorkshire
SA FOCUS | POSTCODES |
Business Hubs | LS14, LS15, WF2 |
Airports | LS19, DN39, DN9 |
Sporting Venues | HD1, YO30, S2, LS11, DN15, S6, HU3, DN4, S60, S71, BD8 |
Golf Courses | YO10, YO12, LS17 |
Hospital | BD7, HD1, HU6, LS1, LS18, LS2, S1, S10, YO10, YO31 |
Tourist Attractions | YO26, YO1, HG3, BD1, HG4 |
Tourist Holiday Towns | HD1, LS1, S1, YO1, BD1, HU1, WF1, DN1, S70 |
South West
SA FOCUS | POSTCODES |
Business Hubs | BS32, BS34, EX1 |
Airports | PL6, BS48, EX5, TR21, TR19, BH23, TR8 ,GL51, TR18, TR24 |
Sporting Venues | BH12, BS3, PL2, BA22, BS7, TQ1, SN1 |
Golf Courses | TA8, EX33, PL27, BH18, PL12, BH21, TR6, GL52, EX10, BH22, BH14, GL11, PL28, TR26, BA20 |
Hospital | BA2, BH12, BS16, BS8, EX4, GL50, GL7, PL4, PL6, TR11, CF10, CF37, CF5, LL11, LL57, SA2, SA48, SY23 |
Tourist Attractions | BS8, SP4, BA1, PL24, GL8, BA12, TR17 |
Tourist Holiday Towns | SN1, BA1, BS1, BH1, PL1, EX1, GL1, |
Scotland
SA FOCUS | POSTCODES |
Business Hubs | AB21, AB23, EH12, G20, G52, G69, IV2, TD1 |
Airports | EH12, AB21, PA3, ZE2, KW15, IV2, ZE3, KA9, HS2, KW1, HS7, PA42, DD2, PA28, PA77, HS9 |
Sporting Venues | PA3, EH54, AB42, KY8, IV30, G68, PA15, G40, KY4, ML5, DD3, G82, KY12, EH7, FK2, ML1, G20, FK7, DG12, DD11, DD9, G42, G51, DD10, PH1, ML6, ML3, FK5, DG2, AB24, FK10, KA1, KA8, DG9, KY1, DD8, IV1, EH11, |
Golf Courses | KY16 |
Hospital | AB10, DD1, EH14, EH21, EH8, EH9, FK9, G1, G12, G2, G3, G4, IV3, KY16, PA1 |
Tourist Attractions | G1, G3, G4, EH12, G40, EH1, EH2, EH3, FK8, IV63, PH37 |
Tourist Holiday Towns | AB10, DD1, G1, IV1, EH1, FK8 |
Northern Ireland
SA FOCUS | POSTCODES |
Business Hubs | BT5, BT6, BT7, BT8, BT9 |
Airports | BT3, BT29, BT47 |
Sporting Venues | BT52, BT9, BT43, BT20, BT38, BT48, BT8, BT81, BT39, BT94, BT40, BT66, BT70, BT34, BT15, BT62, BT14, BT71, BT4 |
Golf Courses | BT18, BT27, BT32, BT39 |
Hospital | BT12, BT52, BT7, BT9 |
Tourist Attractions | BT9, BT3, BT57 |
Tourist Holiday Towns | BT48 |
2. ENGAGE WITH MOTIVATED SELLERS
2.1 Select the post codes
Choose the desired postcodes and select the Rent-to-Rent template to start, using a minimal set of filters.
2.2 Choose strategy template.
For this strategy, select the Rent to Serviced Academy template, please remember that lead generators are fully customisable.
2.3 Customize and Edit Filters
to align with your strategy, helping to refine your search for potential deals
2.4 Name and Save your Leads Generator
2.5 Motivated Seller Banner
At the top of your workspace, you will find what we refer to as the Motivated Seller Banner. Properties here are categorised based on several factors, with the primary one being the owner's level of motivation. A highly motivated owner is often more willing to negotiate a deal compared to one who has recently listed their property on the market seeking the highest price.
2.6 Motivation Indicator
Motivation Indicators help to pinpoint motivated sellers, enabling you to promptly make well-informed decisions when selecting the most suitable properties.
Here are various methods to recognise signs of motivation:
a) Prioritising Back & Reduced properties can streamline your search and save time.
This approach targets the most motivated vendors based on your settings, enhancing the efficiency of your search. In this category, properties have had a price reduction re-entered the market, signalling a motivated seller. Additionally, we can filter for Below Average Price, typically within -80% to -10% of the Average Asking Price in the area, aligning with our initial preferences.
b) Consider Amenities, properties close to City Center, public transport, schools, hospital, and other business establishments.
3. ASSESS PROPERTIES IN SECONDS
3.1 Reviewing Property Details
Complete Address
EPC rating
Floor Plan
3.2 Price and Status History
Located in the middle of the property details page, this section displays the initial listing price, dates of any sales or withdrawals, and price reductions.
3.3 Deal Calculator
This tool allows you to input essential figures into built-in templates that automatically calculate the returns, enabling a swift decision on whether to proceed with the property.
This section is situated below the Floor Plan and Photo Carousel, and just above the Due Diligence Section.
Here's an insightful explanation of the Deal Calculator - Rent to Serviced Accommodation:
3.4 Comparables
Located just below the map, this button allows you to view other properties in the neighbourhood that match the criteria of the property you are considering. For example, properties with the same number of bedrooms, in the same postcode, and of the same type. Click on it to be directed to a new tab where you can view the comparison results.
3.5 Live Market Data
Located just below the Comparables section, this segment provides specific details for the postcode district. It features key metrics such as the Average Asking Price, the Average Time properties are on the market, and the Average Time they remain under STC (Subject to Contract).
4. LOAD YOUR PIPELINE AND MAKE DEALS
4.1 Add Properties to Pipeline
Lead Generators identify potential leads and locate motivated sellers, while the Sourcing Pipeline centralises your efforts. Each stage of the pipeline has specific actions, clear objectives and set timelines for completion.
4.2 Schedule Viewings
To arrange viewings for properties in your pipeline, click on the property card and select ‘Add an Action’. This opens a small window where you can choose your preferred viewing date and time. You can also synchronise the viewing with your personal calendar. For more details, refer to this ARTICLE
4.3 Generate Letters for DTV Campaign
Please refer to the following ARTICLE