Renting out your home as a holiday let sounds like a dreamy stream of income: spruce up the place, take some well-angled snaps and watch the money flow in.
That bumps up to the next level when you consider letting your property on a luxury holiday let site too, catering to a niche clientele looking for an upmarket holiday home often equals bigger premiums.
Marsden Manor, for example, a stunning Cotswolds retreat that sleeps 20 and comes with an outdoor pool, Aga and games room can command almost £20,000 a week in the summer, via upmarket rental site kate & tom’s.
With high prices though come high demands – and, in reality, listing your property, or a second home you own as a let, can be a process fraught with stress, with requirements seemingly endless.
It’s easy to see why: standards are constantly rising in the self-catering market and customers potentially investing thousands in a week away have the right to be picky.
What do you need to do to get a property ready for a luxury holiday let? First comes the admin; there’s a whole host of rules and regulations to follow from a legal standpoint.
Luxury letting expert Hayley Bretherton, 55, from kate & tom’s, says the reason expectations are so high on potential homeowners is because if agencies don’t have strict standards, properties simply won’t get booked.
She tells the Daily Mail: ‘We are pretty strict. Properties must fit a certain criteria to come on board. They have to look beautiful. The owners have to have thought about the experience.
On the books: Regal Bixley Manor in Norfolk sleeps 20 and costs from around £2,550 for a mid-week February break, rising to £11,975 for a week in the summer with kate & tom
‘You want them to be like a home from home, but more – because people want at least what they’ve got in their own home.
‘But they’re not coming to experience their own home, they’re coming to experience more than their own home. There have to be things that are fun – these are aspirational houses.’
Vetting process: The hoops you’ll need to jump through
A luxury letting has to be at least as nice as a holiday renter’s own home, say experts, and ideally beyond that standard to really stand out
Bring the fun: On a weekend away with family and friends, guests are likely to want entertainment ‘all under one roof’
A property needs an all-under-one-roof atmosphere, says Hayley at kate & tom’s: ‘It has to have a certain look and feel, and ideally the features that make it compete with the similar style of houses that are on our website.
‘Otherwise it’s up against things that look beautiful, houses with tons of fun things, owners who have really put in the effort to think of everything.
‘If you’re marketing luxury, you’ve got to look at what everybody else is doing, because they’re all out trying to compete with each other.’
Hayley Bretherton, 55, from kate & tom’s holiday rental agency, shares what properties need
She warns there are a lot of legal legislation hoops to jump through when trying to let your home too – it’s not as simple as a quick photo upload.
And for experts like Hayley, it’s easy to suss out if a property will qualify: ‘You can usually just tell from the first photos.’
That’s where property stagers come in handy – helping homeowners overhaul their interiors to qualify for the luxury market.
Natalie Evans, founder of home staging and styling company Little Barn Door, echoes this: ‘Beyond standard lettings assessments, elevated tenant expectations significantly raise the bar. Online rental platforms such as Plum Guide, for example, accept just 3 per cent of property applications.
‘From Wi-Fi speed and shower pressure to design appeal and on-site facilities, agents meticulously inspect every aspect of a luxury rental to ensure it meets exacting standards.’
What features are required for a property to qualify?
Handsome rewards: Marsden Manor in the Cotswolds costs £19,275 for a week in the height of summer and sleeps 20 people, but guests will expect hotel-grade bedding, beautiful furnishings and enough space for group dining
Properties for luxury sites need all the trimmings – pillows, throws and sofas with quality fabrics
Natalie Evans, founder of home staging and styling company Little Barn Door, explains what properties need to update to be considered ‘luxury’
For Hayley, there’s a niche requirement beyond the basics: the property should be able to dine as many people as it can sleep.
She explains: ‘One of the key things about renting a property like this, especially a large one, is that everybody’s usually got an event. It’s an anniversary, it’s a birthday. So the chances are everyone’s going to want to get around the table together. So if you’re sleeping 20, you should be able to dine 20 in one room.’
But there are many other features that are essential.
Natalie explains: ‘Features that consistently rank highly across luxury rental listings include wood flooring, offering a timeless finish suited to any style of home; marble-finished bathrooms; integrated home automation systems; and premium appliances such as Gaggenau.
‘Equal emphasis is placed on artful lighting, architectural integration, and the use of high-quality material finishes throughout.’
She adds: ‘Beyond the property itself, setting and amenities are equally critical to its status. Features such as a private lift, residents’ gym, 24-hour concierge service, and a multi million pound postcode all contribute to securing a place within the most coveted luxury rental listings.’
A pool in the summer is likely to secure a property many more bookings – and ditto with hot tubs
Anita Richardson, founder of House Wow® UK, another home staging company, adds: ‘Think quality materials, not quick fixes: solid wood furniture instead of flat-pack, striking artwork such as Toni Thornton Art limited editions rather than mass-produced prints, and premium kitchen appliances that instantly signal a five-star stay.
‘Soft furnishings should feel indulgent – hotel-grade bedding, wool throws, plush rugs – and lighting needs to be layered and flattering, not harsh or dated. It’s not about being flashy; it’s about creating a space that feels effortlessly expensive.’
Getting guest ready: What homeowners need to do
Oliver says fabrics and pillows need to look high-quality, or risk putting off potential interest
Character is sought after, but major design statements can go too far, says Oliver Miller, a staging expert
Homeowners who’ve upgraded their homes to qualify have shared the overhaul required.
One Facebook user wrote: ‘I don’t charge the earth by any means but think we’re a little bit special. I supply a massive welcome tray. Luxury linen. Embroidered towels… slippers/bath robes. A lot more than people expect for the money. Little heart tags with names. Gift bags for the children.’
Many have reported being encouraged to use professional photography, too, in order to improve sales interest.
Installing a hot tub is another frequent recommendation from experts.
Oliver Miller, managing director of home staging experts company Oliver Miller Interiors, says photography is key. Having good imagery is essential to ensure your home looks clean, spacious and inviting to potential hosts.
And while art doesn’t need to be anything particular, there are certain criteria it should meet.
He advises against using anything to brash or ‘divisive’ – instead, the focus should be on clean, simple designs that fill a space without being ‘too much’. Even too bold of a colour could deter a potential buyer or renter.
Red flag: What rental companies will say no to
Don’t scrimp on fixtures and fittings if you’re planning to invite guests to rent your home
Anita Richardson, founder of House Wow®UK, a home staging company
Anita says: ‘Not every property is cut out for the luxury market, and the warning signs are usually obvious long before a platform turns you down. Anything that feels tired, dated or poorly maintained will instantly raise eyebrows.
‘Worn carpets, mismatched furniture, cluttered rooms, low‑quality finishes, scuffed walls or bargain‑basement bedding all suggest a home that hasn’t been cared for.
‘Even small details can derail a listing: cheap appliances, lack of amenities, bad lighting or signs of rushed DIY can make a property feel more budget than boutique.’
Anita went on to tell the Daily Mail: ‘We’ve certainly seen properties that had all the right ingredients but still fell short of luxury‑let standards.
‘One recent example was a beautiful period home in a prime location, but inside it felt more student rental than premium retreat. The rooms were sparsely furnished, the lighting was harsh, and the bedding and accessories looked like last‑minute supermarket buys.’
Are there easy upgrades homeowners can make to increase their property’s luxury appeal?
Spacious kitchens that are well kitted-out also add to the appeal of a rental
Natalie suggests artwork leasing, an effective way to transform a property and significantly enhance its luxury appeal.
She explains: ‘By working with a gallery that offers leasing programmes, property owners can access museum-quality artwork on a monthly basis, without the commitment of long-term investment.’
Liv Conlon, the founder of multi-award-winning ThePropertyStagers.co.uk, has had many experiences with properties that weren’t up to the mark – for example, one flat with good bones but dull presentation.
But there is scope for improvement. Liv says: ‘This can be fixed by hiring a stylist to define a clear aesthetic, replacing cheap linens with luxury sets, and adding curated art and layered lighting.’
A property with a great location but tired interiors can ‘be improved by refacing kitchen cabinets, upgrading hardware, installing high-end faucets and showerheads, and adding statement furniture pieces’ she reveals.
She also recommends swapping basic items for premium versions – replace regular towels with Egyptian cotton, budget bedding with 300-600 thread count linens, and standard shampoo with boutique toiletries.
Liv adds other tips include elevating lighting by adding dimmers, using warm LEDs or smart bulbs, and introducing stylish table and floor lamps, as well as ‘accessorising like a pro with throws, cushions, fresh flowers and designer coffee table books and providing a small luxury welcome kit such as wine, chocolates or local produce’.
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