Block Management
Airbnb Block Management
For Entire Buildings
You own the block. We run it. Airhosts converts whole blocks of flats into performing short lets and operates every unit end to end, from furnishing and listings through to guests, cleaning, compliance and one consolidated monthly payout.
Block ManagementMulti-Platform Reach
Listed on all major booking platforms
We list and actively manage your property across all major booking platforms - so you get maximum exposure, a fuller calendar, and more revenue, without lifting a finger.
What It Means
What Is Short-Let Block Management?
Short-let block management is the operation of an entire building as short-stay accommodation under a single operator, rather than a collection of flats managed one at a time. Every unit in the block shares one cleaning rota, one linen stock, one trades relationship, one channel manager and one pricing strategy.
That matters commercially. The costs that make single-unit Airbnb management expensive, mainly cleaning call-outs, linen, restocking and reactive maintenance, all fall on a per-unit basis as soon as they are shared across a building. A twelve-flat block does not cost twelve times what one flat costs to run.
It also changes what you can sell. With a block we can take group and corporate bookings that a single flat has to turn away, place overflow guests in a neighbouring unit, and hold minimum-stay rules across the building rather than gambling on one calendar.
20–30%
More net income than AST tenancies
4+
Units and we take the whole block
8–12
Weeks to a fully live building
1
Statement, one payout, one contact
Who It Is For
Built For Landlords Who Own The Whole Building
Freeholders of whole blocks
You own the building outright and want higher yield than a floor of AST tenancies will ever produce.
Developers with unsold or slow-moving stock
Rather than discount to shift units, run them as serviced apartments while the market moves and keep them saleable.
New build handovers
A block completing with no tenants in place is the cleanest possible launch. No phased handover, no void drag, live within weeks.
Portfolio landlords consolidating
Several buildings under one operator, one statement, one contact, and pricing intelligence that works across the whole portfolio.
Blocks near demand drivers
Airports, hospitals, business parks and universities generate contractor, relocation and family visitor demand that fills a building midweek as well as at weekends.
The Block Advantage
Why A Block Outperforms The Same Flats Managed Separately
Every operating cost in short lets is driven by call-outs and logistics. Concentrate the units in one building and those costs collapse, while the revenue side gains options a single flat never has.
20–30%
Typical uplift in net income against a comparable assured shorthold tenancy, after management fees, cleaning and utilities. Blocks sit at the upper end of that range.
Zero
Hours of your time per week. Guest calls, cleaner scheduling, contractor chasing and compliance tracking all sit with us across every unit in the building.
| Operating factor | Units managed separately | Managed as a block |
|---|---|---|
| Cleaning cost per turnover | Full call-out rate | Shared rota, lower per unit |
| Linen and consumables | Bought per property | Held in bulk per block |
| Maintenance callouts | One trade visit, one job | Batched across the building |
| Pricing intelligence | One unit of data | Whole-block booking signal |
| Overflow and group bookings | Turned away | Placed in a neighbouring flat |
| Reporting | Statement per property | One consolidated statement |
Figures reflect performance across Airhosts managed stock in London and the Home Counties. Returns vary by building, unit mix and location. We model your specific block before you commit to anything.
One Operator, Whole Block
Eight Ways Block Management Beats Unit-By-Unit
Most landlords with a block end up with a patchwork: a few flats on Airbnb themselves, a few with a local agent, a few sitting on long tenancies. The building never performs as one asset because nobody is running it as one.
One dedicated team
A single operations team across every unit and one named contact for the building, instead of three agents managing four flats each and nobody owning the result.
One consistent standard
Every flat is turned to the same checklist, the same linen spec and the same presentation standard, so a guest in unit 2 leaves the same review as a guest in unit 14.
Bulk-rate operations
Cleaning, linen, restock, maintenance and utilities are all negotiated at building volume. That buying power is the single biggest reason block economics beat single-unit economics.
Higher review scores
Concentrated staffing means faster response times and quicker issue resolution, which lifts review scores, which lifts search ranking, which lifts nightly rate. It compounds across the whole building.
No cannibalisation between units
Managed separately, your own flats bid each other down on the same search page. Managed as a block, we price and sequence them against each other deliberately.
Asset value protection
Planned preventative maintenance, per-unit condition reports and proactive snagging across the building, so wear is caught early rather than at the point it costs you a refurbishment.
Block-level marketing
Unified photography and listing positioning for the building, plus the ability to market it as serviced apartments to corporate and relocation bookers rather than as unrelated flats.
Compliance handled once
Licensing, registration, night counts, fire and safety certification tracked centrally across the block on one schedule, with per-unit records behind it.
Fully Managed
Everything We Handle Across The Block
There is no split of duties and no list of things left to you. We take the whole building, every unit, every night, every guest.
Conversion and set-up
Unit-by-unit furnishing specification, interior design where it lifts nightly rate, professional photography, and a listing built per flat rather than one duplicated template that platforms will suppress.
Distribution across every channel
Airbnb, Booking.com, Vrbo, Expedia and corporate booking platforms, synced through one channel manager so two units in the same block are never double booked.
Revenue management
Dynamic pricing per unit, not per block. Ground-floor studios and top-floor two-beds price differently, and a block gives us the inventory depth to run length-of-stay rules and minimum-stay tiers that a single flat cannot.
Guests, 24/7
Vetting, ID and damage checks, check-in, in-stay support and out-of-hours response handled by our team, so no calls reach you or your on-site staff.
Housekeeping and linen at scale
A dedicated cleaning rota for the building, linen stock held per block, and consumables restocked on a schedule. Shared resourcing is where the operating cost per unit falls away.
Maintenance and contractors
Reactive callouts, planned works and a single trades relationship across the whole building, with spend approved against a threshold you set.
Compliance per unit
Short-term let registration, night-count monitoring against the 90-night rule, gas and electrical certification, fire risk assessment, and borough licensing checks tracked flat by flat.
One consolidated report
A single monthly statement and payout for the entire block, with a per-unit breakdown, plus a live dashboard and a named account manager for the building.
Who Fills The Building
A Block Lets Us Sell To Guests A Single Flat Cannot
Project teams, hospital placements and relocation providers all book in volume and stay for weeks rather than nights. They will not book one flat, but they will take six in the same building, and that is the demand that holds your midweek occupancy up all year.
The Comparison
Compare what's included
See exactly how Airhosts stacks up against going it alone or using an estate agent.
yourself
agent
The Process
From Tenanted Block To Live Short-Let Building
A phased handover means the building never sits empty and your income never stops while the conversion runs.
Building appraisal
We model every unit type in the block against live comparable data: achievable nightly rate, seasonal occupancy, and net income after costs. You get a per-unit and whole-block projection before anything is signed.
Compliance and lease review
Lease position, planning, licensing exposure and the right operating mix for the 90-night rule, decided per unit and documented before launch.
Phased conversion
Units are released as tenancies end. Furnishing, photography and listing build run in batches so the block never goes dark and cash flow continues throughout.
Launch and ramp
Listings go live across every channel with a launch pricing strategy designed to build review volume fast, then step up to full rate as ranking improves.
Steady-state operation
Full management across the building, monthly consolidated reporting, quarterly performance reviews and ongoing revenue optimisation per unit.
Reporting
One Statement For The Whole Building
Every month you get a single consolidated report covering the entire block, with a per-unit breakdown behind it so you can see which flats are carrying the building and which need attention. One payment lands, not twelve.
Occupancy
Per unit and block-wide, against the same month last year
ADR
Average daily rate achieved per unit type
RevPAR
Revenue per available room, the number that actually compares units
Gross revenue
By channel, so you can see where the bookings come from
Operating costs
Cleaning, linen, consumables and maintenance, itemised
Net payout
One figure, one payment, for the whole building
Services
The Same Service, Applied To Every Unit In The Block
Account Management
- Managing listings across Airbnb, Booking.com and more
- Dedicated account manager for your property
- Regular performance reviews
Listing Creation
- Creating and optimising listings across all major platforms
- SEO-optimised titles and descriptions
- Continuous A/B testing for performance
Dynamic Pricing
- AI-powered rate optimisation every day
- Local event and seasonal demand awareness
- Maximised occupancy and revenue year-round
Commercial Terms
How Block Management Is Priced
15% on the six month plan
Our best rate, for buildings committed to short lets for six months at a time. Best suited to blocks you want running at full occupancy all year.
18% on the flexible plan
For landlords who want units back at short notice, whether that is for sale, refurbishment or a return to tenancies. No minimum term across the building.
No setup or onboarding fee
Listing build, photography coordination and channel setup across the block are included. Furnishing is a landlord capital cost and can be project managed by us.
Costs passed through at cost
Cleaning is charged to guests and passed through. Linen and consumables are recharged at cost through the monthly statement with no markup.
Where We Manage Blocks
Block Management Across 38 Areas
Choose your area to see the local block appraisal: achievable nightly rates, the demand that fills a building midweek, the licensing position for that borough, and a projected return for a ten-unit block.
Central London
London Zones 2-4
Greater London
Hertfordshire
Surrey
Buckinghamshire
Get Started
Book a block appraisal
Tell us how many units are in the building and where it is. We will come back within 24 hours with a per-unit and whole-block income projection based on live comparable data, plus the compliance position for your borough. No obligation and no cost.
- Per-unit and whole-block income projection
- Compliance and 90-night rule review for your borough
- Phased conversion plan so the building never sits empty
- Two plans: 15% on six months, or 18% fully flexible
- One named account manager for the whole building
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