Beacon Living Group lists your Cheetham Hill or Crumpsall flat, studio or house on Airbnb, Booking.com and our own site, then runs the pricing, guests, cleaning and upkeep while you keep the income. Demand here comes from work, with North Manchester General Hospital in M8 itself and the city centre a few tram stops away. It is serviced accommodation and short-let management for owners who want the income without the work.
5.0 from 44 Google reviews · 10 properties under management · Founder-run
Summary: Beacon Living Group offers Airbnb and serviced accommodation management in Cheetham Hill, Crumpsall and the rest of M8, from studios and flats to family houses. We list your property on Airbnb, Booking.com and our own site and run the nightly pricing, guest messaging, cleaning and upkeep. You keep the booking income and pay an agreed fee, set after a strategic assessment and confirmed in writing before you sign. Parts of Cheetham and Crumpsall sit inside a selective licensing designation, so this page also helps you check your street. A fixed monthly rent is also available on selected properties.
Whether it is a studio above Cheetham Hill Road or a family house in Crumpsall, we run the short let from start to finish. The income is yours.
Your flat or house appears on Airbnb, Booking.com and beaconlivinggroup.com. Trade visitors and returning guests can book direct with us, where the fees are much lower.
We set the nightly rate each day for M8 demand, from midweek trade visits to month-long hospital placements. Small units are priced to stay busy with one or two guests.
ID is checked on every booking before access details are sent. Guests message our team, so questions about parking near Bury New Road never reach you.
Between every booking our cleaners change the linen and reset the flat. A final check is made before the next guest is let in.
In a block, a fault in one flat can affect the neighbours. Guests report it to us and we arrange the repair. You hear about anything you need to decide.
A studio needs a bed, a desk and a kitchen that works. You pay for the furniture and own it. We source it and put it in.
Ten homes across Greater Manchester are managed by Beacon. Briar House in Sharston, Wythenshawe M22 is the one we name. It has been run for its owner Antony on a management agreement since August 2026.
Beacon has paid me on time every single month and I’ve never had to chase a thing.
Still weighing it up? Ask us to set up a reference call with Antony. He can tell you what being managed by Beacon is like.
Briar House is a house rather than a flat. You can still see the finish on its booking page and read how we run it on our Airbnb management in Wythenshawe page.
Serviced accommodation works in M8 because the demand around Cheetham Hill runs all year and comes from work rather than tourism. Four separate sources of demand sit within a few minutes of each other.
That mix suits small units well. Bookings tend to be one or two people at a time on repeat and extended stays, without the sharp seasonal swing that tourism brings.
Beacon takes on one-bedroom flats and studios in M8 as well as houses. On a leasehold flat, check that your lease and any head landlord allow short-stay use before anything else. Our guide to leasehold flat consent explains what to look for.
Manchester City Council designated parts of Cheetham and Crumpsall for selective licensing from 24 May 2025. Some M8 properties now need a licence that needed none the year before.
The council designates named schemes rather than whole postcodes. Two of them reach into M8. On the Cheetham side it is the flats above shops and Esmond and Avondale area designation, which is exactly the stock that lines Cheetham Hill Road. On the Crumpsall side it is the Enver Road area designation. Both are five-year schemes that started on 24 May 2025 and run to 23 May 2030.
The postcode alone does not answer it. Two flats a street apart can sit on different sides of the line. We never publish a blanket yes or no for M8.
The consequence is worth stating plainly. Letting a licensable property without a licence can bring a civil penalty instead of a prosecution. From 1 May 2026 the maximum penalty rose from £30,000 to £40,000. A rent repayment order of up to two years' rent is possible on top.
This bites hardest on a small flat. The licence fee and the safety certificates cost broadly the same on a studio as on a four-bed house. On a small income that fixed landlord compliance load is a much bigger share of what you keep.
What it means if Beacon manages your property. Selective licensing is aimed at privately rented homes. Whether a home used for short stays falls inside a scheme depends on how it is occupied. That is for the council to decide rather than us. If the property is let on a tenancy today, or might go back to one, the designation applies to you. Any duty to hold a licence sits with the owner. Beacon runs the property and the guests. We check the licensing position with you before the property is listed.
Use the guide below to see which scheme could apply to your street, then confirm it on Manchester City Council's selective licensing pages.
Prefer to read it rather than click through? Here is the same answer, laid out by area.
Parts of Cheetham carry a Manchester City Council selective licensing designation that started on 24 May 2025 and runs to 23 May 2030. It is the flats above shops and Esmond and Avondale area scheme, so it catches flats above commercial units and the addresses inside that named area. Check your exact address on the council's designated-street list.
Crumpsall has its own designation, the Enver Road area scheme, running over the same dates. The same rule applies. Check the street, not the postcode.
Much of M8 sits outside the designations, but Manchester runs several licensing schemes side by side and the boundaries do not follow postcodes. Check the address. Check the HMO position separately.
That is usually an HMO licensing question rather than a selective licensing one. Mandatory HMO licensing applies across England for larger shared houses. Manchester also operates additional HMO licensing in places.
Prestwich sits in Bury Council's area, so Manchester's designations do not apply. Bury's own position governs it.
Two things are true whichever row applies to you. First, letting a licensable property without a licence can bring a civil penalty instead of a prosecution, now up to £40,000, with a rent repayment order possible on top. Second, any duty to hold a licence sits with the owner of the property, whoever manages it. This is general information rather than legal advice. Confirm your own position with Manchester City Council or your solicitor.
We will not put a fee figure on a web page. A Cheetham Hill studio and a large Crumpsall house cost very different amounts to run. Beacon Living Group agrees the fee after a strategic assessment of your property and confirms it in writing before you sign. It is a share of the booking income, so we earn more only when the property does.
You pay the running costs out of what the property earns. Our guide figures are for a three- or four-bedroom house, so a studio or one-bedroom flat will usually come in lower:
Furniture is a one-off spend that you pay for and keep. We buy and install it. A studio or one-bedroom flat needs far less than a family house, which the appraisal takes into account.
Test the numbers with the management calculator. If your M8 property underperforms for four months, you are free to leave on one month's notice.
Give us the address. We check the street, the building and the licensing position, then the guests the property would suit.
Our fee, your running costs and the exit terms are set out in writing. Nothing is signed until you and your solicitor are happy.
We furnish the flat or house, have it photographed and launch it on Airbnb, Booking.com and our own site.
Bookings start from NHS staff, trade visitors and contractors. We pay your income monthly.
If your M8 flat or house is on a long tenancy today, here is how the two compare, row by row.
| The question | Long let through an agent | Beacon management |
|---|---|---|
| Income | The rent one tenant pays | Income per night from guests in M8 |
| Fees | 10% to 15% of the rent is typical | A fee agreed with you, taken from bookings |
| Empty periods | A void each time the tenant leaves | Priced to stay busy. You can use quiet nights yourself |
| Condition | Looked at when the tenancy ends | Inspected each time a guest leaves |
| Who deals with guests | You or your agent | Beacon handles them |
| Leaving | Ending a tenancy follows the law | One month's notice after four months of underperformance |
| Renters' Rights Act | Assured-tenancy rules apply in full | Short stays are outside them |
Since 1 May 2026 the Renters' Rights Act's private-renting reforms have applied to assured tenancies. A short stay in a Cheetham Hill flat is not one. This is general information rather than legal advice.
Owners of small flats sometimes prefer a set figure to nightly income. Guaranteed rent is also available on selected properties in M8.
See our guaranteed rent guide for Manchester for the detail. A single free appraisal looks at both routes. Read how much guaranteed rent pays in Manchester before you decide.
We take on homes right across M8, from Cheetham Hill Road down to Queens Park and up through Crumpsall to the Prestwich boundary.
For the wider picture, see Airbnb management across North Manchester. Next door in M9, see Airbnb management in Harpurhey and Blackley.
Our fee is agreed after a strategic assessment of your M8 flat or house and confirmed in writing before you sign, so we never publish a figure. Running costs come out of the booking income. The guide for a three- or four-bedroom house is about £500 a month in bills, about £60 a clean, £30 to £50 a month in consumables and around 18.8% in platform fees, much lower on direct bookings. A studio or one-bedroom flat will usually cost less to run.
Yes. We take the property on and relaunch it under the Beacon Living Group brand, so it carries our reviews and reputation rather than starting again. It also reaches the guests we already serve, including the contractor teams we work with. You keep the income and we run it from the day it switches over.
The full short-let job. That covers listings on Airbnb, Booking.com and our own site, daily pricing, guest ID checks and messages, self check-in, cleaning, linen and repairs. We buy and set up the furniture, which you pay for and own. Your income is paid every month.
We price and market the property for people who are in North Manchester for work or to visit. That means NHS staff and locums at North Manchester General Hospital, trade buyers visiting the Bury New Road wholesale district, contractors and relocating professionals. Every guest is ID verified before arrival and agrees to house rules.
No booking goes ahead without an ID check. Direct guests authorise a £100 security hold near check-in. Booking.com and other channels apply their own terms. Airbnb stays are protected by Airbnb's damage protection, subject to its terms. Your flat or house is inspected after every stay, so problems are found early.
Probably. Check your mortgage first. Many residential and buy-to-let lenders restrict short-term lets, so get written consent before listing. On a leasehold flat, read the lease too and check any head landlord's position. Our guide to leasehold flat consent covers what to look for. This is general information, not financial or legal advice.
Yes. Your M8 property is listed on both, plus beaconlivinggroup.com. Platform fees sit around 18.8%, while direct bookings cost much less.
Yes. The agreement lets you go on one month's notice after four months of underperformance. You see that in writing before you sign. The furniture you paid for remains yours.
It depends on what you want from the flat or house. Management keeps the booking income with you, though it moves with demand. Guaranteed rent swaps that for a fixed monthly sum on a three- to five-year corporate commercial lease. Beacon pays the voids, bills, council tax and maintenance and charges no fees, so the rent is typically set below an agent's advertised rent. It is also available on selected properties. Your appraisal will show which route fits.
Yes. Owners with several flats in one block or homes across M8 can have them assessed together. You get written terms for each one.
Manchester City Council designated parts of Cheetham and Crumpsall for selective licensing from 24 May 2025, so some M8 addresses need a licence and some do not. It is decided street by street. The Cheetham scheme reaches flats above shops. Whether a home used for short stays falls inside a scheme depends on how it is occupied. Check the council's designated-street list and confirm your use with the council. This is general information rather than legal advice.
About Beacon Living Group. Beacon Living Group is a Manchester serviced accommodation operator. It runs landlords’ properties as serviced accommodation, where the owner keeps the income, and also offers guaranteed rent on 3- to 5-year corporate leases with a fixed monthly rent and no fees. Beacon Living Group Ltd is registered in England and Wales, company no. 17076795.
Send us the address and Beacon Living Group will check it against Manchester City Council's designated-street list. We will email you what we find, whether or not you ever have us manage the property.
We will check the address against the council's list and email you what we find. If it is urgent, message us on WhatsApp.
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Have it managed as serviced accommodation and keep the booking income. Ask for a free, no-obligation appraisal on your M8 property and we will tell you what it could do and what it would cost to run.
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