By the Beacon Living Group team · 10 July 2026 · 6 min read + factor explorer
Summary: there is no single figure, and anyone who quotes one before seeing your property is guessing. Beacon Living Group prices every Manchester offer per property, at or close to open-market rent, and the real difference shows up in what you keep, with no management fee, no void losses and bills covered. This guide explains the six factors that move your figure, why no serious operator publishes a rent table, and how to get your exact number free within 48 hours.
"How much will you pay me?" is the first question every landlord asks, and it deserves a straight answer. Here is the straightest one available: the figure depends on your property, and the operators who pretend otherwise are the ones to avoid. What we can do, honestly, is show you exactly what moves the number, so that when offers arrive, from us or anyone, you can judge them like an insider.
A guaranteed rent offer is a three- to five-year promise, so it has to be built on what your property can sustainably earn as serviced accommodation, quiet months included. That calculation is specific to your address: the demand around it, the guests it suits, the layout, the condition. Two houses three streets apart can justify genuinely different figures. A published rent table therefore has to either overpromise, which wins enquiries and later produces the missed-payment horror stories the sector is known for, or pitch low, which wastes everyone's time. The honest version of a rent table is an assessment, and it takes about 48 hours. In the meantime, judge offers by understanding the factors below, and check what an offer really nets you against an agent-managed let with our fee calculator.
Tap each factor to see how it works for and against you.
Suppose your property would let conventionally for a given monthly figure. Before comparing any guaranteed rent offer against it, subtract what a conventional let really costs: management at 10% - 15% plus VAT if an agent runs it, the void weeks between tenancies, maintenance call-outs, and the bills and council tax that revert to you when it stands empty. That after-cost number, not the advertised rent, is what a guaranteed offer should be judged against, because the guaranteed figure arrives without those deductions: no management fee, no void losses, bills covered during the lease. Judged properly, a similar or even slightly lower headline frequently nets more, and it arrives every month regardless of occupancy.
Request a free assessment. We look at the property's size, condition, exact location and lease position, check the demand picture around your address, and come back with the exact fixed monthly figure we can offer, usually within 48 hours. It is underwritten, it is in writing, and it carries no obligation: landlords are welcome to use it simply as a benchmark against other options, which we think is exactly how a market should work. If the property does not suit the model, we say that instead, with reasons.
There is no single figure: offers are priced per property on size, condition, location and stay demand, at or close to open-market rent, with no fees, no void losses and bills covered. The only honest number comes from an assessment of your actual property, free and usually within 48 hours.
Because two properties on the same street can support different figures. A table either overpromises or pitches low; either way it is marketing, not an offer.
Sometimes slightly on the headline, but a conventional let loses 10% - 15% plus VAT, voids, maintenance and empty-period bills before it reaches you. Compared on take-home, a similar headline frequently nets more.
Stay demand nearby (hospitals, business districts, transport), good condition, practical two-plus-bedroom layouts, parking, and a three-year-plus lease term.
Request a free assessment from Beacon Living Group. You receive the exact fixed monthly figure, in writing, usually within 48 hours, with no obligation.
About Beacon Living Group. Beacon Living Group is a Manchester guaranteed rent and serviced accommodation operator. It leases properties from landlords across Manchester on 3- to 5-year corporate leases, pays a fixed monthly rent with no fees, and is built to manage every stay in-house. Beacon Living Group Ltd is registered in England and Wales, company no. 17076795.
A free assessment gives you the fixed monthly number for your property, in writing, usually within 48 hours. No obligation.
