Own a flat, a studio or a house in Cheetham Hill, Crumpsall or anywhere in M8? Beacon Living Group pays you a fixed rent every month, occupied or not, with no management fees, bills covered and a written guarantee on the condition it comes back in.
Beacon Living Group is a Manchester-based operator. When you call, you speak directly with the founder. Rated 5.0 on Google (40 reviews).
Summary: Beacon Living Group offers guaranteed rent to landlords in Cheetham Hill, Crumpsall and the rest of M8. We take your flat, studio or house on a corporate commercial lease of three to five years and pay you a fixed monthly rent whether it is occupied or not, with £0 management fees, bills and council tax covered and a written condition guarantee. Parts of Cheetham and Crumpsall fall inside a Manchester City Council selective licensing designation, so the first thing this page does is help you work out whether your street is in it. The licence stays in your name as the owner. The day-to-day running of the property does not. If you would rather keep the booking income yourself, Beacon also manages properties as serviced accommodation for a fee. Both routes are set out below.
Beacon Living Group can commit to a fixed rent in M8 because the demand around Cheetham Hill runs all year and comes from work, not from tourism. Four separate sources of demand sit within a few minutes of each other, which is what lets us underwrite a fixed monthly figure rather than hope a tenant stays put.
That demand mix suits small units well. It is mostly one or two people at a time on repeat and extended stays. There is none of the sharp seasonal swing that tourism brings. Beacon underwrites the void risk on the strength of that demand, because we operate the property ourselves rather than letting it and walking away.
Manchester City Council designated parts of Cheetham and Crumpsall for selective licensing from 24 May 2025, which means some M8 landlords now need a licence for a property 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 type 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. Neither should anyone else.
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, the EICR, the EPC and the gas certificate cost broadly the same on a studio as on a four-bed house. On a small rent that fixed landlord compliance load is a much bigger share of what you keep.
The honest Beacon position. The licence itself stays in your name. Selective licensing is a duty on the owner of the property and a lease to Beacon does not move it. What a Beacon lease does move is the day-to-day running, the property standards, the safety certificates, the condition and the guest management during the term. We agree in writing who pays the licence fee before you sign anything, so there is no assumption either way.
Use the checker below to work out 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, and Manchester also operates additional HMO licensing in places.
Prestwich sits in Bury Council's area, so Manchester's designations do not apply and 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. The maximum rose from £30,000 to £40,000 on 1 May 2026. A rent repayment order of up to two years' rent is possible on top. Second, the duty to hold the licence sits with the owner of the property, so it stays in your name under a Beacon lease. This is general information rather than legal advice. Confirm your own position with Manchester City Council or your solicitor.
One fixed rent. We absorb the costs that make a one-bed feel like more trouble than it is worth.
Beacon Living Group takes on the costs that quietly erode a small let, and pays you one fixed figure instead.
The same sum lands every month for the full lease term. Occupied or empty, it does not change.
No 10% to 15% cut and no hidden charges. On a small flat that percentage is the difference between a worthwhile asset and a chore.
Empty months are our risk. However long the gap, your income does not move. What a void really costs.
Utilities, council tax, Wi-Fi and the TV licence, all handled by us during the lease. We carry our own operational and public liability cover too.
Day-to-day upkeep, cleaning and minor repairs, managed and paid for by us. You stay informed, not involved.
Returned in the same or better condition, fair wear and tear excepted, in writing. Backed by guest deposits and inspections between stays.
This is the question every landlord should ask a guaranteed-rent company. Most pages avoid it. Beacon writes the answer into the agreement.
If two months' rent go unpaid without a valid and accepted reason, you can end the agreement and take your property back. The rent owed to you remains owed.
You keep ownership of the property throughout the term. Beacon never asks a landlord for a fee at any stage. Your solicitor reads the full agreement before you sign anything.
The same M8 flat under two different models. Traditional management drains the return through fees, voids and the bills nobody counts.
A high-street letting agent in Cheetham Hill charges a percentage of a rent it cannot guarantee and hands the void back to you.
| What you get | High-Street Letting Agent | Beacon Guaranteed Rent Best Value |
|---|---|---|
| Monthly income | ✕Only when tenanted | ✓Fixed, every month |
| Void periods | ✕Your loss | ✓Zero, our risk |
| Management fees | ✕Typically 10% to 15% of the rent | ✓£0 |
| Bills and council tax | ✕Often your cost between tenants | ✓Covered |
| Maintenance and cleaning | ✕Billed to you | ✓Handled by us |
| Compliance during the term | ✕Your job, chased by you | ✓Handled by us, licence stays in your name |
| Condition on return | ✕Wear, tear and disputes | ✓Written guarantee |
| Renters' Rights Act exposure | ✕Full assured tenancy regime | ✓Corporate commercial lease, outside AST |
← swipe to compare →
Beacon Living Group moves from first conversation to your first rent payment in about a week.
Tell us about your M8 property. We look at size, condition, the licensing position on your street and the stay demand around it.
We confirm whether it qualifies and the exact fixed monthly rent we can guarantee, in writing.
A corporate commercial lease, typically three to five years. Full documentation for your solicitor before you sign anything.
We prepare the property and your fixed rent starts, usually within seven days of the lease being signed. Then we handle everything.
Landlords in Cheetham Hill ask two things first. What would the fixed rent be? And will a company take a flat at all rather than only houses?
Beacon takes one-bedroom flats, studios and houses in M8. Size is not a barrier here.
No page can publish a number for your address. The figure comes from size, condition, furnishing standard and the stay demand around the specific street. Because Beacon underwrites that figure, we confirm it in writing after an assessment rather than guess at it online. How the rent figure is worked out.
The comparison that matters is net, not gross. A guaranteed-rent offer is typically set below the gross asking rent an agent would advertise. Once fees, voids, bills between tenants, maintenance and tenant-find charges come off the agent route, what you actually keep is often close. Ours is fixed and certain.
If you are tired of chasing tenants, arrears and turnover on a small flat, that is exactly the problem a fixed rent removes.
Own a leasehold flat? Check your lease and any head landlord permit subletting and short-stay use before anything else.
Not sure if your unit fits? See whether your property qualifies.
Guaranteed rent is not the only option. Which route suits you depends on whether you are buying certainty or upside.
Beacon Living Group offers M8 landlords two routes. Most of this page describes the first one. The second exists because plenty of landlords would rather keep the income and hand over the work.
Beacon takes the property on a corporate commercial lease of three to five years and pays you a fixed monthly rent, occupied or not. Voids, bills, council tax, maintenance and the day-to-day running sit with us.
You trade the top of a strong month for a figure that never moves. Choose this if certainty is what you are buying.
You keep the property and you keep the booking income. Beacon runs it as serviced accommodation for a management fee, handling the furnishing standard, the listings, the pricing, the guests, the cleaning and the compliance during the term.
Your income moves with how the property performs, in both directions. Choose this if you want the upside and none of the work.
Briar House in Wythenshawe runs on the management agreement, so that is the route Beacon can already show you working. Read how serviced accommodation management works before you decide. The fee depends on the property and the service level, so we quote it on the address rather than publishing a number that would not apply to you.
Tell us the address and we will set out both routes side by side. Neither conversation costs anything.
Beacon Living Group is a young Manchester company and says so plainly. Our first property under management is Briar House in Wythenshawe. It is the proof that Beacon runs a real Manchester property rather than only writing about one.
Briar House sits in Wythenshawe, M22. It is live and operating. Beacon manages it end to end for its owner Antony, who is on camera further down this page.
What Beacon does with a property is straightforward. We furnish it to a standard guests will pay for, take the bookings, clean it between stays, hold the compliance and pay its owner on time every month.
One distinction matters here. Briar House is managed for its owner rather than leased from him. That makes it proof Beacon can operate a Manchester property to a standard. It is not proof of the guaranteed-rent contract itself, which is a different agreement and the one described on this page.
A three to five year lease is a commitment on both sides. It is fair to ask what happens if Beacon does not keep it, and the answer sits in the agreement rather than in a promise on a website. The break right set out above is the part that protects you, and you keep ownership of the property throughout.
Beacon Living Group Ltd, company no. 17076795, registered in England and Wales, office at 703 Stockport Road, Manchester M12 4QN.
M8 is where Beacon is expanding next. We are not taking guest bookings in Cheetham Hill yet and we will not pretend otherwise. What we are doing now is speaking to M8 landlords about leases that start when the property is ready.
Beacon Living Group works right across M8 and the streets either side of it, from Cheetham Hill Road down to Queens Park and up through Crumpsall to the Prestwich boundary.
If your property sits just outside M8, Beacon Living Group almost certainly covers it.
Harpurhey, Blackley, Charlestown and the Rochdale Road corridor, straight over the Crumpsall boundary from M8.
View M9 page → Guaranteed RentNewton Heath, Moston, Miles Platting, Collyhurst and Failsworth, with the Victoria North regeneration running through the middle of it.
View M40 page → All AreasGuaranteed rent and serviced accommodation across Greater Manchester, including north Manchester, the city centre, Salford, Wythenshawe and Stockport.
See All Areas →See how guaranteed rent works in Manchester for the full picture across the city.
Antony handed Beacon the keys to his Wythenshawe property on a management agreement. Here is what he makes of it, in his own words.
Beacon has paid me on time every single month and I’ve never had to chase a thing.
Not sure yet? Ask us and we will arrange a call with Antony, so you can hear how it works from a landlord rather than from us.
Beacon Living Group offers guaranteed rent to landlords in Cheetham Hill, Crumpsall and across the M8 postcode. We take the property on a corporate commercial lease of three to five years and pay a fixed monthly rent whether it is occupied or not. £0 management fees, bills and council tax covered, written condition guarantee. Manchester-based and you speak to the founder.
Beacon takes one-bedroom flats and studios in M8 as well as houses. Small units suit the stay demand around Cheetham Hill, which is mostly one or two people at a time on longer bookings rather than groups. What matters is condition, furnishing standard and whether the lease and freeholder permit it. Tell us the address and we will confirm.
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 designation explicitly reaches flats above shops. No page can answer it for your address, so check the council's designated-street list. How selective licensing works. This is general information rather than legal advice.
The selective licence stays in your name, because the duty to hold it sits with the owner of the property and a lease does not move it. What the lease does move is the day-to-day running, the property standards and the safety certificates during the term. We agree in writing who pays the licence fee before you sign.
A council can issue a civil penalty for a licensing offence instead of prosecuting. From 1 May 2026 the maximum is £40,000, up from the £30,000 that applied before. A landlord can also face a rent repayment order of up to two years' rent taken while the property was unlicensed. The Renters' Rights Act also widened who can be held liable, so action can reach the person managing or controlling the property as well as the owner. Confirm your own position with the council. General information, not legal advice.
The figure depends on the size, condition and stay demand around your specific address, and Beacon confirms it in writing after a short assessment rather than quoting a range online. Our offer is typically set below the gross asking rent an agent would advertise. Once fees, voids, bills between tenants and maintenance come off the agent route, what you keep is often close. Ours is fixed. How the rent figure is worked out.
Nothing changes for you, because the same fixed rent arrives whether the flat is occupied or not. Void risk sits entirely with us for the whole lease term. What a void really costs.
Yes, provided your lease and any head landlord allow subletting and short-stay use, which is the first thing to check on a leasehold flat. Many buy-to-let mortgage conditions also require the lender's written consent before you enter a commercial lease. Check both before we proceed and we will supply our standard lease documentation to support the conversation. Leasehold flat consent explained.
The Renters' Rights Act came into force on 1 May 2026 and guaranteed rent sits outside it, because the property is let to a company on a corporate commercial lease rather than on an assured tenancy. The tenant is a company, not an individual living there as their principal home, so commercial lease law governs the income, the term and the exit on both sides. Talk to your solicitor first. We send the documentation in advance. Corporate let vs AST explained.
If two months' rent go unpaid without a valid and accepted reason, you can end the agreement and take your property back. The rent owed to you remains owed. That right is written into the agreement rather than promised on a website, and you keep ownership of the property throughout the term. Your solicitor reads the full document before you sign.
Yes, serviced accommodation management is Beacon's second route and it works the other way round. You keep the property and you keep the booking income, and Beacon runs it as serviced accommodation for a management fee, covering the furnishing standard, the listings, the pricing, the guests, the cleaning and the compliance. Your income then moves with how the property performs rather than staying fixed. The fee depends on the property and the service level, so we quote it on the address. How serviced accommodation management works.
Yes, Beacon Living Group covers Cheetham Hill, Crumpsall, the Prestwich shoulder of M8 and the neighbouring M9 and M40 postcodes. We work Cheetham Hill Road, Bury New Road, Queens Park, Abraham Moss, Lower and Higher Crumpsall. If your property is in an M8 postcode, get in touch and we will confirm whether it qualifies.
About Beacon Living Group. Beacon Living Group is a Manchester guaranteed rent and serviced accommodation operator. It works with landlords two ways. It leases properties across Manchester on three- to five-year corporate leases and pays a fixed monthly rent with no fees, or it manages a property as serviced accommodation for a fee while the landlord keeps the booking income. Every stay is managed in-house. 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 and email you what we find, whether or not you ever lease the property to us.
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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Turn it into fixed monthly income with zero fees and zero voids. Ask for a free, no-obligation rent offer on your M8 property and we will tell you the figure in writing. There is never an upfront charge.
Licensing and planning policy for private rented property is changing across Manchester in 2026. This page is general information rather than legal advice. Confirm your own position with Manchester City Council or your solicitor.
