We run Manchester properties as serviced accommodation for contractors, NHS staff and corporate guests. You keep the income. We take an agreed share, so we only earn when your property does. Prefer a fixed monthly figure? Take guaranteed rent instead.
5.0 from 44 Google reviews · 10 properties under management · Founder-run
Both routes start with the same free appraisal. You see what each would mean for your property, then choose.
You keep the booking income and Beacon runs the property as serviced accommodation for an agreed fee. You carry the running costs, so you also keep the upside when demand is strong. Our fee is set after a strategic assessment of your property, and we confirm it in writing before you sign.
Choose this if you want to keep the upside rather than swap it for certainty.
Want to hear it from an owner first? Ask for a reference call with Antony →
Beacon takes your property on a 3- to 5-year corporate agreement and carries the running costs. Full details are further down this page.
Choose this if you want certainty, a hands-off asset and the same figure landing every month regardless of how the property performs.
Tell us about the property. We look at the area, the layout and the guests it would suit, then quote our fee for your property.
We confirm the fee and the terms in writing, including your right to leave on one month’s notice after four months of underperformance. Take them to your own solicitor before you sign anything.
We buy and set up the furniture on your behalf as your managing agent. You pay for it and you own it. Then we get the property listed.
Beacon handles the guests, the cleaning and the upkeep. You keep the income and we take our agreed share.
On guaranteed rent the steps are the same, except that Beacon furnishes the property at its own cost and step four is a fixed rent paid on the same date every month.
| The work | Running it yourself | Beacon management |
|---|---|---|
| Guest messages at all hours | You | Us |
| Cleaning and linen between stays | You arrange and chase | Done and checked by our team |
| Nightly pricing | Set by hand | Managed for you, every day |
| Listings | Usually one platform | Airbnb, Booking.com and our own site |
| Repairs and call-outs | Your phone rings | Arranged by us |
| The income | Yours | Still yours, less our agreed fee |
Set your nightly rate and how many nights you expect to be booked. The costs start at our typical figures for a three or four-bedroom house. Change any of them and watch the total update.
Illustrative. Drag the sliders or type your own figures and the totals update as you go. Occupancy is worked out on a 30-day month. Our management fee is set after your strategic assessment, so it is not included here.
Antony owns Briar House, the Wythenshawe property featured on this site. It is on our management route: Beacon runs the bookings and pays his income to him monthly. 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.
Speak to Antony before you decide. Ask us and we will arrange a call, so you hear how Beacon runs a property from the owner rather than from us. Request a reference call →
Briar House is a four-bedroom serviced house in Wythenshawe (M22) that Beacon runs on the management route. Antony has been paid on time since Beacon took it on in August 2026, while we handle the guests, the cleaning and the upkeep.
You can inspect the house for yourself. It is listed on Airbnb and Booking.com with photographs, reviews and live pricing. Ask us and we will show you round in person or walk you through how it runs.
Beacon is founder-run by Omid Behzadnia. When you call or WhatsApp you deal with Omid and the Manchester team directly, not a lettings desk. Beacon Living Group Ltd is registered in England and Wales, company no. 17076795.
Beacon says no when the numbers do not work, on either route. After a short assessment we confirm whether your property suits serviced accommodation, then quote our management fee or the guaranteed rent we can offer.
We take properties where corporate guests, contractors and visiting families already need somewhere to stay. Location drives what the property can earn.
Every property must be clean, safe and well presented. The exact standard is set by the clientele and location we position it for, from contractor crews to corporate stays. Single units, portfolios and larger 4- and 5-bedroom houses, including former HMOs, are all considered.
We work with owners who would rather hold the asset than run it. You want the guests, the bills and the paperwork handled properly by someone who answers the phone.
We would rather turn a property down than take on one that will not perform for you.
The Beacon Guarantee is the set of commitments written into every Beacon Living Group lease. On guaranteed rent Beacon leases the property, pays you a fixed rent every month and absorbs the running costs below.
If two months’ rent goes unpaid without a valid and accepted reason, you can end the agreement and take your property back. Any rent owed stays owed. The contract also requires the property back in the same or better condition, fair wear and tear excepted.
A letting agent takes a fee every month and you still carry the voids and the bills. On guaranteed rent Beacon pays a fixed rent and carries both. The figures below are illustrative, for a Manchester property let at £1,250 a month over five years. See the full working in our guaranteed rent vs letting agent guide and what an empty property really costs in our void period cost breakdown.
| What it costs you | High-street letting agent | Beacon guaranteed rent |
|---|---|---|
| Rent you receive | Full market rent, only when let | A fixed rent agreed at appraisal, usually below full market rent, paid every month |
| Management fees | ✕12% of rent collected (£8,250 to £8,700) | ✓£0 |
| Void periods | ✕2 to 5 months lost (£2,500 to £6,250) | ✓£0, rent paid even when empty |
| Minor maintenance | ✕Landlord expense | ✓Covered by Beacon |
| Utilities, council tax & Wi-Fi | ✕Landlord / tenant pays | ✓All covered by Beacon |
| Professional cleaning | ✕Tenant responsibility | ✓Weekly professional clean |
| Tenant damage risk | ✕Tenant deposit only, capped at five weeks’ rent | ✓Inspected after every stay, plus a written condition guarantee |
| Renters’ Rights Act exposure | ✕Full Renters’ Rights Act regime | ✓Company let, outside the assured tenancy rules |
| Condition at hand-back | ✕As-is, no guarantee | ✓Same or better in writing, fair wear and tear excepted |
| Your bottom line | £11,200 to £14,500 in fees and voids over five years, before bills and repairs | Fixed rent, usually below full market rent. £0 fees, £0 voids, bills covered |
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Adjust the rent, the agent fee and the empty months to see what a letting agent costs you over five years.
See the fixed rent we would pay for your property.
Get My Rent Offer →You keep the booking income and Beacon runs the property as serviced accommodation for contractors, NHS staff and corporate guests. We take a share of the revenue. Read how our serviced accommodation management service works.
Our fee is set after a strategic assessment of your property, because it depends on the property, the location and the service it needs. We talk it through with you and confirm it in writing before you sign anything.
You do, from the income. As a guide for a three or four-bedroom house: bills of around £500 a month, around £60 per clean, consumables of around £30 to £50 a month, and booking platform fees of around 18.8% (much lower on direct bookings). In return you keep every pound of upside when demand is strong.
Yes. If your property underperforms for four months, you can leave on one month’s notice. It is written into your agreement, so you are never locked in to something that is not working.
No. On the management route you keep the property and the income. On the guaranteed rent route Beacon operates on a corporate commercial lease with a registered company and a named founder, not a sub-let handshake. Guests who book direct or through Booking.com pay a refundable security deposit of £200 on a credit card, or £500 on a debit or prepaid card, held against damage. Airbnb stays are covered by Airbnb’s damage protection of up to £2 million. Properties are routinely inspected and you get a written condition guarantee. You deal with a named local team and are welcome to references and to view live properties.
Read our full due-diligence guide: is guaranteed rent safe? Before you sign with anyone, us included, read the questions to ask a guaranteed rent company and compare Manchester’s guaranteed rent companies for yourself.
We check consent-to-let, leasehold restrictions, freeholder permissions and Article 4 before anything is signed. If a property cannot be used this way we tell you straight away. Better to find out now than later.
Beacon Living Group takes apartments and houses across Greater Manchester, from single units to full portfolios, including larger 4- and 5-bedroom houses and former HMOs. The property must be clean, safe and well presented. We handle the furnishing and hotel-grade setup to the standard the location and clientele require, so you do not need to furnish it yourself. On guaranteed rent Beacon pays for it. On management you pay for the furniture and you own it, and we manage the whole process, buying and setting it up on your behalf as your managing agent.
Beacon Living Group partners with landlords across Greater Manchester, including Wythenshawe and South Manchester, M40 and North Manchester, M9 and Harpurhey, Salford and Salford Quays, Old Trafford and Trafford, Stockport and Tameside, plus the city centre and surrounding postcodes.
It is based on your property’s size, area and condition, plus the revenue it can realistically generate as serviced accommodation. After a short strategic assessment we confirm whether your property qualifies and the exact guaranteed rent we can offer. There is no automated quote. Every figure is underwritten properly, which is how we can guarantee it. Read what happens during the strategic assessment.
Usually about a week from strategic assessment to your first guaranteed rent payment. After your strategic assessment we confirm an offer, normally within 48 hours. We then sign a clear corporate lease, prepare the property and begin paying your guaranteed rent, typically within seven days.
You receive the same fixed rent by bank transfer on the same date every month for the full term of the agreement, whether the property is occupied or empty.
If two months’ rent goes unpaid without a valid and accepted reason, you can end the agreement and take your property back. The rent owed to you remains owed. Every deal is underwritten so the rent sits comfortably within what the property earns, which is why we turn down deals that do not fit. You are never trapped.
The contract requires the property to be returned in the same or better condition, fair wear and tear excepted, in writing. Guests who book direct or through Booking.com pay a refundable security deposit of £200 on a credit card, or £500 on a debit or prepaid card before arrival, held against damage or a breach of house rules. Airbnb stays are covered by Airbnb’s damage protection of up to £2 million. Guests are ID-checked and stays are inspected. Guest cancellation is free, which changes nothing for you because your rent is fixed either way.
Not in the usual way. Because Beacon takes the property on a corporate commercial agreement rather than an assured tenancy, the tenancy rules in the Act do not apply in the usual way. See our plain-English guides to the Renters’ Rights Act for Manchester landlords and how a corporate let differs from an AST. This is general information rather than legal advice, so check your own position with a solicitor before you sign.
Your property always remains yours, and the two-month exit clause in every lease lets you take it back. We have written up exactly what happens if a guaranteed rent company goes bust so you can check the protections for yourself.
The Beacon Guarantee is the set of written commitments in every Beacon lease: fixed rent on the same date every month, £0 management fees, bills covered, a two-month exit clause and hand-back in the same or better condition, fair wear and tear excepted.
Pick the route that suits you and answer a few quick questions about your property. It takes under a minute.
Not sure which suits you? WhatsApp us or call 07544 843569 and we will talk you through both.
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