Beacon Living Group offers guaranteed rent across whole property portfolios in Manchester. One company takes on every property you own, pays a fixed sum on one date each month and manages everything in between. No fees, no voids and no more running three tenancies as a second job.
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 provides guaranteed rent for portfolio landlords across Manchester and Greater Manchester. We take on portfolios of two or more properties under one agreement, pay a fixed monthly rent on a single payment date and charge no management fees. Voids, bills and day-to-day maintenance across every property are our cost during the lease, not yours. Request one free rent offer and we will price every property in your portfolio.
Beacon Living Group takes on whole property portfolios in Manchester so that one corporate lease arrangement replaces every tenancy, every agent and every separate statement you currently juggle.
One property means one agent statement, one void risk, one boiler. Three properties mean three of everything. Each extra property adds a fee line, a void risk, a compliance calendar and a set of tenant calls.
Agents charge per property, so their cost scales with your portfolio while their attention does not. Beacon's model inverts that. The operator carries the risk and the workload. You get one point of contact who knows every property. It is the founder. You also get one figure per property rather than one blanket percentage across the lot.
Before any conversation with any operator, ours included, it is worth knowing the numbers. Read what letting agent fees actually add up to and what a void really costs.
Briar House in Wythenshawe is Beacon's first property under management, live since August 2026 and run by us end to end. It sits under a management agreement rather than a guaranteed rent lease, so treat it as proof that we operate a real Manchester property properly. The landlord who handed us the keys will take your call.
A portfolio landlord is usually defined in the UK as someone with four or more mortgaged buy-to-let properties, the threshold lenders use under Prudential Regulation Authority rules.
Beacon states its own threshold plainly rather than leaving it vague. The Beacon portfolio service starts at two properties, well below the lender definition. If you own two, you qualify for one agreement and one payment date.
The lender threshold matters mainly for mortgage underwriting. Once you cross it, every application is stress-tested against the whole portfolio rather than the single property you are borrowing on. That is why lenders look closely at how stable your rental income is.
None of that decides whether guaranteed rent suits you. It does explain why a fixed contracted payment on every property is worth understanding properly. Your broker and your accountant are the right people to talk to about the borrowing side, because this page is general information rather than financial advice.
Beacon Living Group covers every property in a Manchester portfolio under the same guaranteed terms, so multiple properties stop meaning multiple sets of problems. This is hands-off portfolio management, built for landlords who want the income without the admin.
The same combined sum lands every month whether every unit is occupied or not.
No 10 to 15 per cent taken per property. The rent we agree is the rent you keep.
One combined payment on one agreed date replaces a drip of per-property statements.
Utilities, council tax, Wi-Fi and TV licence handled by us during the lease on every property.
Day-to-day upkeep, cleaning and minor repairs across the portfolio, managed and paid for by us.
Every property returned in the same or better condition, fair wear and tear excepted, in writing.
Letting agent fees of 10% - 15% plus VAT are charged per property, so the cost of managing ten properties in Manchester is ten times the cost of managing one, before a single void or callout.
There are two ways to scale a property portfolio without letting agent fees. Self-manage, which is a job. Or move the whole portfolio to a guaranteed rent operator, which is an income. See the full agent-fee comparison.
| What you get | Agent-Managed Portfolio | Beacon Whole-Portfolio Guaranteed Rent Best Value |
|---|---|---|
| Monthly income | ✕Only when every unit is tenanted | ✓Fixed across the portfolio |
| Management fees | ✕10 to 15% + VAT on every property | ✓£0 |
| Statements and payments | ✕One per property, different dates | ✓One payment, one date |
| Void periods | ✕Your loss, multiplied by unit count | ✓Zero, our risk |
| Points of contact | ✕One per branch or agent | ✓One, the founder |
| Bills between tenancies | ✕Yours, per empty property | ✓Covered during the lease |
| Maintenance and cleaning | ✕Billed per callout, per property | ✓Handled by us |
| Renters' Rights Act exposure | ✕Full assured tenancy regime on every AST | ✓Corporate commercial lease, outside AST |
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The calculator below shows the annual cost of agent fees and typical voids across a Manchester portfolio, using illustrative figures you can adjust to match your own.
Worked example with illustrative figures: an average rent of £950 per month, a 12% management fee and three void weeks per property per year. Under a Beacon guaranteed rent lease the fee line and the void line are both £0 by contract for every property, though the guaranteed figure offered is typically set slightly below gross asking rent.
| Portfolio size | Annual agent fees | Annual void cost | Total annual leakage |
|---|---|---|---|
| 3 properties | £4,104 | £1,973 | £6,077 |
| 5 properties | £6,840 | £3,288 | £10,128 |
| 10 properties | £13,680 | £6,577 | £20,257 |
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A landlord with three properties in Manchester is running roughly three times the admin of a single let: three compliance calendars, three void risks and three sets of tenant calls, usually on top of a day job.
Evenings get lost to callouts, holidays get interrupted by a burst pipe or a tenant dispute. A WhatsApp thread with three different tenants never quite goes quiet. The exit most people reach for is selling, which crystallises fees, raises tax questions and ends the income for good. The alternative is keeping the portfolio and handing the day-to-day work to an operator built to carry it.
The day the lease starts, the phone goes quiet. The income does not. If you are tired of being a landlord but not ready to think about selling up, this is the middle path.
A block let of a whole Manchester portfolio does not have to happen in one day, because Beacon Living Group phases handovers around existing tenancies and takes each property on as it becomes available.
We are honest about fit: occasionally a property in a portfolio does not suit serviced accommodation and we will tell you which and why rather than overpromise on all of them.
Handing over three or five properties is a bigger decision than handing over one. The honest question is what happens if the operator cannot pay. Beacon Living Group Ltd was incorporated on 9 March 2026. We are a young company and we will not pretend otherwise.
What we offer instead of a long trading history is evidence you can check yourself before you sign anything:
Ask any operator for all four. It is the same due diligence we would tell you to run on us.
Read more on how a corporate let compares to an AST, or how landlords typically go about switching from a letting agent.
Beacon Living Group prices a Manchester portfolio in four steps. The first payment on vacant properties typically follows within about a week of signing.
Tell us every address. We assess size, condition and stay demand around each one.
Usually within 48 hours you get a fixed figure for each property and one combined monthly total.
A corporate commercial lease covering the portfolio, typically three to five years, full documentation for your solicitor before you sign anything. At the end of the term each property comes back to you in the same or better condition, fair wear and tear excepted.
Vacant units start first, tenanted units join as tenancies end and your fixed income arrives on one date each month.
Beacon Living Group assesses portfolio properties across Manchester and Greater Manchester, including portfolios spread over several boroughs. A portfolio does not have to sit in one postcode. Mixed-area portfolios are normal and each property is priced for its own patch.
Antony handed Beacon the keys to his Wythenshawe property. That property runs on a management agreement rather than a guaranteed rent lease. It shows how Beacon operates a real Manchester property month after month. For a portfolio landlord weighing up a bigger handover, the payment record is the thing worth testing.
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 takes on whole property portfolios across Manchester and Greater Manchester on guaranteed rent, covering every property under one agreement with one fixed monthly payment. A handful of national operators offer portfolio deals too, but Beacon is Manchester-based and founder-run, so one local conversation covers the lot.
A portfolio landlord is generally defined as someone with four or more mortgaged buy-to-let properties, the threshold used by lenders under Prudential Regulation Authority rules. Beacon's portfolio service starts at two properties, well below that lender threshold. The PRA definition mainly affects mortgage underwriting, not whether guaranteed rent suits you.
Each property in the portfolio is assessed and priced individually, then every figure is combined into one agreement with one fixed monthly payment on a single date. Occupied or empty, the combined sum does not change. Bills, maintenance and guest management on every property are Beacon's responsibility during the lease.
Yes, handovers are phased, so vacant properties can start earning guaranteed rent first and tenanted properties join the agreement as each tenancy ends. The typical timeline is about a week from signing to first rent on a vacant unit. We plan the sequence with you up front.
Properties with sitting tenants simply join the arrangement later, once the existing tenancy ends through the normal legal process. We never ask a landlord to disturb a tenancy. More on switching from an agent.
Not always, because each property is assessed on its own merits and occasionally one in a portfolio does not suit serviced accommodation. We tell you which and why so you can proceed with the rest of the portfolio while keeping the outlier on its current arrangement.
At a typical agent fee of 10% - 15% plus VAT, managing ten properties averaging £950 a month costs roughly £11,400 to £17,100 a year in management fees alone, before voids, tenant-find fees or maintenance callouts. Those figures are illustrative. Under guaranteed rent the management fee across all ten is £0.
The arrangement is a corporate commercial lease rather than an Assured Shorthold Tenancy. Your solicitor can review the full documentation for every property before you sign anything. Guests are ID verified and pay deposits, properties are inspected between stays and every lease carries a written condition guarantee, fair wear and tear excepted. With more properties at stake, due diligence matters more. See is guaranteed rent safe? and the questions to ask any operator.
Beacon Living Group Ltd was incorporated on 9 March 2026, so we ask you to judge us on evidence you can check rather than on years of trading. That evidence is a real Manchester property we operate end to end, a landlord who will take your reference call, our filings at Companies House under company no. 17076795 and full lease documentation for your solicitor before you commit to anything. Run the same checks on every operator you speak to, including us.
The Renters' Rights Act came into force on 1 May 2026 and applies to residential tenancies, whereas a guaranteed rent portfolio sits on a corporate commercial lease outside the assured tenancy regime. For a portfolio that means one commercial framework instead of several reformed ASTs. Discuss it with your solicitor first. Read our Renters' Rights Act guide.
Yes, the agreement includes a break mechanism per property with a defined notice period, so selling one property does not unwind the arrangement on the rest. Mention a possible sale early so it is structured in from the start. You get full documentation before signing.
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.
Turn the whole portfolio into one fixed monthly income with zero fees and zero voids. Request your free portfolio rent offer and we will price every property, usually within about 48 hours.
A portfolio conversation costs nothing and commits you to nothing. Every figure is confirmed in writing before you decide.
