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Mastering The Rent to Rent Serviced Accommodation (R2SA) Revolution in the UK

Posted by Jehan Anis on May 7, 2024

The UK property market is a dynamic landscape, and for savvy investors, keeping an eye on emerging trends is crucial. Enter Rent to Rent Serviced Accommodation (R2SA), a rapidly growing strategy that’s redefining passive income in the real estate realm.


This blog delves into the world of R2SA, exploring its potential, outlining the key steps involved, and addressing some common concerns.


What is Rent to Rent Serviced Accommodation?


R2SA involves securing a property from a landlord through a long-term lease (typically 3-5 years). You, the investor, then transform it into a serviced accommodation unit, offering short-term stays to guests like tourists, business travelers, or contractors.


Why is R2SA a Hot Investment Opportunity?


Several factors contribute to R2SA’s rising popularity:


  • Higher Rental Yields: Compared to traditional buy-to-let, R2SA offers the potential for significantly higher rental income. Short-term lets typically attract higher nightly rates, leading to a much stronger return on investment (ROI).
  • Hands-Off Approach: Unlike traditional landlords, you are not directly responsible for tenant management. R2SA often involves partnering with a property management company that handles guest communication, cleaning, and maintenance, freeing up your valuable time.
  • Inflation Hedge: With rising inflation concerns, property investments offer a natural hedge. R2SA allows you to adjust nightly rates to keep pace with inflation, ensuring consistent income.
  • Lower Investment Threshold: Compared to traditional property purchases, R2SA often requires a smaller initial investment. This makes it an accessible option for investors who might not have the capital for a traditional buy-to-let purchase.


How Does R2SA Work?


The R2SA process can be broken down into several key stages:


  • Securing a Property: 

Look for properties in high-demand areas with good transport links and amenities suitable for short-term stays. Negotiating a long-term lease with a favorable rent is crucial.

  • Furnishing the Property: 

Invest in high-quality furniture, appliances, and linens that cater to a comfortable and stylish serviced accommodation experience.

  • Partnering with a Management Company: 

Consider outsourcing guest communication, cleaning, maintenance, and marketing to a reputable property management company specializing in serviced accommodation.

  • Listing Your Property: 

Utilize online booking platforms like Airbnb,, and specialized serviced accommodation portals to reach your target audience.

  • Maintaining High Standards: 

Prioritize guest satisfaction by ensuring cleanliness, responsiveness, and a positive overall experience. Positive online reviews are vital for success.


Things to Consider Before Investing in R2SA


While R2SA offers exciting possibilities, it’s important to understand the associated considerations:


  • Legalities and Regulations: Ensure you meet all legal requirements for operating a serviced accommodation business in your chosen area. This may involve obtaining specific licenses or permits.
  • Competition: Research the R2SA market in your target location to understand the level of competition. Optimize your listings and pricing strategy to stand out.
  • Financial Requirements: Factor in initial investments like furniture, property improvements, and potential voids (periods without bookings) when calculating your projected ROI.
  • Tax Implications: Understand the tax implications of R2SA. Consulting with a qualified accountant is highly recommended.


Is Rent to Serviced Accommodation (R2SA) Right for You?


R2SA is ideal for investors seeking a hands-off investment strategy with the potential for high rental yields. However, it requires careful planning, research, and potentially, a network of reliable partners. Here are some questions to ask yourself:


  • Do you have a good understanding of the local property market and tenant demographics?
  • Are you comfortable partnering with a property management company?
  • Do you have the capital to cover initial investments and potential vacancies?


Maximising Your R2SA Investment:


Finding the Ideal Property: Go beyond location! Look for properties with the right layout and amenities suitable for short-term stays. Studio flats, one-bedroom apartments, or even larger properties converted into individual rooms can all be successful R2SA investments depending on your target market. Consider factors like:


  • Natural light: Bright and airy spaces are more appealing to guests.
  • Storage solutions: Provide adequate storage for luggage and belongings.
  • Workspace: For business travelers, a dedicated workspace with a desk and reliable Wi-Fi is a major plus.
  • Security features: Ensure the property has a secure entry system and smoke detectors for guest peace of mind.
  • Furnishing for Success: Don’t underestimate the power of well-chosen furnishings. Invest in comfortable beds, high-quality linens, and stylish yet durable furniture. Consider adding small touches that elevate the guest experience, like a coffee machine or a welcome basket with local treats.


Optimizing Your Online Presence:  Presentation is key in the digital age. Partner with a professional photographer to capture high-quality images that showcase the property’s best features.  Craft compelling descriptions that highlight the benefits for your target audience. Utilize keywords relevant to serviced accommodation in your chosen location to improve search engine ranking.


Targeting the Right Guests:  Identify your ideal guest profile (business travelers, tourists, contractors) and tailor your marketing strategy accordingly. Consider listing your property on platforms frequented by your target demographic, such as business travel websites or relocation services.


Building a Strong Brand:  Developing a recognizable brand for your R2SA business can enhance guest trust and loyalty.  Maintain a consistent brand identity across your online presence, from listing photos to communication materials. Utilize positive guest reviews strategically to attract new clientele.


Challenges and Solutions in Rent to Serviced Accommodation (R2SA):


  • Vacancy Periods: While short-term rentals can lead to higher income, they also come with the risk of periods with no bookings. Consider offering discounts for longer stays or during off-peak seasons to minimize vacancy periods.
  • Guest Management:  Maintaining positive guest relationships is crucial. Ensure prompt communication, address any issues efficiently, and consider offering additional services like airport transfers or grocery delivery for a truly exceptional experience.
  • Legal and Regulatory Compliance: Stay updated on local regulations pertaining to serviced accommodation in your area.  Obtain necessary licenses and permits and ensure your property adheres to safety standards.
  • Finding a Reliable Management Partner: Choosing the right property management company can make all the difference.  Look for a company with experience in serviced accommodation, a strong track record, and a transparent fee structure.


Additional Considerations for Investors in R2SA Business:


  • Building Relationships with Local Businesses: Partnering with local restaurants, cafes, or tourist attractions can provide valuable benefits. Offer guests exclusive discounts or collaborate on promotional packages.
  • Staying Informed: The R2SA market is dynamic. Keep yourself updated on industry trends, competitor offerings, and potential changes in regulations to stay ahead of the curve.
  • Networking with Other Investors: Connect with other R2SA investors to share experiences, best practices, and potentially explore collaborative opportunities.


Beyond the Basics: Advanced R2SA Strategies


For seasoned investors looking to further optimize their R2SA portfolio, consider these additional strategies:


  • Scaling Your Business: Once you’ve established a successful model, look to expand your portfolio by securing additional properties. Utilizing a property management company can help streamline operations when managing multiple properties.
  • Specializing in a Niche: Catering to a specific niche market can be lucrative. Consider targeting corporate clients, families traveling with young children, or digital nomads with dedicated workspace needs.
  • Investing in Technology: Utilize technology to streamline operations. Consider using smart locks for keyless access, guest management software for efficient communication, and automated pricing tools to optimize your nightly rates.




The Rent to Rent Serviced Accommodation model offers a compelling proposition for investors in the UK property market. By combining careful planning, strategic execution, and a commitment to guest satisfaction, investors can build a thriving R2SA business and generate a healthy return on investment. Remember, the journey to success requires ongoing research, adaptation, and a willingness to learn and grow within the dynamic world of serviced accommodation. With dedication and the right approach, R2SA can be your gateway to a lucrative and rewarding investment experience.

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Established in 2019, Star Sterling is a family-run business based in the UK. As a cutting-edge investment advisory firm, we aim to deliver top-of-the-line investment services to all our valued clients. Leveraging a dynamic combination of finance and real estate expertise, we specialize in B2SA, R2SA, and BTL property investments.
Our professionals work tirelessly to identify the best investment solutions for estate agents, landlords, and investors and cultivate long-term partnerships for future success. We partner with businesses to find suitable properties to provide premium accommodation on a short-term basis to business travelers and contractors. By creating customized strategies for our clients, our services extend beyond the traditional confines of real estate

Our Typical Investors are

✓ People with a minimum of £7,500 to invest into Rent To Serviced Accommodation and £50,000 into Below Market Value property deals
✓ Looking to build high cash-flowing Rent To Serviced Accommodation portfolio (either passively or self-managed)
✓ Looking to buy Below Market Value residential properties with 8% to 10% annual return on capital
✓ Looking to achieve financial freedom through property investment in the UK
✓ Looking for safe and secure investment opportunities with low risk
✓ Looking to build a legacy for their family’s future

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