What to bring to a holiday rental income appraisal

Prepare a property brief

Include the address, bedroom and bathroom configuration, sleeping arrangements, parking and current photographs. Describe the condition honestly and list any work needed before guests could stay. Add the dates you want to use the home and any periods when maintenance would make it unavailable. These details help a manager decide which comparisons are relevant.

Separate the inputs

1. 01

   Available nights

   Start with dates genuinely open to guests after owner visits, preparation and planned work. Do not treat every calendar night as saleable.

2. 02

   Occupied nights

   Ask what evidence supports the occupancy assumption and whether it varies through the year. A visible calendar does not prove every blocked night was sold.

3. 03

   Accommodation rate

   Ask whether the estimate uses advertised rates or achieved booking income. Clarify discounts, stay length and seasonal assumptions.

4. 04

   Owner costs

   Include management, platforms, cleaning arrangements, utilities, insurance, upkeep and replenishment as applicable. Keep financing and tax questions separate for your adviser.

Request a cautious comparison

Ask for a lower-demand case as well as the working estimate. Discuss what changes if the home launches later, needs more preparation or is reserved for your own use at popular times. Compare the same period and cost categories if considering residential letting. Avoid taking a busy weekend rate and multiplying it across the year.

Bring evidence from an operating property

If you already host, bring dated booking and expense summaries with guest personal details removed. Note cancellations, owner blocks and closures so they are not mistaken for weak demand. Mellow's homepage invites owners to discuss comparable properties and a ballpark estimate. Use that conversation to test suitability and next steps, not as a promise of investment performance.