Corporate Lets in London: How Landlords Earn All Year Round
How London landlords use corporate and relocation lets to fill the calendar beyond the 90-night short-let cap. Demand, property standards and income.
London’s 90-night rule has a side effect that surprises many landlords. A whole-home short-stay property can only be let for 90 nights in a calendar year without planning permission, which leaves around 275 nights to fill some other way. A calendar that goes quiet after the summer is an expensive thing to own.
Corporate and relocation lets are the most reliable answer. This guide explains what they are, why demand holds up, what corporate guests expect, and how landlords blend them with short stays to keep a London property earning throughout the year.
Quick answer: A corporate let is a furnished, serviced stay arranged for a company, contractor or relocating employee, typically for several weeks to several months. Stays of 90 or more consecutive nights sit outside London’s 90-night short-let cap, so they let landlords keep a property occupied when the short-stay allowance is used up.
What is a corporate let?
A corporate let is a furnished property let to a business, or to an individual whose accommodation is arranged or paid for by a business or relocation agent. Typical guests include:
- Relocating employees and their families while they search for a permanent home.
- Contractors and project teams working in London for weeks or months.
- Business travellers on extended assignments.
- Hospital, university and professional placements that bring staff and students to London for a fixed period.
Unlike a standard tenancy, the stay is usually furnished and serviced, bills are often included, and the arrangement is built around the guest’s assignment rather than a fixed 12-month term.
Why corporate demand holds up
Corporate demand tends to be steadier than leisure demand because it is driven by employers rather than holidays. Industry commentary on 2026 points the same way. Chestertons reported UK corporate housing revenue growing by more than 12% to £1.5 billion, relocation activity rising by around 20% at the start of 2026 as return-to-office policies and renewed hiring took hold, and a majority of UK CEOs expecting staff in the office four or more days a week. Foxtons has also described corporate searches spreading beyond prime central London into well-connected neighbourhoods across the capital.
Separate industry reporting forecasts the UK serviced apartment market continuing to grow, driven by corporate relocation programmes. Forecasts can change, but the underlying reason is stable: companies need flexible, quality housing for people who move for work.
For landlords, the attraction is practical as well as financial. Corporate budgets and relocation agents mean bookings are placed by professionals, payments tend to be more reliable, and stays are longer, which means fewer turnovers and fewer empty gaps.
How corporate lets fit with the 90-night rule
This is the part that makes the model work for London homes. The 90-night cap applies to whole-home stays of fewer than 90 consecutive nights. A single stay of 90 or more consecutive nights is not short-term use and does not count towards it.
That gives landlords a straightforward way to plan a year:
- Use the short-stay allowance in the peak periods. Summer, major events and the Christmas period command the highest nightly rates.
- Fill the rest with 90+ night placements. Relocating families, contractors and project teams often need three months or more.
- Track every night. A shortfall or overrun in either direction costs money or creates compliance risk.
Our guide to London’s 90-night rule explains what counts and what does not. It is also worth reading how the planned short-let register may affect how councils monitor activity.
What corporate guests expect
Corporate guests are usually experienced travellers and often have a relocation or travel manager reviewing several properties at once. They tend to value reliability over novelty. The basics that matter most are:
- Fast, reliable Wi-Fi and a proper workspace, not just a sofa.
- A well-equipped kitchen for stays of several weeks.
- Quality beds and linen. Hotel-quality bedding is the single biggest comfort factor.
- Consistent cleaning during longer stays, with a clear schedule.
- Bills included in a single monthly rate where possible.
- Clear communication, including a fast response if something breaks.
- Good transport links to the guest’s office, hospital or university.
Professional photography and an accurate listing matter too, because relocation managers compare many properties quickly.
Where the demand sits
Corporate demand is strongest around business and transport hubs, including the City, Canary Wharf, Kings Cross and Westminster, but it also reaches neighbouring areas with good connections. Corporate Stays focuses on Zones 1 to 4, where both corporate and leisure demand are strongest, and we have built a corporate client base since 2018. Our own worked example, a two-bedroom Canary Wharf apartment, produced about £4,303 a month net compared with £3,375 as a long let.
The agreement matters
Corporate lets are not the same as standard assured tenancies, and the right agreement depends on who the guest is, how long they stay and who pays. Since 1 May 2026 the Renters’ Rights Act has changed how standard tenancies work in England, so it is important to get the paperwork right. Our guide to the Renters’ Rights Act explains the long-let side, and you should take legal advice on the proper agreement for each corporate placement.
Before you take any corporate guest, also check your lease, mortgage and insurance. Many of them restrict sub-letting or business use, and insurers need to know how the property is occupied.
How to prepare your property
If you want to attract corporate guests, work through this short list.
- Photograph it professionally. Bright, accurate photos win the first click.
- Set up a real workspace. A desk, a proper chair and good lighting.
- Invest in linen and towels. Hotel-quality bedding and replace it regularly.
- Stock the kitchen for cooking, not just kettle use.
- Fix maintenance issues before the first guest, not after.
- Have a clear cleaning and inspection routine for longer stays.
- Keep compliance current, including gas, electrical, alarms and insurance.
Doing it yourself or with a partner
Corporate lets are rewarding but demanding. Relationships with relocation agents and employers take time to build, and response time and presentation have to be consistently high. Many landlords find that a partner with an established corporate client base fills the calendar faster and more reliably than they could alone.
That is the model Corporate Stays runs: in-house cleaning, dynamic pricing reviewed daily, 24/7 guest communication and a monthly owner statement, with corporate and relocation guests used to fill the periods short stays cannot. If you would like to know what your property could earn, you can get a free income estimate or message us on WhatsApp. If you are an operator or agent with your own properties, you can also partner with us.
Frequently asked questions
What is a corporate let?
A corporate let is a furnished property let to a company, or to an employee placed by a company or relocation agent, usually for weeks or months rather than nights. The company often pays, which can mean fewer arrears and a more professional booking process.
Do corporate lets count towards the 90-night limit?
A single stay of 90 or more consecutive nights is not treated as short-term use, so it does not count towards the London 90-night limit. Shorter corporate stays under 90 consecutive nights in a whole home can count, so the structure of each booking matters.
What do corporate guests expect from a property?
Reliable internet, a proper workspace, a well-equipped kitchen, good beds, consistent cleaning and quick maintenance. Presentation and responsiveness matter more than extra decoration.
Is a corporate let the same as a long let?
No. A corporate let is typically furnished, serviced and flexible, often with bills included, and is agreed under a licence or contract suited to the arrangement. A long let is a standard tenancy, which in England is now periodic under the Renters’ Rights Act. Take legal advice on the right agreement for each booking.
Which London areas see the most corporate demand?
Demand is centred on business and transport hubs such as the City, Canary Wharf, Kings Cross and Westminster, and it is broadening into well-connected neighbourhoods across Zones 1 to 4. Proximity to offices, hospitals, universities and transport links drives most searches.
This guide is general information, not legal, tax or financial advice. Market figures are drawn from published industry commentary and may change. Last reviewed October 2026.
