Management Only

Investor-grade property management. Without the operational load.

Management Only is our upmarket service for Manchester landlords who want their property run to institutional standards without becoming an operator themselves. Built for portfolio investors and block owners. Also home for single-property landlords who want the same operational standard applied to one premium apartment. You keep ownership and rental income. We run the day-to-day, book the guests, coordinate compliance, and deliver monthly reports that read like a fund update rather than a lettings summary.

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★★★★★ 1,000+ guests hosted across Manchester since launch

Beyond Stays managed Manchester apartment interior. Chinatown block, M1 postcode, operated under Management Only property management.

Portfolio · Manchester

£25k

Monthly net to landlord, six apartments within a Manchester block

92%

Q1 occupancy, above UK average of 65%

What It Is

You own the property. We run the operation.

Management Only is a full-service operating layer that sits between you and the property. You keep the freehold or leasehold, you keep the rental income, and you keep the strategic decisions. We take on everything else.

That means dynamic pricing via PriceLabs tuned to Manchester submarket data, distribution across Airbnb, Booking.com, Vrbo, Google Vacation Rentals, TripAdvisor, Expedia, corporate housing platforms and 20+ more via Guesty, and 24/7 guest communications via Enso Connect with response times under ten minutes. Professional cleaning, linen, and turnover teams are vetted and scheduled by us.

Compliance is coordinated end to end. We track your gas safety, EICR, fire risk assessment, EPC and insurance renewal dates, arrange contractor visits, and store the paperwork centrally. Legal responsibility stays with you under UK housing law, operational responsibility sits with us. You get monthly investor-grade reporting: occupancy, ADR, RevPAR, net-to-owner and photographic condition. Structured to read like a fund update, not a lettings summary.

20+

Distribution channels per property via Guesty, from Airbnb and Booking.com to corporate housing platforms.

"Reporting that genuinely holds up to investor scrutiny."

Andrew P. · Portfolio Investor · Manchester

Who It's For

Built primarily for investors. Home for landlords who operate to the same standard.

Block Owners

You own a whole building. You want one operator running it as a single portfolio, not a fragmented set of independent tenancies. Primary target for this service.

Portfolio Investors

You own 3 or more units. You want investor-grade reporting, monthly performance packs, and a single point of contact you can actually reach. Primary target for this service.

Single-Property Landlords

You own one premium apartment and you want it run to the same operational standard as the investor portfolios we look after. One property, same service, same reporting.

HMO Landlords Repositioning

You're moving away from HMO or single-let and want to reposition your stock into short-let and corporate housing, without becoming an operator yourself.

What's Included

Everything from listing to reporting.

Professional photography and listing setup

Full property shoot, copywriting, and setup across 20+ platforms via Guesty. One canonical listing, syndicated everywhere.

Dynamic pricing via PriceLabs

Daily repricing tuned to Manchester submarket data, event calendars, and comparable stock. Not template rules.

24/7 guest communications via Enso Connect

Response times under 10 minutes, 24 hours a day. Every message audited and archived against the booking.

Vetted cleaning, linen, and turnover

Cleaning teams contracted by us, held to a written photo checklist. Linen laundered externally to hotel standard.

Direct booking channel

A branded direct-booking site alongside the OTAs, with lower commission and repeat-guest capture.

Portfolio-level compliance tracking

Every unit in your portfolio kept in one register. Gas safety, EICR, fire risk assessment, EPC and insurance renewals tracked across all properties. Contractor visits coordinated at trade pricing. One compliance dashboard for the whole portfolio rather than a scatter of PDFs across units.

Monthly investor-grade reporting

Occupancy, ADR, RevPAR, net-to-owner, and photographic condition, in a monthly PDF pack sent on the same day each month.

Single point of contact

One named contact, WhatsApp reachable, with quarterly portfolio review calls booked in advance.

The Commercial

Two ways to structure a partnership.

Setup costs are the friction point that stops most short-let repositions ever happening. We offer two clean structures, both of them designed to reach positive cashflow quickly without hidden markups.

Option A

Landlord-funded setup

You fund the operational fixes needed to bring the property to short-let standard (professional photography, listing setup, styling, minor works, compliance coordination). We project-manage at trade pricing, so you're not paying agency markups. Typical setup investment ranges £750 to £2,500 depending on property state. Fastest route to positive cashflow.

Option B

Beyond Stays-funded setup

We front the setup costs and recoup them over an agreed period from booking revenue. Zero upfront outlay from you. Ideal if you want to test the market before committing capital.

On fees: our standard management fee is 20% of booking revenue after cleaning fees, and channel commission. This is our starting benchmark, not a fixed number. Actual fee is scoped per proposal based on portfolio scale, property mix, and service scope.

Case Study 01 Featured Case Study

Chinatown · Manchester M1

Six apartments in a Chinatown block, transformed.

The block had been through multiple rent-to-rent operators who kept failing. Beyond Stays now operates six apartments as a single coordinated multi-unit operation. Repositioned as short-let and corporate housing across Airbnb, Booking.com and direct corporate. One operator, one commercial strategy, one point of contact. Now the strongest cashflow line in the block.

Featured Chinatown Block Exterior

£25k

Monthly Net to Landlord, Six Apartments

92%

Q1 Occupancy vs 65% UK Average

4.9★

Guest Rating

View full case study →

FAQ

What investors ask us.

What's the minimum portfolio size for Management Only?

No hard minimum. Management Only is built primarily for portfolio investors and block owners, but we regularly onboard single-property landlords who want the same operational standard applied to one premium apartment. If the property fits the standard, the service fits.

Do you handle compliance and safety certificates?

Yes, as coordination. We track renewal dates for gas safety, EICR, fire risk assessment, EPC and insurance, arrange contractor visits, and store the paperwork centrally. Legal responsibility remains with you under UK housing law, but operationally you never chase a renewal date again.

How do you report performance?

Monthly PDF pack with occupancy, average daily rate, revenue per available room, net-to-owner, and photographic condition reports. Structured like a fund update, not a lettings summary.

How quickly can you take over an existing property?

Ten working days is our standard onboarding for a single property in good condition. Blocks typically take three to four weeks depending on compliance state. Where the property needs works to bring it up to short-let standard, onboarding timeline stretches to accommodate refurb scope, and we quote the works separately at trade cost with no agency markup.

Can I keep my existing listings and reviews?

Where possible, yes. We can migrate Airbnb and Booking.com listings without losing history, subject to platform rules. New listings can also be created if it's commercially better.

Is there a minimum term?

No lock-in. The agreement runs on a rolling monthly basis, terminable by either party with sixty days written notice. We work to earn your continued business every month, not to hold you in a contract you no longer want.

Where we operate

Management Only across central Manchester.

Investor-grade operations run where the central-apartment stock lives. These pages set out how Management Only works in each submarket, and what the demand there actually looks like.

Short-let management in Ancoats Short-let management for Deansgate tower blocks Corporate-let and short-let management in NOMA Corporate-let management in Spinningfields