Property management in Bournemouth, Poole and Christchurch
One manager for every way your property can be let: short let, mid-term or long let, chosen to suit the property and changed when the season or your plans change. Short lets for 16% commission, no retainer.
What could it earn?
Three details, an income range on screen, and the assumptions behind it.
An indicative range worked out from the assumptions above, not a valuation. We confirm a realistic figure for your property after a free assessment.
Get the full breakdown by email
Month by month, what drives the range for this property, and what we would change. We reply within one working day.
- Highest rated in Bournemouth on Google
- Booking.com Traveller Review Award 2024
- 100+ properties managed
- Airbnb Superhost
- 16% commission
What property management covers
A recommendation on how to let
We look at the property, where it is and what you want from it, then recommend a letting mix: holiday let, mid-term let, long let or a combination across the year.
Short lets, fully managed
Nightly and weekly stays marketed on Airbnb, Booking.com, Vrbo and 20+ channels, with the pricing and the guests run by us and the cleaning and linen arranged through trusted local companies.
Mid-term lets
Furnished stays of several weeks or months, used mainly in winter to keep a property occupied when holiday demand is low.
Long lets
We manage long lets too, so a property that suits a settled tenant better than a run of guests stays with the same manager.
A mix that changes with the year
The plan is reviewed as the season, the market and your own plans change. One property can be a holiday let in summer and a mid-term let in winter.
Regular inspections
The property is inspected regularly however it is let, so wear and damage are found early and not at the end of a long stay.
Repairs, arranged
We arrange maintenance and repairs with trusted local tradespeople, paid by you directly, or with your own. You are not the one ringing round for a plumber on a Sunday.
Income you can see
Short-let income is reported in the owner portal and paid monthly. In some cases a fixed rent arrangement is available instead of commission.
On this page
Property management, as Sea Breeze offers it, is two jobs: deciding how a property should be let, and doing the work of letting it. We manage short lets, mid-term lets and long lets in Bournemouth, Christchurch, Poole and wider Dorset and Hampshire, and choose the mix that suits the property and the season. Short-let management is 16% commission with no retainer.
Who it is for
- Landlords reconsidering a long let. Tenancy law in England changed on 1 May 2026 and you want to know what the alternatives would earn and involve.
- Owners who do not know which model fits. The property could be a holiday let, a contractor let or a family home, and you want advice from someone who runs all three.
- Owners whose plans may change. You might sell in two years, move back, or want the place for yourself each August.
- Owners with several properties who want one manager and one standard across them.
Three ways to let, one manager
| Short let | Mid-term let | Long let | |
|---|---|---|---|
| Length of stay | A few nights to a few weeks | Several weeks to a few months | Open-ended tenancy |
| Who stays | Holidaymakers and weekend visitors | Contractors, people relocating, insurance and corporate stays | A tenant making it their home |
| Income | Highest nightly rate, varies with the season | Lower nightly rate, fewer gaps and changeovers | A steady monthly rent |
| Household bills | Paid by the owner | Paid by the owner | Normally paid by the tenant |
| Your own use | Block dates in the owner portal | Between stays | None while the tenancy runs |
Each has its own page: holiday let management, Airbnb management and short let management. For the money side of the main decision, read holiday let vs long-term rental.
How we choose the mix, and when we change it
Where it is and what it is. A flat near the beach and a family house inland do not attract the same guests. The area pages show how this plays out locally: Bournemouth, Poole and Christchurch.
The season. Peak summer and school holidays favour holiday lets. In winter we add mid-term lets to keep the calendar full, many of them booked through Flexiestays, the group's own platform and Bournemouth's number one for winter and long stays, which charges only 8% on the bookings it brings. Mid-term let management explains how those stays of one to six months work.
Your plans. If you want the property yourself in summer, or may sell, a long tenancy is the wrong tool.
What the property is allowed to do. A lease, a mortgage or an insurance policy can rule out short lets. We ask about all three at the start.
Moving between short and mid-term lets is a calendar decision, made week by week. A long let is different. Once a tenant is in, the property cannot simply be switched back, for the reasons set out under tenancy law below. We say so before you commit.
What it costs and how you are paid
Short and mid-term lets. Commission is a flat 16% of booking revenue, with no retainer and no monthly fee. We confirm it, with any VAT, in writing before you sign. Cleaning, linen and repairs are paid separately, directly to the local companies we recommend or to your own, and we can arrange them for you. A one-off onboarding fee covers photography, listings and a set-up visit, and is deducted from the first month's income. You are paid monthly, and notice to leave is 45 days. Our pricing has the detail.
Long lets. The fee depends on the service you need, so we quote it for your property and confirm it in writing before you sign, together with what it includes, how rent is paid over to you and the notice period.
Fixed rent. In some cases a fixed rent arrangement is available instead of commission. Ask us whether it is available for your property.
Tenancy law and compliance
This is a summary, not legal advice. Confirm your own position with a solicitor.
A long let in England is now governed by the Renters' Rights Act 2025, whose main tenancy changes took effect on 1 May 2026. Assured shorthold tenancies were replaced by assured periodic tenancies. In outline:
- No fixed term. The tenancy runs until the tenant gives two months' notice or the landlord has a legal ground for possession.
- No section 21. No-fault notices have been abolished. A landlord who wants to sell or move in must use the relevant statutory ground and its notice period.
- Rent. It can be increased once a year, through a statutory notice.
- Deposit. It must be protected in a government-approved scheme within 30 days of being received.
- Right to rent. Before the tenancy starts, every adult who will live in the property must be checked.
We confirm in writing which of these duties we carry out for you and which stay with you.
A genuine holiday let sits outside that regime. A longer stay may not: if someone occupies the property as their only or main home, it can be treated as a tenancy whatever the booking is called. We decide the form of each longer let case by case.
For short lets, the safety and permission rules are in holiday let regulations in England. On tax, the furnished holiday lettings regime was abolished from April 2025, so holiday let income is now taxed like other property income: see holiday let tax after FHL.
How to start
Tell us about the property and your plans through list your property, or call 01202 619868 between 9am and 5pm on any day. We will visit, recommend a letting mix and explain what each option involves. How it works sets out the steps after that.
Full in summer. Earning in winter too.
Most holiday lets go quiet from November. Ours do not have to. Alongside Airbnb, Booking.com and Vrbo, every property we manage goes out on Flexiestays, Bournemouth's number one platform for winter and long stays, where contractors, relocations, visiting families and remote workers book for weeks and months at a time.
- Flexiestays charges only 8% on the bookings it brings
- Winter stays of a week to several months
- Long stays fill the gaps between summer seasons
8% One commission. No retainer.
Holiday let management 16% commission on booking revenue - No retainer, no monthly fee
- We only earn when you do
- 45 days' notice to leave
What the 16% covers
- Listings on 20+ channelsAirbnb, Booking.com, Vrbo and Flexiestays, written and optimised.
- Daily dynamic pricingRates reviewed every day for season, events and demand.
- 24/7 guest supportEvery message answered, day and night.
- Check-ins and inventoryArrivals handled and inventory checked.
- Regular inspectionsThe property checked between stays.
- Monthly payoutsPaid monthly, with an owner portal.
Paid separately
- Cleaning
- Linen and laundry
- Maintenance and repairs
We recommend trusted local companies and can arrange them for you; you pay them directly. Already have your own cleaner or contractor? Keep them.
A one-off onboarding fee covers the photography, the listings and the set-up visit. It comes out of your first month's income, never up front.
Full pricing and what is extraFrom first call to first guest
Tell us about the property
Send the address and a few details, or run the income calculator first. We come back with a realistic income range for the property, what it needs before the first guest and our terms.
We set it up
A set-up visit, professional photography and listings written for Airbnb, Booking.com, Vrbo and 20+ channels. The one-off onboarding fee is not paid up front: it comes out of the first month’s income.
Guests arrive, you get paid
We price every night, answer every message and arrange the changeovers with recommended local cleaning and linen companies (or your own), which you pay directly. You are paid monthly and can block dates for your own use in the owner portal.
What guests say about the properties we run
Excellent service from the team at sea breeze. The apartment is very well maintained and the team is available to assist whenever you need them.
Great apartment at a perfect location. Jack and the team were so easy to deal with. This is our second time at this apartment block and will definitely be returning in the not to distant future.
Lovely apartment in very close proximity to Bournemouth town centre and beach. The apartment was modern, very clean and well equipped. Onsite parking was a big bonus and once parked we didn't really need the car. We would definitely return.
Reviews are quoted word for word as guests published them about properties we manage.
Property management by area
Read before you let
Guide Holiday let regulations in England: what owners must do
What the law asks of a holiday let owner in England: fire, gas and electrical safety, planning, the coming national register, council tax or business rates, and the records to keep.
Read more
Guide Holiday let tax after the end of the FHL regime
How holiday let income is taxed now the furnished holiday lettings regime has been abolished: income tax, mortgage interest, VAT, business rates, Making Tax Digital, stamp duty and CGT.
Read more
Guide Holiday let agency commission explained
What a 15% to 22% booking agency commission really costs a holiday let owner once VAT, cleaning, linen and fees are added, set against a 16% management commission.
Read moreProperty management: common questions
Do you manage long lets as well as holiday lets?
Yes. Sea Breeze manages short lets, mid-term lets and long lets, and recommends the mix that suits the property and the season. The same team looks after the property whichever way it is let, so changing the mix does not mean changing manager.
What are your fees for property management?
Short-let and holiday-let management is a flat 16% of booking revenue, with no retainer or monthly fee. Cleaning, linen and repairs are paid separately to the companies doing them. Long-let management is quoted separately for your property. Ask us for both figures before you decide.
Can I switch my property from a long let to a holiday let?
Only once the tenancy has ended lawfully. Since 1 May 2026 tenancies in England have no fixed end date: the tenant can leave on two months' notice, but a landlord needs a legal ground to end one. Wanting to change to holiday letting is not something to assume is a ground, so take legal advice first.
How has the Renters' Rights Act changed long lets?
From 1 May 2026 assured shorthold tenancies in England became assured periodic tenancies. There are no fixed terms, section 21 no-fault notices have gone, tenants can leave on two months' notice and rent can rise only once a year through a statutory notice. This is a summary, not legal advice.
Who protects the tenant's deposit on a long let?
By law a deposit on an assured tenancy in England must be placed in a government-approved tenancy deposit scheme within 30 days of being received. We explain how the deposit is handled for your tenancy before you sign.
How do you decide which type of let suits my property?
Four things: where the property is, what kind of property it is, how the local season runs and what you plan to do with it over the next few years. We also check what your lease, mortgage and insurance allow. The holiday let calculator on this site gives a first view.
Is a guaranteed or fixed rent available?
In some cases, yes: a fixed rent arrangement can be offered instead of commission, so you receive an agreed amount whatever the bookings. It is not available for every property.
Can one property be a holiday let in summer and something else in winter?
Yes, and many should be. In peak summer and school holidays a holiday let earns its highest rates. In winter we use a mix of short lets and mid-term lets of several weeks or months to keep the calendar full. Both are run on the same management agreement.
Ready to hand over the keys?
Tell us about the property and we will come back with a realistic income estimate, what it needs before the first guest and the terms. 16% commission, no retainer.