Can You Let a Garden Room as an Airbnb in London?

An ordinary garden room is not a ready-made holiday let

The usual outbuilding permitted development right is for a use incidental to the home. It does not cover separate self-contained living accommodation. Adding a bed, shower and cooking facilities for paying guests can change the planning and building-control position. Ask the local planning authority what use is lawful for the actual building before advertising it.

The Planning Portal explains the limit of the ordinary outbuilding route. Our annexe guide covers the services that need separate design.

Do not treat the London 90-night rule as planning approval

London’s short-term letting rule allows certain existing residential premises to be let for no more than 90 nights in a calendar year without that letting itself becoming a material change of use, provided the council-tax condition is met. It does not turn an unapproved garden outbuilding into a lawful separate dwelling. City Hall’s guidance explains the conditions. Ask the council how they apply to your property and proposed annexe.

Check safety, tax and property restrictions

The government’s holiday-let guidance covers fire safety, gas and electrical safety, insurance, tax and registration proposals. A lease, mortgage, covenant or insurer may impose additional restrictions. If a guest will sleep in the building, ask building control which standards apply.

Business rates or council tax depend on the use and letting record. Do not rely on a projected nightly rate or occupancy figure until the lawful route and running costs are clear.

Model the project with real costs

Use a complete build quote, including permission, bathroom, drainage, access, utilities, cleaning, platform charges, insurance and maintenance. Compare net income under different occupancy assumptions, and keep the figures separate from any claim about property resale value. We have removed supplier prices and invented case studies from this guide because they are not evidence for your property.