Sample report
Sample Holiday Let Deal Report
See how the £39 Deal Report + Spreadsheet helps test a property before offer, survey, legal work or furnishing spend.
Illustrative example only. Not a live listing, valuation, forecast or advice.
Purchase price £295,000, expected occupancy 57%, average nightly rate £155, and two operating routes compared side by side.
Illustrative example only. Not a live listing, valuation, forecast or advice. Outputs depend on assumptions and should support, not replace, your own checks and professional advice.
1. Deal summary
The sample turns a headline listing into a decision record.
The point is not a single profit number. The useful output is the difference between assumptions, running costs, finance pressure, operating route and the checks still needed before offering.
Example only
Gross booking income
£32,248208 booked nights × £155 average nightly rate.
Example only
Self-managed cashflow example
+£8,874Gross income less running costs and illustrative mortgage interest.
Example only
Agent-managed cashflow example
+£3,074Same case after adding the example management fee.
Example only
Cash required before launch
£128,000Deposit + purchase costs + furnishing/setup budget.
Example only
Break-even: self-managed
41%Estimated occupancy needed to cover running costs and mortgage interest.
Example only
Break-even: agent-managed
52%Estimated occupancy needed after adding the example management fee.
2. Key assumptions
Inputs used in this fictional report.
These are the assumptions a buyer would replace with their own evidence, quotes, finance terms and professional checks.
| Example property | Coastal cottage |
|---|---|
| Purchase price | £295,000 |
| Deposit | £88,500 |
| Mortgage estimate | £206,500 |
| Interest assumption | 5.75% |
| Furnishing/setup budget | £22,000 |
| Purchase costs | £17,500 |
| Expected occupancy | 57% |
| Nightly rate | £155 |
3. Income assumptions
Revenue starts with occupancy and rate.
Illustrative example only. Not a live listing, valuation, forecast or advice. Gross bookings are before running costs, finance, setup spend, tax position and professional checks.
4. Running costs
Recurring costs reduce the headline income.
| Cleaning/laundry | £3,800 |
|---|---|
| Utilities/services | £3,200 |
| Insurance | £1,600 |
| Maintenance reserve | £2,900 |
| Management fee example | £5,800 |
5. Finance impact
Borrowing pressure changes the margin.
Illustrative example only. Not a live listing, valuation, forecast or advice. This is a simple interest assumption, not mortgage advice or a lending assessment.
6. Setup budget
The deal needs cash before it earns.
The report separates the purchase case from launch spend so a buyer can see the cash required before bookings are stable.
7. Break-even occupancy
The operating route changes the safety margin.
| Route | Annual cost base | Break-even occupancy | Signal |
|---|---|---|---|
| Self-managed | £23,374 | 41% | Lower cost base, but more owner workload. |
| Agent-managed | £29,174 | 52% | Lower workload, weaker margin and less room for underperformance. |
8. Sensitivity checks
Small changes can change the next step.
Illustrative example only. Not a live listing, valuation, forecast or advice. These cases show why the workbook is built around scenarios rather than a single static output.
| Scenario | Occupancy | Nightly rate | Mortgage interest | Self-managed cashflow | Agent-managed cashflow |
|---|---|---|---|---|---|
| Base case | 57% | £155 | £11,874 | +£8,874 | +£3,074 |
| Occupancy falls | 50% | £155 | £11,874 | +£4,914 | -£886 |
| Nightly rate falls 10% | 57% | £140 | £11,874 | +£5,650 | -£150 |
| Interest rises 1% | 57% | £155 | £13,939 | +£6,809 | +£1,009 |
9. Risk flags
What needs checking.
Comparable booked-rate evidence, not only advertised nightly rates.
Whether 57% occupancy is realistic outside peak season.
Cleaner/laundry quotes and local changeover reliability.
Planning, lease, mortgage, insurance and business-rates position.
Whether self-management is realistic for the buyer.
10. Buyer action plan
Turn uncertainty into next checks.
Save the original assumptions and source links.
Request cleaner, management and insurance quotes.
Stress-test the managed route before relying on self-management.
Set a maximum offer range only after evidence improves.
Keep adviser questions separate from the model output.
11. What to check before offering
Evidence before commitment.
Local short-let rules, planning and lease restrictions.
Mortgage suitability and lender conditions.
Tax treatment and record-keeping requirements.
Survey, repairs, safety and fire-risk obligations.
True guest-ready furnishing and launch costs.
12. Link to Deal Finder Pro after purchase
The report is the forecast. Pro is where actual performance gets compared later.
After purchase, the same assumptions can become the baseline for setup budget, booking income, cleaning costs, maintenance, occupancy, KPIs and monthly P&L-style review in Pro.
Holiday Let Investor provides educational tools and decision-support resources. It does not provide regulated investment, mortgage, tax, legal, planning, valuation or accounting advice. Outputs depend on user assumptions and should support, not replace, your own checks and professional advice. Illustrative example only. Not a live listing, valuation, forecast or advice.
FAQs
Common questions
Is the sample deal report based on a real property?
No. The sample uses fictional illustrative data only. It is not a live listing, valuation, forecast, advice or recommendation.
Does the sample give away the full paid workbook?
No. It shows the type of report logic and buyer checks the paid workbook supports, but it does not provide the full workbook, file structure or editable model.
What should I do after reading the sample?
Run your own assumptions through the free Deal Checker first. Use the £39 Deal Report + Spreadsheet when one property needs a saved model, scenario checks and a buyer action plan.