🏠 How to Choose the Perfect Property for Short-Term Lets in the East Midlands

If you’re thinking about getting into the world of serviced accommodation, location and property choice are everything. The right property in the right place can deliver strong occupancy, happy guests, and a healthy return. But what makes a property ideal for short-term lets — and what should you look for in areas like Leicester, Loughborough, Nottingham, or Derby?

At Sanctuary Serviced Accommodation, we’ve helped dozens of landlords and investors turn standard properties into profitable, stress-free serviced lets. Here’s what we’ve learned along the way.

1. Location Is More Than Just a Postcode

When assessing potential properties, think about who your ideal guests are.
Different types of guests value different things:

• Corporate clients & contractors: prefer easy access to business parks, main roads (M1, A50, A6), and local amenities.
• Leisure guests & families: look for proximity to attractions, shops, restaurants, and transport links.
• University visitors or short-stay students: benefit from being close to campuses and city centres.

In the East Midlands, that might mean:

• Leicester for its strong business and university demand
• Loughborough for its sports and academic connections
• Derby for Rolls-Royce, Bombardier, and other major employers
• Nottingham for city breaks and events

2. The Property Layout Matters

Short-term guests value flexibility and comfort.
Some of the most popular setups include:

• 2–3 bedroom houses for contractors or families
• 1-bedroom apartments in city centres for solo travellers and couples
• Townhouses or duplexes with multiple bathrooms for group stays

Open-plan living areas, modern kitchens, and good Wi-Fi are essential. Think of it as a “home from home” — the more functional and welcoming it feels, the better your reviews and repeat bookings will be.

3. Amenities That Make Guests Choose You

Guests expect hotel-quality cleanliness and comfort, but with the privacy of a home.
Some must-have amenities include:

• Fast, reliable Wi-Fi
• Smart TVs and streaming access
• Fully equipped kitchens
• Quality bedding and towels
• Off-road parking (especially for contractor stays)
• Laundry facilities (washer/dryer)

Adding small touches like coffee machines, workspaces, or welcome packs can also make a big difference to your guest experience — and your ratings.

4. Know the Local Regulations & Planning Rules

Different councils across the East Midlands may have their own approach to short-term lets.
Before buying, check:

• Local planning restrictions or Article 4 areas
• Lease conditions (if leasehold)
• Whether the property can legally operate as serviced accommodation

At Sanctuary Serviced Accommodation, we help property owners navigate these details before committing — so you know your investment is compliant and future-proof.

5. Work With Local Experts

Choosing the right property is just the start. To maximise your returns, you’ll need strong management, professional cleaning, dynamic pricing, and great guest communication.
That’s where we come in.

At Sanctuary Serviced Accommodation, we handle everything from property setup to day-to-day management — giving you peace of mind and consistent income from your investment.

Ready to start your serviced accommodation journey?
Get in touch with our friendly team today to discuss your property or find out where the best opportunities are in the East Midlands.