Investors
You want serviced accommodation income without sourcing deals or managing guests. We find the property and run it for you.
Start at Stage 1 →Serviced accommodation · The North and Midlands
Property Acquisition. Management. Growth.
CBL Collective finds serviced accommodation deals for investors and then runs them. One team sources the property, appraises the numbers and hands it to our management division to operate, so you hold a performing asset without running it day to day.
CollectiveSourcing division
Sourcing
Deal sourcing & acquisition
We find, vet and package serviced accommodation opportunities to an investor's brief, then support the acquisition through to completion.
- Off-market and agent-led deals matched to your brief
- Full deal packs: ADR, occupancy and cost modelling
- Sensitivity analysis across low, base and high scenarios
- NDA-protected deal flow with AML checks on every party
Management division
Management
Serviced accommodation management
A fully managed, hands-off service. We set the unit up, list it, price it nightly, look after guests and keep it hotel-standard between stays.
- Set-up, furnishing guidance and professional listing
- Dynamic pricing across Airbnb, Booking.com and direct
- Guest communication, check-in and issue handling
- Turnovers by our sister company, Official Clean & Co
How a deal moves
From brief to first booking
Every property passes through the same six stages. Sourcing leads the first half, management leads the second, and you have one point of contact throughout.
STAGE 1
Brief
We agree your budget, target cities and the services you need before we start.
SourcingSTAGE 2
Source
Our agents work landlords, letting agents and existing operators to find stock that fits.
SourcingSTAGE 3
Appraise
You receive a deal pack with comparable ADRs, occupancy scenarios and a full cost breakdown.
SourcingSTAGE 4
Secure
We handle negotiation and paperwork with the landlord or vendor through to signed agreement.
SourcingSTAGE 5
Launch
Set-up, photography, listings and pricing go live, with the unit cleaned and staged for guests.
ManagementSTAGE 6
Manage
Day-to-day operation with a monthly owner statement covering bookings, revenue and costs.
ManagementWho we work with
Three ways in
Most partners come to us from one of three starting points. Each has its own route through the process.
Landlords & agents
You have a property or portfolio and want guaranteed, professionally managed occupancy. We bring the operator and the investor.
Start at Stage 4 →SA operators
You already run units and want more stock or management capacity. We supply vetted deals and can take over operations.
Start at Stage 2 or 6 →Returns model
Run the numbers on a unit
Move the sliders to see a monthly picture for a rent-to-SA unit under our fully managed service. These are the same inputs we use in a deal pack.
Average nightly price achieved after discounts.
Agreed per property, between 15% and 18% of gross booking revenue.
Share of nights booked across the month.
Utilities, council tax, Wi-Fi, linen and guest supplies.
Monthly estimate · 30.4 nights
| Gross booking revenue | £0 |
| Platform fees (15%) | £0 |
| Management fee (18%) | £0 |
| Rent | £0 |
| Bills & consumables | £0 |
Net to investor£0
£0 a year · break-even at 0% occupancy
Illustrative figures only. Real deal packs use comparable listings for the specific building, seasonal pricing and full set-up costs. Nothing here is financial advice or a guarantee of returns.
Management terms
Simple, published terms
One fee covers the full management service. No hidden mark-ups on cleaning or maintenance call-outs.
15–18%
Management fee on gross booking revenue, agreed per property.
4
Cities covered: Leeds, Manchester, Liverpool and Birmingham.
1
Point of contact from first brief to monthly statement.
Monthly
Owner statements with bookings, revenue and every cost itemised.
Start your brief
Tell us what you're looking for
Answer these questions and we'll come back with a clear picture of what we can source for you, and what it should return. Takes about five minutes.
- Your goals, budget and timescale
- The cities and property types you'd consider
- Your experience of property
Start a conversation
Tell us what you're looking for
Share your brief or your property and we'll come back within two working days with next steps and, where it fits, a first deal pack.
- Enquiries
- enquiries@cblcollective.com
- Landlords & agents
- acquisitions@cblcollective.com
- Private clients
- privateclients@cblcollective.com
Insights · Market briefing
The market in November 2026
The Bank of England has raised rates, prices have stalled and the Budget has changed landlord tax. Here is what has moved, and how we are reading it for serviced accommodation in Leeds, Manchester, Liverpool and Birmingham.
Updated 6 November 2026 · Market figures as published to early November
Bank Rate4%
Raised 5 Nov from 3.75%, the first rise in three years. Vote 8–1.
Avg 2-year fix5.98%
Early October, Moneyfacts. Up from 4.83% in January. Latest we have confirmed.
House prices+0.5%
Annual growth in October, Nationwide. Slowest since January 2024.
CPI inflation3.1%
August. The Bank expects just above 4% in early 2027.
Finance · Rates
Rates have turned up, and the next move may be higher
On 5 November the Bank of England raised Bank Rate from 3.75% to 4%, its first rise in three years. The vote was 8–1 for a quarter-point rise, with one member wanting a half-point. The Bank had already warned that CPI could climb to slightly above 4% in early 2027 and that the risks were tilted to the upside. Lenders had moved ahead of the decision: the average two-year fix reached 5.98% in early October, and almost all sub-5% deals had gone.
Our view
Model every leveraged purchase at a 6% finance rate or higher. Rent-to-SA and cash purchases carry no mortgage exposure, which is why they are the focus of our current pipeline. The next decision is in December.
Sources: Bank of England, Sept 2026 · SPF, 5 Nov 2026 (decision summary) · MJP Conveyancing market review (Moneyfacts data)
Market · Prices
A buyer's market, and the North West is holding up best
Nationwide's UK average fell 0.3% in October to £273,566, and annual growth slowed to 0.5%, the weakest since January 2024. The regions differ sharply: the North West rose 3.9% over the year to Q3, while Yorkshire and the Humber slowed to 1.2%. Surveyors are gloomy, with the RICS price balance at −32, and Zoopla reports more stock and fewer agreed sales than a year ago. Six in ten homes relisted this year came back at a lower asking price.
Our view
Investors buying now have negotiating room they haven't had for years, especially on homes that have already been relisted. Manchester and Liverpool still show the firmest price momentum; Leeds offers the better entry prices.
Sources: Nationwide HPI, Mortgage Solutions, 30 Oct 2026 · Nationwide HPI Q3 2026 · MJP Conveyancing (RICS, Zoopla data)
Tax · Autumn Budget
Budget 2026: a second rise in landlord tax
The Chancellor announced a further 2-point rise in property income tax from April 2027. Basic-rate taxpayers would pay 24%, higher-rate 44% and additional-rate 49%. The same change applies to savings income. The Office for Budget Responsibility expects a material reduction in returns to private landlords, and warns that rents could rise. This is announced policy, not yet law.
Our view
Model every unit at the new rates before you buy. Ownership structure, personal name or limited company, now matters more than ever. Confirm the exact rates and your position with an accountant before committing.
Source: Mortgage Solutions, 28 Oct 2026
Regulation · Lettings
Renters' Rights Act: six months in
Most of the Act took effect on 1 May 2026. Section 21 'no-fault' evictions have ended, tenancies are now periodic, rent increases need a Section 13 notice and rent in advance is banned on new lets. Still to come: a private rented sector database that landlords must register on, due late this year, and a mandatory landlord ombudsman in 2028.
Our view
Many landlords are reconsidering long lets under the new rules, and some are open to letting to a management company instead. That is an opening for well-structured rent-to-SA agreements, but every arrangement needs proper legal advice so it is set up on the right footing.
Regulation · Short-term lets
The short-term let register is still not live
The government planned a national register for short-term lets in England, with ministers once pointing to April 2026. That date passed. As of the latest guidance there is no portal, no published fee and no confirmed launch date. When it arrives, it is expected to cover holiday and short-term lets but not hotels, hostels or B&Bs.
Our view
Every unit we manage keeps its gas, electrical and fire safety records ready, so registration will be routine when it opens. Investors should treat registration as a certainty in planning, even without a date.
Markets · Yields by city
Where the yields sit across the North
Liverpool5–8%
Leeds4–6%
Manchester4–5%
2%4%6%8%10%
Gross long-let yields reported in February put Liverpool ahead, with Leeds in the middle on its prime areas and Manchester lowest as prices there run higher. Serviced accommodation can outperform these figures, because nightly pricing captures contractor, NHS and event demand.
Our view
Liverpool suits yield-focused investors, Manchester suits growth and corporate demand, and Leeds sits between the two. Use the returns model on our home page to test a unit, and ask us for a full deal pack.
This briefing is general market commentary from CBL Collective, not financial, tax or legal advice. Figures come from the sources linked and may since have changed.