Your own direct booking website
We design and build a custom site for your property at no charge, so repeat guests and companies can book direct and skip platform fees. You pay its running costs, such as the domain name and hosting, directly.
LONDONLEEDS
Could your property earn more as a short let? Try us free for a month.
Arda Suites runs your Airbnb and short let from listing to checkout. Guests, cleaning, maintenance, pricing and your own direct booking website, all handled. You get a monthly report and your payout.
Airbnb Superhost · Hosting guests for over 20 years · Our Leeds suites are rated 5.0 and 4.64 on Airbnb
Prefer to talk? Call 07368 397004 or message on WhatsApp
Month one: £0No management fee while you see how it works
90-day promiseBelow long-let rent? No fee that month
From 8%Lower fees when you bring more units
£100 referralsFor each landlord you refer who stays with us
Free valuation
Find out what your property could earn
Tell us about the property. Harjinder will look at comparable short lets nearby and seasonal demand, and email you a personal valuation.
- ✓Personal, not automated. A real person reviews your property, not a generic calculator.
- ✓Side by side with a long let. You see estimated monthly income next to typical long-term rent.
- ✓No obligation. If short lets aren't right for your property, we'll tell you.
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Your personal valuation will usually land in your inbox within one working day. If you'd like to talk sooner, call or WhatsApp 07368 397004.
Preview mode: nothing was sent. On the live site this request goes straight to [email protected].
What we handle
Fully hands-off. You still have the final say.
Everything a short let needs to run well, with Harjinder as your direct point of contact.
All guest management
Enquiries, guest screening, check-in instructions and messages seven days a week, from booking to checkout.
Cleaning and linen
A thorough clean after every stay, with fresh linen and restocked essentials.
Maintenance organised
We spot issues early and arrange trusted trades. Anything major comes to you first with a quote.
Listed on 20+ booking sites
Your property goes live on Airbnb, Booking.com and more than 20 other booking sites, all kept in sync from one calendar.
Contractor, relocation and insurance stays
We work with contractor firms, relocation agents and insurance companies to bring in longer direct bookings alongside holiday guests.
Dynamic pricing
We set up pricing tools that move your nightly rate with demand, local events and the time of year.
Updates and monthly reports
Clear statements showing bookings, occupancy, costs and your payout, plus regular updates on the property.
How it works
From first message to first guest
- Within 1 working day
Free valuation
You fill in the form. We send a personal income estimate.
- Day 2–5
Call and walkthrough
We talk through the numbers, the fees and what the property needs.
- Week 1–2
Set-up
Photos, listings, pricing and your direct booking website, built for you.
- Month 1
Live, fee-free
Guests start arriving. Your first month of management costs nothing.
- Every month
Report and payout
You get your statement and your payout, and we review pricing with you.
Fees
Simple pricing. The more you bring, the less you pay.
A percentage of booking revenue, so we only do well when you do.
First month0%
Full management, no fee. See how it works before you pay anything.
1 property15%
Of booking revenue, from month two.
2 properties10%
On each property you place with us.
3+ properties8%
Our lowest rate for portfolio landlords.
No set-up fee, and your direct booking website is built free. You pay that website's running costs, such as the domain name and hosting, directly. Cleaning is charged per stay and shown on every statement.
Our 90-day promise
Beat a long let, or pay no management fee
Before you start, we agree in writing what your property would earn each month from a long-term tenant. During your first 90 days, if your income in any calendar month (booking revenue minus cleaning and bills) comes in below that figure, you pay no management fee for that month. Month one is already free, so the promise covers months two and three.
How it works in practice Example
Month 1Free month
Month 2No fee
Month 315% fee
Short let incomeAgreed long-let rent
Long let vs short let
How the two compare
| Long-term tenancy | Short let with Arda Suites | |
|---|---|---|
| Income | Fixed rent, reviewed once a year | Priced daily for demand. Can be higher, varies by season |
| Condition | Seen at inspections or end of tenancy | Cleaned and checked after every stay |
| Risk | Arrears and voids. Regaining possession needs legal grounds | Guests pay upfront and are screened before arrival |
| Flexibility | Tenant decides when to leave | Block dates for your own use or a sale |
| Bills | Usually paid by the tenant | Paid by you, shown on every statement |
| Your time | Calls, repairs and chasing payments | One monthly report. We handle the rest |
Stay with us
Harman Suites: the homes we run ourselves
Our own two suites in Chapeltown, Leeds, a short trip from the city centre. They run on exactly the system we use for every landlord, and landlords are welcome to view them before signing.
★ Airbnb Superhost20+ years hosting guests
Harman Suite 1
5.0 ★ on AirbnbDouble bedroom, living area with sofa and desk, own kitchen with washing machine, bathroom and a patio seating area. Great for contractors and longer stays.
Harman Suite 2
4.64 ★ · 45 Airbnb reviewsStudio-style suite with a double bed, work desk, kitchen and bathroom. Suits contractors, families, students and anyone wanting easy links into Leeds.
Booking direct usually gets you the best available rate. Ratings shown as on Airbnb, November 2026.
£100
Know a landlord? Get £100.
Refer a landlord to Arda Suites. Once they've stayed with us for two months after their free first month, we pay you £100. No limit on referrals.
Questions
What landlords ask us
Something else on your mind? Call or WhatsApp 07368 397004.
What does "first month free" cover?
Full management for your first month: listing, pricing, guest management, cleaning coordination and reporting, with no management fee. Cleaning costs per stay still apply, as they're paid to the cleaners.
How is the 15% calculated?
It's a percentage of the booking revenue your property earns each month. If you place two properties with us it drops to 10%, and from three properties it's 8%.
How does the 90-day promise work?
Before you start we agree in writing what your property would earn each month from a long-term tenant. During your first 90 days, if your income in a calendar month (booking revenue minus cleaning and bills) comes in below that figure, you pay no management fee for that month. Month one is already free, so in practice it covers months two and three.
Are there rules for short lets in London?
Yes. In Greater London, a whole home can be let for stays of under 90 consecutive nights for up to 90 nights per calendar year without planning permission. Once that limit is reached, we switch to lets of 90 nights or more, for example for relocations or insurance stays, or pause bookings. Leeds has no equivalent 90-night limit.
Do I need permission from my mortgage lender or freeholder?
Usually, yes. Check your mortgage terms, your lease if it's leasehold, and your insurance. If you're unsure, ask us during your valuation and we'll explain what to look for.
What does the free direct booking website cost me?
Nothing to build. We design it, set it up and connect it to your bookings for free. The ongoing running costs, such as the domain name and hosting, are paid by you directly, and we'll tell you what they are before anything is set up.
Where will my property be listed?
On Airbnb, Booking.com and more than 20 other booking sites, plus your own direct booking website. We also put it in front of contractor firms, relocation agents and insurance companies looking for longer stays.
Can I still use the property myself?
Yes. Tell us the dates and we'll block them out on every platform.
Who handles bills and furnishing?
We'll talk through what your property needs during your valuation call. If it isn't furnished yet, we can advise on what guests expect and help you set it up.
See what your property could earn.
Free, personal and no obligation. London and Leeds.