In short: The Office for National Statistics has confirmed that 100,911,620 guest nights were spent in UK short-term lets in 2025, up 11.5% on 2024. Wales grew 17.4%, England 11.1%, Scotland 10.9%, Northern Ireland 10.8%. Domestic guests accounted for around 67.2% of the total. This is the strongest print on the ONS series to date - the series itself only starts in July 2023, so "biggest year on record" is a two-year record. In political terms, it is now the number Housing and Culture ministers cite when they justify accelerating the regulatory response. The growth number is no longer neutral commercial news; it is the case against you.
The ONS bulletin covering July 2023 to December 2025 confirms the scale of UK short-term letting in headline terms:
- 100,911,620 guest nights in 2025 across the UK, an 11.5% year-on-year increase.
- Wales +17.4% - the largest individual-country increase.
- England +11.1%. The highest regional print inside England was the North East, at 22.2%.
- Scotland +10.9%.
- Northern Ireland +10.8%.
- Domestic guests represented around 67.2% of all guest nights.
These are large numbers. Industry-commissioned research (attributed by Airbnb) has put the sector's UK economic contribution at around £8.3bn and 175,000 jobs; those figures are separate from the ONS bulletin and should be read as commercial-sector advocacy, not official statistics. On any commercial reading, the sector is thriving.
Why the number cuts both ways
Every operator who reads those numbers reads a growth story. Every housing minister and every local authority housing lead reads a different story: the sector is bigger than it was, the units are more visible than they were, and the argument that regulatory intervention is disproportionate becomes harder to sustain in the face of growth of that magnitude.
The confirmation of the English registration scheme for March 2027, the Welsh register opening on 1 October 2026, and the ongoing rollout of Scottish Control Areas are, on the government's own framing, a response to sector growth. The growth number is being cited as justification. The operators driving that growth are, individually, the target of the response.
What this means for operators
The commercial takeaway from 100m guest nights is that the sector remains a strong business. The strategic takeaway is that operating within it now carries a risk premium that did not exist five years ago, and that risk premium is being priced into insurance, mortgages, tax treatment and planning enforcement all at once.
The operators best placed to enjoy the commercial growth without absorbing the strategic risk are the ones whose planning position is clean and evidenced. A Certificate of Lawfulness for a long-established use is the single most durable piece of protection available. It survives changes in council policy. It survives new registration schemes. It survives Article 4 Directions. It is the operator's own asset.
What operators should do
1. Read the ONS numbers as evidence of the direction, not just of the growth. Both are real. 2. Where the use qualifies for a Certificate of Lawfulness, apply now. The window in which "no material change of use" arguments succeed is, in most jurisdictions, narrowing. 3. For portfolios, address the portfolio in a single exercise. The cost curve is materially better than case-by-case work.
Sources: ONS - Short-term lets through online collaborative economy platforms, UK July 2023 to December 2025; Property118 - UK short-let guest nights exceed 100 million.
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