A major alteration to Airbnb’s fee model has raised commission charges for property managers from 3% to 15.5%, leading to increased concerns among operators of large holiday homes.
Sallie Hendrick, Bookings Manager at Landed Houses, which represents a collection of large properties for group stays across the UK, believes this change will reinforce the growing trend towards cutting out third-party booking platforms.
“When platform fees reach 15.5%, someone has to absorb that cost,” says Hendrick. “Either owners of large holiday homes see their margins slashed, or guests booking for big groups pay inflated rates. Neither scenario serves families and groups looking for large holiday homes, where personal service and value are paramount.”
The updated fee structure, effective from 27 October 2025, applies to hosts who connect via property management systems, shifting the entire service charge to the host side. Industry observers estimate that rates will need to rise by about 18% to maintain previous income levels.
For the types of large properties managed by Landed Houses – often accommodating 10 to 30 guests and used for weddings, retreats, or milestone celebrations – these costs quickly add up, sometimes amounting to several thousand pounds per reservation.
“Direct booking eliminates these platform fees entirely,” Hendrick explains. “For guests searching for large holiday homes for weddings, family reunions, or celebrations, booking direct means better rates and fairer returns for property owners, while maintaining the personalised concierge service that groups expect.”
The large group holiday market already favours bespoke guidance and personal contact, making direct booking channels particularly well suited. Landed Houses provides tailored support and transparent pricing without the 15.5% markup.
With commission-based travel platforms trending towards higher fees, direct booking is expected to become an even more appealing choice for group travel and event bookings.
