Glamping Profit Calculator: Shepherd's Hut, Pod & Cabin Income (UK)

A well-located shepherd's hut charging £130-£180 per night with 55-65% annual occupancy can generate £25,000-£42,000 gross revenue per year. After platform commission, cleaning, linen, consumables, insurance and maintenance, net profit is typically £12,000-£22,000. Payback on the capital investment (£25,000-£40,000 for the unit plus groundworks) is usually 2-4 years in a good location - location is the single biggest driver of both occupancy and achievable nightly rate.

UK glamping occupancy varies enormously by location, marketing and unit type. In peak summer (July-August), well-marketed units commonly achieve 90-95% occupancy. Spring and early autumn typically run 50-70%, while winter (November-February) is challenging - many units close or run at 15-30%. An annual blended occupancy of 50-65% is considered good. This calculator models occupancy month by month rather than as a flat average, so you can see the seasonal cash flow profile.

The most commonly underestimated costs are hot tub running costs (£800-£1,800/year maintenance plus £600-£1,200/year energy), professional linen and laundry, reliable cleaning for fast turnarounds (£50-£90 per clean), damage that exceeds deposits, and platform commission - Booking.com's 15% removes a significant chunk of apparent revenue. Build in a maintenance reserve of at least 5-8% of gross revenue from the start, which this calculator does automatically.

In most cases, yes. Permanent structures (shepherd's huts, cabins, pods, yurts on permanent bases) typically require full planning permission in England, Wales and Scotland. Bell tents and some seasonal temporary structures may qualify as permitted development for up to 28 days a year under Class B of the GPDO - check with your local planning authority. Rules are complex and vary by location, especially in National Parks, AONBs and Conservation Areas, so always consult your LPA before spending money on a unit.

Standard farm or home insurance does not cover commercial glamping. You need public liability insurance (minimum £5m, ideally £10m), employers' liability if you use cleaners or other staff, business interruption cover, contents insurance for the unit and furnishings, and specific hot tub liability cover if applicable. Specialist glamping insurers include Brokerbility, Towergate and Rural Insurance Group. Expect to pay £400-£1,200/year depending on unit type and number of units.