How to Spot a High-Performing Serviced Accommodation Property

Written By Ethan Clayton

Today I’m going to show you how to identify a great property for serviced accommodation and what we look for at ZEN Stays before saying yes to a deal.

Why this matters

Not every property is suited to short stays.

You can put anything on Airbnb and Booking.com, but that doesn’t mean it’ll perform.

If you pick the wrong area or the wrong property, you’ll be fighting an uphill battle from day one.

Strong properties in strong locations give you a far better chance of making money, attracting quality guests, and building a stable business.

This is how you de-risk your operation from the start.

Why most people fail

They get a landlord to say yes… and they just go for it.

They move based on emotion, not due diligence.

They assume just because they would stay there, other people will too. But serviced accommodation isn't just about listing a property online and hoping bookings roll in.

It’s about having the right property, in the right area, with the right design and features.

If any of those pieces are missing, it won’t perform.

You need the right product in the right place or the bookings simply won’t come.


Most deals fail before you even get the keys.


Here’s how to avoid that:

1. Start with the area

Is there enough demand?

Look for clear signs:

  • A hospital, university, or major employer

  • A train station

  • An airport

  • Redevelopment, regeneration, investment happening locally

  • Local activity – are there general things or events happening consistently in the area?

For example, I live in Luton. It doesn’t have the best reputation, but it ticks a lot of boxes:

✅ Airport
✅ Train station with fast links into London
✅ University
✅ Hospital
✅ Contractor presence

Dunstable, the next town over (literally 10 minutes away), doesn’t. It’s smaller, has no train station, and I wouldn’t feel confident taking a unit on there. In Luton, while I haven’t run a unit myself, I know people doing contractor stays successfully and scaling.

Lesson: Make sure the area makes sense. There has to be demand and enough reasons – not just cheap rent.

2. Then assess the property itself

This is where most deals fall down.

You want to ask:
Why would someone book this property over the others in the area?

That’s where premium features come in. These are the things that let you charge higher nightly rates and attract better guests.

We don’t take on any property unless it has at least two of the following:

✅ Allocated parking (driveway or bay)
✅ Outdoor space – garden, balcony, roof terrace
✅ Character – exposed beams, cool layout, design features
✅ Extra reception rooms – games room, cinema room, office
✅ Central location – town centre, near key amenities, under 0.5 miles from the station

This is where operators go wrong. They say yes to properties that don’t have a single reason for guests to book them. Then they’re shocked when the bookings don’t come.

We make sure to have at least two premium features before taking a new property on at ZEN Stays.

(Side note: Design is also crucial, but we’ll save that for another post.)

Photo of one of our games rooms. This property also has a driveway and a garden with hot tub! 3 x premium features and is a solid performer! ✅


3. Final point: keep the numbers fair

Don’t pay inflated rent.

You should know the going rate for similar properties in the area from doing your research and consistently looking. If a landlord tries to charge more just because you're running a business, walk away.

You’re offering:

  • Guaranteed rent

  • Minor repairs handled

  • Showroom condition

  • No voids, no hassle

That’s valuable.

You might even be able to negotiate slightly below market rate. And if they don’t see the value in that, it’s probably not the right landlord.

It should be a win-win. And you shouldn’t need to overpay to make it happen.

Recap: The High-Performer Checklist

Before saying yes to a property, ask:

  • Why would a guest visit this area?

  • Is there demand? Hospital, station, airport, big employers?

  • Why would they book this property over others?

  • Does it have at least 1–2 premium features?

  • Are you paying a fair rent or being charged extra just for running a business?

If you can’t tick these off confidently, keep looking.

The best way to succeed in serviced accommodation is to start with the right property.

Ethan Clayton
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Conviction Makes Selling Easy