Letting agent fees, Manchester
How much do letting agents charge in Manchester? Full management is 8% to 14.4% of the rent.
On seven Manchester agents’ own fee lists, read 24 October 2026, full management is 8% (Novellus Properties, a reduced rate shown against its original 10%) to 14.4% (Abode Property Management) of the rent, VAT included. On the average Manchester rent that is £1,324.80 to £2,384.64 a year, before set-up fees.
- Fee lists
- 7
- Read on
- 24 October 2026
- Average rent
- £1,380 a month, ONS
Keeping the fee? LetCompliance is landlord software for running the whole let yourself: the advert, the tenancy agreement, rent by Direct Debit and Making Tax Digital, from £7.99 a month for one property.
Compare Manchester agents
What seven Manchester letting agents publish
Every letting agent in England has to publish its fees with tax included (Consumer Rights Act 2015, section 83). These figures are read from the agents’ own sites, not from a summary, and each row links the page it came from. Each agent’s own list decides what you pay, and fees change.
What Manchester letting agents charge landlords
Novellus Properties
Independent Manchester and Stockport- Full management
- 8% of the rent, shown against an original price of 10%
- Set-up fee
- None listed; a £495 re-let fee
- Tenant find or let only
- Let only £595
- Rent collection
- Rent management £39 a month
- VAT on the list
- VAT included
The Manchester Estate Agent
Independent Manchester city centre (M1)- Full management
- 8% plus VAT 9.6% with VAT at 20%
- Set-up fee
- £500 plus VAT letting fee on a managed let
- Tenant find or let only
- Let only £600 plus VAT
- Rent collection
- Not listed
- VAT on the list
- Printed plus VAT
X1 Sales & Lettings
Independent Manchester, Liverpool, Leeds and Kent, on one list- Full management
- 10.8% of the monthly rent (9% plus VAT)
- Set-up fee
- None listed
- Tenant find or let only
- Let only £780 (£650 plus VAT), paid up front
- Rent collection
- Not listed
- VAT on the list
- VAT included
Letting Agent Properties
Independent Manchester city centre (M1)- Full management
- 12% of the monthly rent
- Set-up fee
- Tenancy set-up £495
- Tenant find or let only
- Tenant find and set-up £695
- Rent collection
- Not listed
- VAT on the list
- VAT included
Freyja North
Independent Liverpool and Manchester- Full management
- 10% plus VAT 12% with VAT at 20%
- Set-up fee
- Let fee £350 plus VAT
- Tenant find or let only
- Let only: the first month’s rent, VAT included
- Rent collection
- Not listed
- VAT on the list
- Printed plus VAT
Abode Property Management
Independent Stockport (SK4), Greater Manchester- Full management
- 14.4% of the monthly rent
- Set-up fee
- £590.80 letting fee
- Tenant find or let only
- Let only £778.80
- Rent collection
- 12% of the monthly rent
- VAT on the list
- VAT included
Belvoir Manchester Central
Franchise branch Manchester Central Run by Manchester & Salford Central Ltd- Full management
- 12% plus VAT of the rent 14.4% with VAT at 20%
- Set-up fee
- £478 letting fee (£399 plus VAT)
- Tenant find or let only
- One month’s rent plus VAT
- Rent collection
- Not listed
- VAT on the list
- Printed plus VAT
| Agent | Full management | Set-up fee | Tenant find or let only | Rent collection | VAT on the list | Source |
|---|---|---|---|---|---|---|
| Novellus Properties Independent Manchester and Stockport | 8% of the rent, shown against an original price of 10% | None listed; a £495 re-let fee | Let only £595 | Rent management £39 a month | VAT included | Novellus Properties Fee list read 24 October 2026 |
| The Manchester Estate Agent Independent Manchester city centre (M1) | 8% plus VAT 9.6% with VAT at 20% | £500 plus VAT letting fee on a managed let | Let only £600 plus VAT | Not listed | Printed plus VAT | The Manchester Estate Agent Fee list read 24 October 2026 |
| X1 Sales & Lettings Independent Manchester, Liverpool, Leeds and Kent, on one list | 10.8% of the monthly rent (9% plus VAT) | None listed | Let only £780 (£650 plus VAT), paid up front | Not listed | VAT included | X1 Sales & Lettings Fee list read 24 October 2026 |
| Letting Agent Properties Independent Manchester city centre (M1) | 12% of the monthly rent | Tenancy set-up £495 | Tenant find and set-up £695 | Not listed | VAT included | Letting Agent Properties Fee list read 24 October 2026 |
| Freyja North Independent Liverpool and Manchester | 10% plus VAT 12% with VAT at 20% | Let fee £350 plus VAT | Let only: the first month’s rent, VAT included | Not listed | Printed plus VAT | Freyja North Fee list read 24 October 2026 |
| Abode Property Management Independent Stockport (SK4), Greater Manchester | 14.4% of the monthly rent | £590.80 letting fee | Let only £778.80 | 12% of the monthly rent | VAT included | Abode Property Management Fee list read 24 October 2026 |
| Belvoir Manchester Central Franchise branch Manchester Central Run by Manchester & Salford Central Ltd | 12% plus VAT of the rent 14.4% with VAT at 20% | £478 letting fee (£399 plus VAT) | One month’s rent plus VAT | Not listed | Printed plus VAT | Belvoir Manchester Central Fee list read 24 October 2026 |
Each agent’s list, line by line
Novellus Properties A reduced percentage of the rent, shown against its original price, and a flat re-let fee.
| Service | To start | Ongoing |
|---|---|---|
| Full Management | Re-let fee £495 | 8% of the rent (original price 10%) |
| HMO Management | Re-let fee £295 | 10% of the rent (original price 12%) |
| Rent Management | Re-let fee £545 | £39 a month |
| Let Only | £595 | None |
- All prices are stated as inclusive of VAT.
- The full management and HMO rates are shown against higher original prices, so check the rate when you sign.
Source: Novellus Properties, Fees, read 24 October 2026.
The Manchester Estate Agent A letting fee, then a monthly percentage printed before VAT.
| Service | To start | Ongoing |
|---|---|---|
| Managed let | £500 plus VAT letting fee | 8% plus VAT of the monthly rent |
| Let only | £600 plus VAT | None |
- Inventories by its third-party supplier start at £75 plus VAT.
Source: The Manchester Estate Agent, Fees, read 24 October 2026.
X1 Sales & Lettings One list for every city it covers: a percentage of the rent, with no set-up fee listed.
| Service | To start | Ongoing |
|---|---|---|
| X1 Full Management | None listed | 10.8% of the monthly rent (9% plus VAT) |
| X1 Let Only | £780 (£650 plus VAT) | None |
- One list covers its Manchester, Liverpool, Leeds and Kent offices.
- Its page advertises the first three months of full management at no charge, as an offer.
Source: X1 Sales & Lettings, Property management, read 24 October 2026.
Letting Agent Properties A tenancy set-up fee, then a percentage of the monthly rent.
| Service | To start | Ongoing |
|---|---|---|
| Fully managed | Tenancy set-up £495 | 12% of the monthly rent |
| Tenant find | Tenant find and set-up £695 | None |
- All fees are stated as inclusive of VAT.
Source: Letting Agent Properties, Services and fees, read 24 October 2026.
Freyja North A let fee, then a percentage of the rent printed before VAT.
| Service | To start | Ongoing |
|---|---|---|
| Fully Managed Service | Let fee £350 plus VAT | 10% plus VAT |
| Let Only Service | The first month’s rent, VAT included | None |
- One list covers its Liverpool and Manchester offices.
Source: Freyja North, Management fees, read 24 October 2026.
Abode Property Management A letting fee, then a percentage of the monthly rent, with a higher rate for an HMO.
| Service | To start | Ongoing |
|---|---|---|
| Rent Out My House (full property management) | £590.80 letting fee | 14.4% of the monthly rent |
| Rent Out My HMO (full HMO management) | None listed | 18% of the monthly rent |
| Let and Rent Collection | None listed | 12% of the monthly rent |
| Find Me a Great Tenant (let only) | £778.80 | None |
- The list prints every fee with and without VAT; these are the figures with VAT.
- Its table gives the letting fee as £499 before VAT and £590.80 with VAT, though £499 plus VAT is £598.80, so ask which applies.
- The same page also describes tenant find within full management as discounted to £299, while its fee table lists the £590.80 letting fee, so ask which applies.
Source: Abode Property Management, Landlord fees, read 24 October 2026.
Belvoir Manchester Central A letting fee, then a percentage of the rent printed before VAT.
| Service | To start | Ongoing |
|---|---|---|
| Full management | £478 letting fee (£399 plus VAT) | 12% plus VAT of the rent |
| Tenant find | One month’s rent plus VAT | None |
- An inventory is £90 for each tenancy it sets up.
- Cancelling full management or rent collection during a tenancy costs £600.
Source: Belvoir Manchester Central, Landlord fees, read 24 October 2026.
Before you compare
How Manchester fee lists differ
A reduced rate.
Novellus lists full management at 8%, shown against an original price of 10%, so check which rate applies on the day you sign.
A letting fee on top.
Most of these lists add a fee to set up each tenancy: £478 at Belvoir Manchester Central, £495 at Letting Agent Properties and £590.80 at Abode.
Plus VAT.
The Manchester Estate Agent, Freyja North and Belvoir Manchester Central print their rate before VAT. 8% plus VAT is 9.6% of the rent, 10% plus VAT is 12% and 12% plus VAT is 14.4%.
Percent of what.
A rate can be charged on the rent due, the rent collected or all money received. Ask which, and whether the fee continues if you end the management but keep the tenant.
A year in Manchester
Full management on an average Manchester rent: £1,324.80 to £2,384.64 a year
The average private rent in Manchester was £1,380 a month in September 2026, on the Office for National Statistics’ latest figures. Full management at 8% to 14.4% of that is £1,324.80 to £2,384.64 a year, before set-up fees. LetCompliance Single is £95.88 a year for one property, paid monthly.
- Full management at 14.4%Abode Property Management
- £2,384.64 a year
- Full management at 8%Novellus Properties, a reduced rate shown against its original 10%
- £1,324.80 a year
- LetCompliance Single£7.99 a month for one property
- £95.88 a year
The bars compare fees, not services. Full management includes someone who goes to the property for viewings, inspections and key handovers; running the let yourself, that person is you, or someone local you pay. Set-up, inventory and renewal fees come on top of the agent’s figure. Source: Office for National Statistics, Price Index of Private Rents, released 21 October 2026.
Or keep the fee
Run the whole Manchester let yourself, from £7.99 a month
That is £95.88 a year for one property, against £1,324.80 to £2,384.64 for full management on the average Manchester rent.
Plans are one price for each size of portfolio, never a charge per property, a month: £7.99 for 1 property, £14.99 for up to 3, £19 for up to 10, £29 for up to 20 and £49 for any number.
- Let it without an agent. Adverts, applications and viewings in one place, referencing paid per check, and an assured periodic tenancy agreement signed online.
- Start the tenancy right. The deposit’s 30-day protection clock and the Prescribed Information, with the gas, electrical and EPC certificates tracked and reminded.
- Get paid without a commission. Rent by Direct Debit, with a card link as a fallback, and arrears tracked and chased. LetCompliance takes no commission. Stripe charges 1% of each Direct Debit payment with a 20p minimum and a £4 cap, and £5 for a disputed payment.
- Handle the rest. Repairs reported by the tenant and sent to your own contractors, Section 8 and Section 13 notices on paid plans, and Making Tax Digital for Income Tax on UK property income, recognised by HMRC.
What an agent still does that software does not: turn up. Viewings, inspections, key handovers and being the tenant’s first call when something breaks stay with you, or you buy them in.
Licensing is separate from the agent’s fee. Whether a Manchester let needs a licence, and which, is on the landlord rules page for Manchester.
Online agents
National online agents, for comparison
They price the whole country, so they are kept out of the Manchester range. Their figures are the UK-wide comparison’s, each read on the date shown.
OpenRent
One-off fees and small monthly add-ons. No percentage of rent at any tier.
- Full management
- No full-management plan listed; Management Plus, £19 a month, covers emergency repairs, up to 3 fixes a year
- Set-up fee
- None beyond the advertising package
LettingaProperty.com
A flat monthly fee set by rent band, with no percentage of the rent.
- Full management
- Complete Care, a flat £109 to £159 a month inc VAT by rent band (no percentage)
- Set-up fee
- £199, covering 8 weeks of portal advertising
Purplebricks
A percentage of rent for the whole term, plus a set-up fee. Priced like a high-street agent, not like a flat-fee one.
- Full management
- 12% of the total rent for the term, minimum £81 a month
- Set-up fee
- £540 for full management outside London, £960 inside; £420 or £720 for rent collection
Method
How these figures were read
- Every figure is from the agent’s own fee page or fee PDF, read on 24 October 2026 and linked in its row. The law makes each letting agent in England publish its fees, with each amount including tax (Consumer Rights Act 2015, section 83).
- The range is the lowest and highest full management rate for a let to one household across the Manchester lists that charge a percentage, VAT included, packages with rent guarantee or extra cover among them. Where a list gives a band or a starting point, or a reduced rate shown against an original price, those figures count and the row says so. HMO, student and portfolio rates are in the lists, not the range.
- Where a list prints its rate only plus VAT, the figure with VAT at 20% (GOV.UK VAT rates) is shown beside it and counts in the range.
- Franchise branches are included: each sets its own fees, and its row names the company that runs it. National online agents are shown apart, from the UK-wide comparison.
- Left out of the range: flat fees, a rate whose VAT the list does not state, a tier sold as all-inclusive with no tenant-find fee added, and lists that give two different rates for the same service. Set-up fees have their own column; nothing is averaged.
- The average rent is the ONS figure for Manchester, all property types, for September 2026. The figures are general information, not legal, tax or financial advice.
Questions
Letting agent fees in Manchester: questions landlords ask
How much do letting agents charge in Manchester?
On seven Manchester agents’ own fee lists, read 24 October 2026, full management is 8% to 14.4% of the rent, VAT included. Novellus Properties lists the lowest rate, a reduced rate shown against its original 10%. Abode Property Management and Belvoir Manchester Central share the highest. Most also charge a fee to set up each tenancy, shown beside each rate on this page.
What does a letting agent cost a year on an average Manchester rent?
The average private rent in Manchester was £1,380 a month in September 2026 (ONS). Full management at 8% to 14.4% of that is £1,324.80 to £2,384.64 a year, before set-up fees. Running the let yourself on LetCompliance Single is £95.88 a year for one property.
Which Manchester letting agent lists the lowest management rate?
On these lists, Novellus Properties, at 8% of the rent for full management, VAT included. That is a reduced rate shown against its original 10%. A low rate can come with a higher set-up fee or a minimum charge, so compare the first year with every fee added.
Do Manchester letting agents charge more to manage an HMO?
Some publish a separate rate. Abode lists 18% of the monthly rent to manage an HMO, against 14.4% for a house let to one household, and Novellus 10%, shown against an original 12%. An HMO has more tenancies and more rent lines, and one with five or more people in two or more households needs a mandatory HMO licence, so ask for the HMO rate in writing before you sign.
Letting agent fees in other cities
