Running holiday cottages in Northumberland, from Beadnell to Holy Island
Northumberland has doubled the council tax on second homes since 1 April 2025, and on parts of the coast most of the housing is already second or holiday homes. Out on Holy Island the tide decides when anyone, cleaner included, can drive across. Upbridge's AI operations assistant, Cleo, works over WhatsApp with vacation rental operators and cleaning companies and organizes the cleanings and the inventory for each place.
Northumberland's rules for a holiday cottage
The premium is set by Northumberland County Council. Business rates, planning and the register come from the government. We read each source on 24 October 2026.
| Topic | What it says | Status | Since | Source |
|---|---|---|---|---|
| Second homes | The county doubles the council tax charge on second homes from 1 April 2025. In April 2024 a Beadnell resident, Jennifer Hall, started a petition asking for the extra money to be ring-fenced for the coastal villages, and the council said it would consider it. | In force | 1 April 2025 | Hits Radio |
| Rated as a business | A cottage only pays business rates if, within 12 months, it was offered commercially for 140 nights and taken for 70, and you'll offer it for 140 nights the following year. Only lettings of 28 nights or fewer go towards the 70. | In force | Updated 29 September 2026 | GOV.UK |
| Planning and the register | The local planning authority decides whether a holiday let needs permission. England's short-let register comes later; GOV.UK pencils it in for March 2027. | Not yet in force | March 2027 (expected) | GOV.UK |
The same Hits Radio report put second and holiday homes at 73% of the housing in that part of the coast. So a cottage that misses the 70 nights is likely to be billed as a second home, at double the normal rate.
We're passing on what the sources say, and it isn't advice for any particular cottage. Upbridge doesn't fill in forms for the council or the Valuation Office.
Tides, hills and the visitor count
The causeway to Holy Island is usually open from about three hours after high tide until two hours before the next one. Northumberland County Council publishes the safe crossing times, and tide tables are posted at both ends and at Beal, where the road leaves the A1. For a cottage on the island the changeover has to fit inside that window, and a late checkout can leave the cleaner stuck on the wrong side until the next low tide.
Inland, Northumberland National Park counted 1.79 million visitors in 2025, up 6.7% and above the 2019 level for the first time. Day visits made up more than 95% of them, and 61,000 people stayed overnight, the most since 2022. Tourism there was worth about £146 million and supported 1,369 full-time jobs, according to the park's chief executive David Renwick.
Holy Island had 151 residents in 77 households at the 2021 census.
Where Upbridge helps in Northumberland
On Holy Island the guest who checks out late can cost you the tide. Upbridge turns each checkout in the calendar into a cleaning with a checklist for every room, with photos, and the bookings come in from Lodgify, Hostaway, Uplisting or Guesty, or from iCal. From Seahouses or Bamburgh you can see which cottages are finished.
The guest guide for an island cottage can hold the crossing times and a warning about the causeway, so guests read it before they set off. Inventory per property takes off what every stay uses, so you can restock an island cottage on a day when the causeway is open for long enough.
If you run a cleaning company in Northumberland
The coast is long and the tide sets some of your hours for you. All of your owners' bookings show up together in the account for cleaning companies, so you can send one team to the island at low water and keep another on the mainland, and the owners stay with you.
Questions about holiday lets in Northumberland
How much council tax does a Northumberland second home pay?
Twice the normal amount, since the county added its premium on 1 April 2025.
When can you cross to Holy Island?
Usually from about three hours after high tide until two hours before the next. The county council publishes the safe crossing times, and they're posted at both ends of the causeway and at Beal.
How many people visit Northumberland National Park?
1.79 million in 2025, up 6.7%, with 61,000 staying overnight.
Sources
Checked on 24 October 2026
- Hits Radio Newcastle, “Northumberland residents set up petition to ‘ring fence’ additional council tax from second homes”, 11 April 2024.
- Northumberland National Park Authority, “Northumberland National Park strengthens its place at the heart of the North East”, 14 July 2026.
- GOV.UK, business rates for a self-catering property in England, updated 29 September 2026.
- GOV.UK, rules for letting out a self-catering holiday home in England, updated 2 October 2026.
- Wikipedia, “Lindisfarne”, read 24 October 2026.