Book here and you get our best rate. No booking fee, and free cancellation up to 14 days before you arrive.
Between Oxford Street and Regent's Park. Old pubs, a tailor or two, and Charlotte Street for dinner.
The high street, Daunt Books, the Sunday market, and Regent's Park at the end of the road.
Twelve minutes on foot to the colleges. Port Meadow and the river the other way.
Across the river from Christ Church, with the meadow at the end of the road.
Our guest house in the heart of the Lakes. Seven bedrooms, by the room or the whole house.
Book here and you get our best rate. No booking fee, and free cancellation up to 14 days before you arrive.
We are a couple, both architects, who believe that beauty has the power to calm the chaos of the modern world, soothe the mind, spark inspiration and create a deep sense of belonging.
Notes on the flats, the neighbourhoods and the things we keep buying twice because the first one was not quite right.
At The INVITED, we believe design and business can coexist beautifully. We partner with landlords, hotel owners, and investors across the UK to transform properties into design-led serviced apartments and boutique aparthotels that deliver guaranteed rent and long-term stability.
Our model is simple — you provide the property, and we handle everything else: operations, design, management, and maintenance.
We offer fixed, guaranteed rent for the full lease term — no void periods, no commissions, no stress. Whether occupancy is high or low, your income is secure.
Every property we lease is fully managed: cleaning, compliance, safety checks, and guest communication are handled by our team. From day one, your property becomes a hands-off, design-led investment.
Unlike typical operators, The INVITED was founded by designers and architects. We transform each space through warm minimalism, natural materials, and quiet luxury — interiors that appeal to professionals, relocations, and long-stay guests.
Beautiful spaces attract the right audience: corporate travellers, researchers, and digital nomads who value comfort and consistency. That’s why our properties perform above market averages in both occupancy and longevity.
Whether it’s a townhouse in a city centre or a small hotel in the countryside, we adapt our model to your goals. Each property is elevated to boutique quality — designed for long-stay comfort and operational efficiency.
We operate nationwide, tailoring our model to suit both cities and countryside. Each property is elevated to our design language — tactile, minimal, timeless — yet retains its local character.
Every new partnership expands a collection of spaces defined by architecture, wellbeing, and quiet luxury.
Image credit: Vecteasy.com
We furnish it, host it and look after it, and share the revenue with you.
We keep the process transparent and efficient — from first conversation to full operation.
We’re expanding across the UK and seeking new partners who share our vision for beautiful, sustainable hospitality.
If you own a property that deserves to be more than just a listing, let’s connect and turn it into a space of calm, purpose, and quiet success.
Photographs of our own apartments are our own. The photographs of the buildings in the neighbourhood guides are used under Creative Commons licences or the Unsplash Licence, with thanks to the photographers below. Where a licence is share-alike, our edited versions are offered under the same terms.
You keep the property. We furnish it, photograph it, find the guests and look after it from one week to the next. We share the revenue with you, so we only do well when you do.
Furniture, linen, photographs and the listing, done the same way as our own flats. We don't touch the structure, and we hand it back as we found it.
We list it here and on the main platforms, check every guest, arrange the check-ins and the cleaning, and deal with whatever comes up in between.
Your share arrives every month, with a statement showing each booking. You don't have to chase anyone.
Some owners would rather have the same rent every month. We can do that on some properties, on a company lease. Say so in the form and we'll set out both options for you.
A Victorian building in the middle of Fitzrovia, with us since 2026.
A mews flat.
A Victorian house near the station, run by us since 2024.
A house south of the river, also since 2024.
Save up to three flats as you go, then look at them together here. The list stays on this device.
We are a couple, both architects, who believe that beauty has the power to calm the chaos of the modern world, soothe the mind, spark inspiration and create a deep sense of belonging.
We created theINVITED, rooted in the quiet poetry of soft minimalism. We craft spaces where light lingers, materials speak and every detail invites stillness and connection.
More than hospitality, theINVITED is a way of living — an ever-evolving dialogue between form, feeling and belonging.
And we can’t wait for you to experience it first-hand.
We wanted rooms you could live in for a month and still notice something new on the last morning.
Before anything is bought, we spend time in the empty flat and work out how a guest will use it: where the bed sits best, how the living room should be arranged, which layout makes the most of the space. Most of it comes out of those first visits.
Most rooms have something old in them, set against good new pieces: a proper mattress, hotel-grade linen, a sofa that is comfortable at the end of a long day. The new things are there for comfort; the old ones give the room its character.
Every flat starts from its building, so a Victorian house in Oxford looks nothing like a mews in Marylebone.
Come and stay. We would like to know what you think.
Book here and you get our best rate. No booking fee, and free cancellation up to 14 days before you arrive.
For companies moving people to London or Oxford, relocation agents, and university departments with visitors. The same standard in every flat, one invoice, and one person to call.
Every flat has a monthly rate, invoiced monthly. A stay can be extended, or moved to another flat, without starting the paperwork again.
In Fitzrovia and in West Oxford we have neighbouring flats in the same building, so people can be near each other without sharing.
Fast Wi-Fi, a proper kitchen and a washer-dryer in every flat, one clean included in the price, with more on whatever schedule suits at an extra fee, and a welcome box on arrival.
Moving city is easier when you have a kitchen and somewhere to put the boxes. Our flats have both, and the larger ones have room for a family. Stay a month or three while you find the next place, and ask us about staying on if it takes longer.
Our Oxford flats are in West and South Oxford, twelve to twenty minutes on foot from the Science Area, the Bodleian and most of the colleges, with the Covered Market on the way home. We host fellows for a term and researchers for a week.
When a family is out of their home after a flood or a fire, they need somewhere that feels like a home, and someone who picks up the phone. We house policyholders in London and Oxford for as long as the works take, and extend when the dates allow.
A secondment goes better when people have a kitchen, a desk and a front door of their own. We house secondees, new starters and project teams in central London and Oxford, send one invoice a month, and tell you about any problem before your people have to.
Something we have not covered? Ask us; one of us will reply the same day.
The short version of our guest terms, in plain English. The full Guest Licence Agreement comes with your booking confirmation, and if the two ever differ, the agreement is the one that counts.
Short stays (up to 28 nights), booked direct. Cancel 14 days or more before check-in for a full refund. Within 14 days of check-in the booking is non-refundable; if we are able to resell the nights, we refund what we recover.
Long stays (more than 28 nights). The first 28 nights are non-refundable once confirmed. Nights after that can be cancelled with 28 days' written notice for a full refund of those nights; with less notice, the following 28 nights remain payable.
Booked through Airbnb or Booking.com? The cancellation policy shown at checkout on that platform applies, and refunds run through the platform.
If an apartment becomes unavailable during your stay, we offer an equivalent one. Any refund follows the cancellation terms above.
These terms are governed by the law of England and Wales. Full terms: Guest Terms & Conditions · Privacy
Who we are. the INVITED is the trading name of Botley House Ltd (registered office 18–20 Canterbury Road, Whitstable CT5 4EY), which operates our serviced apartments in London and Oxford and is the data controller for your information. You can reach us at stay@theinvited.uk.
This notice explains what personal information we collect when you enquire, book or stay with us, why we collect it, and your rights.
| What | Why | Legal basis |
|---|---|---|
| Name, email, phone, address, booking dates, party size, payment status | To take and manage your booking, send check-in instructions, and respond to you during your stay | Performance of a contract |
| Messages you send us (email, WhatsApp, our website forms and chat, booking platform chat) | To answer questions and provide the service | Performance of a contract |
| Full name and nationality of each guest aged 16+; for guests who are not British, Irish or Commonwealth citizens, passport number and place of issue, and next address on departure | The Immigration (Hotel Records) Order 1972 requires us to keep this register | Legal obligation |
| Identity verification (deposit properties only): a photo of your government ID, a selfie, and a biometric comparison of the two; the result of the check | To confirm the person booking is who they say they are, prevent fraud, and protect the property and other guests | Contract and legitimate interests (fraud prevention); explicit consent for the biometric comparison, which you give in the verification flow |
| Card details for the refundable damage deposit (deposit properties only) | To hold and, if necessary, charge for damage | Performance of a contract |
| Noise-level readings from a monitoring device in some properties (decibel level only — no audio is recorded) | To protect neighbours and the property | Legitimate interests |
| Reviews and feedback | To improve the service and respond to you | Legitimate interests |
We do not use your information for automated decisions that have a legal or similarly significant effect on you. A failed identity check is reviewed by a person before any booking is declined.
We use specialist providers to run our business. They process your data on our instructions and may not use it for their own purposes:
Stripe, Besty, Vercel, Resend, Anthropic and Google may transfer data outside the UK. Where they do, transfers are protected by the UK International Data Transfer Agreement or an adequacy decision.
We share information with the police or other authorities when the law requires it — including the guest register on request.
| Data | Retention |
|---|---|
| Booking and correspondence records | 6 years after the stay (tax and legal-claims limitation) |
| Guest register (name, nationality, passport details) | 12 months from the date of arrival, as required by law |
| ID document image and selfie | Deleted once verification is complete and any dispute window has closed — no later than 90 days after check-out |
| Identity verification result (pass/fail, date) | 6 years, with the booking record |
| Deposit card hold | Released within 14 days of check-out; card data is held by Stripe, not by us |
| Noise readings | 90 days |
You can ask us to: tell you what information we hold about you; correct it; delete it (where we are not required to keep it); restrict or object to how we use it; or give it to you in a portable format. Where we rely on consent, you can withdraw it at any time — though we cannot then complete a booking that requires identity verification.
Email stay@theinvited.uk. We respond within one month. If you are not satisfied, you can complain to the Information Commissioner's Office at ico.org.uk.
By providing your phone number, you consent to receive SMS messages related to your stay with the INVITED. Message frequency varies based on your reservation. Message and data rates may apply. Consent to receive SMS messages is specific to this program and is not transferable to other messaging programs. You may opt out at any time by replying STOP, or text HELP for help.
Mobile information will not be shared with third parties or affiliates for marketing or promotional purposes. Information may be shared only with service providers acting on our behalf for operational purposes such as customer support or messaging delivery; these providers are prohibited from using your information for any marketing or promotional purposes. Carriers are not liable for delayed or undelivered messages.
Our website is hosted by Vercel and sets no advertising or tracking cookies. It remembers the language you choose in your own browser; that setting is not sent to us. The maps on our apartment pages are provided by Google Maps, which may set its own cookies when a map loads, as described in Google’s privacy policy. Our booking pages are provided by Uplisting.
Messages you send through the chat on our website are processed by Anthropic to answer you. If you ask us to follow up, the conversation and the email address you give are sent to our team at stay@theinvited.uk.
We may update this notice; the date below tells you when it was last changed.
Last updated: November 2026
By proceeding with reservation, the customer agrees to receive text message from TheINVITED. We will send booking reminders and stay-related updates. Message frequency varies. Message and data rates may apply. Text HELP for help, or STOP at any time to opt out.
These are the general terms on which the INVITED (“we”, “us”, the “Host”) lets our serviced apartments to you (the “Guest”). They summarise our full Guest Licence Agreement, which is attached to your booking confirmation and available on our website. By confirming a booking and completing identity verification, you agree to these terms.
Your booking is a short-stay holiday licence, not a tenancy. It does not grant you exclusive possession of the property and creates no assured, periodic or shorthold tenancy under the Housing Act 1988. You have no security of tenure, and we may recover the property at the end of your stay, or on breach, without the procedures required for residential tenancies.
The property is holiday accommodation only. It is not your main or principal home, and you must not use its address for banking, medical or electoral registration, deliveries, correspondence or any official records.
The price of your stay is shown in your booking confirmation, with no set-up or administration fee. The full amount is payable at least 30 days before arrival; if you book fewer than 30 days before arrival, it is payable at the time of booking. If payment is not made by the due date, the booking is treated as cancelled.
Your price covers furniture, lighting, heating, hot and cold water, and cleaning of communal areas, and we cover council tax and utility charges. The price is fixed for your stay unless it is extended by agreement. Direct bookings can be made and paid securely by card at https://theinvited.bookeddirectly.host.
Identity verification and any damage deposit are administered on our behalf by a secure third-party verification and deposit partner, under their own terms and privacy policy.
Before your stay you will verify your identity through our verification partner and set up the damage deposit. Your booking is confirmed, and your check-in details released, only once verification is complete. A refundable damage deposit is required for every reservation. The deposit is held by our partner and returned to you within 14 days of departure, less the cost of remedying any damage you have caused. Where costs exceed the deposit, you remain liable for the balance.
Short stays (28 nights or fewer):
– Cancellations made 14 days or more before check-in receive a full refund.
– Cancellations made within 14 days of check-in are non-refundable, unless otherwise required by law or booking-platform policy.
Long stays (more than 28 consecutive nights): the first 28 nights are non-refundable once confirmed. Nights beyond the first 28 may be cancelled with at least 28 days’ written notice for a full refund of those nights; with less notice, the following 28 nights remain payable. Early departure does not convert the licence into a tenancy.
If the property becomes unavailable during your stay, we will use best efforts to offer a replacement of equal standard. If it is not acceptable to you, we will refund monies paid; if it is acceptable but more expensive, you may pay the difference or take a full refund.
Check-in is available from 15:00 on arrival, and check-out must be completed by 11:00 on departure. Early check-in and late check-out are available as paid services, arranged in advance and subject to availability; unauthorised late check-out may incur charges.
On departure, please remove all belongings and rubbish and leave the property clean and tidy. Items left behind are kept for up to 14 days (reasonable storage and postage costs may apply) and may be disposed of or donated after that.
You agree to treat the apartment, the building and our neighbours with care. In particular:
– Use the property as a private holiday residence only, for the registered guests and up to the maximum occupancy stated in your house rules — never for any illegal, antisocial or commercial purpose.
– Respect quiet hours between 22:00 and 08:00. Noise should stay below 70 decibels, and the property may contain a noise monitor.
– Do not smoke anywhere inside the property. Any evidence of smoking inside is charged at the actual cost of specialist cleaning, deodorising or repair, including any nights the apartment cannot be let as a result.
– No parties, events or gatherings beyond the registered guests. Breach may end the booking immediately without refund, plus charges for any damage or disturbance.
– No pets unless we have agreed them in advance; we consider requests case by case, out of respect for guests with allergies. Any evidence of a pet that was not agreed is charged at the actual cost of additional cleaning or damage, and may end the booking without refund.
– Do not cause damage or nuisance, block or misuse taps, basins, WCs or pipes, alter the property or its furnishings, or sublet, share or take in additional overnight guests without our permission.
– Keep the property secure when unoccupied, comply with fire and health-and-safety instructions, park only in designated areas, and report any damage or disrepair promptly.
We will allow you quiet enjoyment of the property during your stay, and keep the structure, exterior and the installations for heating, water, sanitation and electricity in good working order. We maintain the furniture and communal areas, excluding fair wear and tear or damage caused by guests. We insure the building but not your personal possessions — please arrange your own insurance.
You are responsible for your own belongings, and occupation and use of the property is at your own risk; we accept no liability for loss, theft or damage to personal property. We are not liable for a failure to perform our obligations unless we know (or ought to know) of it and have not put it right within a reasonable time. Nothing in these terms limits liability for death or personal injury caused by negligence, for fraud, or for anything that cannot lawfully be excluded.
We, the building owner or our authorised contractors may enter the property at reasonable times to inspect its condition or carry out necessary repairs, having given reasonable notice — and, in an emergency, at any time and without notice.
We process your personal data in line with our Privacy Policy and applicable UK data protection law, solely for booking administration, verification, security and legal compliance. Data processed for verification and deposit purposes is handled by our verification partner under their own terms and privacy policy.
We are not liable for any failure or delay in meeting our obligations where it results from circumstances beyond our reasonable control, including natural disasters, severe weather, utility outages, government action or epidemics.
If any part of these terms is found invalid or unenforceable, the rest remain in full force. These terms, together with your booking confirmation, the verification and deposit provider’s terms, our Privacy Policy and any welcome pack or house rules, form the entire agreement between us. You confirm you have had the opportunity to seek advice before accepting them.
These terms are governed by the laws of England and Wales, and the courts of England and Wales have exclusive jurisdiction over any dispute arising from them.
By confirming your booking and completing identity verification, you confirm that you have read, understood and agree to be bound by these Guest Terms & Conditions and our full Guest Licence Agreement.
A question before you book, a longer stay, a group across a few flats, or anything you couldn’t find here. One of us will reply, usually the same day.
A seven-bedroom house for eighteen in the Lakes. This opens into its own section with its own look and a whole-house booking flow; designed at the next stage.
