Day spas and massage clinics are usually larger businesses than salons, with bigger premises, more equipment and higher rent, so their prices and turnover sit above most salons in our index. Fewer of them come to market, and the ones that do vary widely, from a single-room massage practice to a multi-room day spa.
What spas and massage businesses are selling for
Our price index tracks UK spas and massage businesses advertised for sale on the main business-for-sale marketplaces and specialist brokers. Between 8 September and 22 October 2026 we recorded 29 leasehold spas and massage businesses for sale. Only 5 of these listings state a profit, too few for a reliable multiple, so the ranges below draw on the wider salon market.
| Lower quarter | Middle | Upper quarter | Listings | |
|---|---|---|---|---|
| Asking price | £27,500 | £79,000 | £172,500 | 23 |
| Turnover | £74,000 | £180,000 | £249,000 | 21 |
| Asking price ÷ turnover | 41% | 76% | 96% | 15 |
These are asking prices. Agreed prices are usually lower once a buyer has seen the accounts, so treat these figures as a ceiling, which is why we value on profit rather than on what others are asking. The full figures, and how we compiled them, are in the Salon Price Index.
How buyers value a spa or massage business
Almost every owner-run spa or massage business is valued on the profit it leaves a working owner: net profit with the owner’s own salary, dividends and any personal costs added back. Buyers then apply a multiple that reflects the risk of that profit continuing under them.
Take a spa or massage business where the owner works in the business and is left with £60,000 a year once every cost is paid, before taking anything for themselves. At 1.4 to 2.0 times that figure, the business would be worth roughly £84,000 to £120,000, plus stock at valuation. The lease, the team and how long it has traded decide where in that range it lands.
Why you will see different multiples quoted
Some websites say salons sell for one to two and a half times profit, others say three or four times, and both can be right because they measure different profit. The lower figure applies to the profit left for a working owner before they pay themselves, which is how almost every owner-run salon is priced. The higher figure applies to profit after a manager has been paid a market salary to run it, which accountants call adjusted EBITDA. That is a smaller number, so the multiple on it is bigger. Applying the higher multiple to the bigger number is the most common way owners end up over-pricing their salon.
What moves the price
Rent and premises
Treatment rooms, relaxation areas and wet areas take space, so rent is often the largest cost after wages. Buyers look closely at rent as a share of turnover and at the lease length.
Fit-out and wet areas
Saunas, steam rooms and hydrotherapy add appeal and cost. Buyers will ask about their age, maintenance and running costs.
Packages and memberships
Day packages, memberships and gift vouchers are a large part of spa income. Unredeemed vouchers are usually deducted from the price.
Therapist team
Qualified, long-serving therapists are hard to recruit. A stable team is one of the most valuable parts of a spa.
Licences
Massage and special treatment premises need a council licence in most London boroughs and some other areas, which a buyer will need to transfer.
Getting a figure for your spa or massage business
Our valuation calculator gives an instant range from eight questions. For a figure you can rely on, we will value your spa or massage business from your accounts and lease, free and in confidence. If you are ready to sell, our selling guide for spas and massage businesses explains how the process works.