Almost nobody in our industry puts this in writing. We prefer to set it out in black and white before we have even met, because the difference between two fee models is worth thousands of euros a year.
Many managers work out their percentage on the gross value of the bookings, that is on the figure the guest pays before the platforms take their own commission. We work ours out on the net actually received, after the Booking.com and Airbnb commissions.
It sounds like a technical detail. Over a full year it is a real difference, and it should always be checked before signing any management agreement, with us as with anyone else.
Example with a 28% fee and cedolare secca (Italy's 21% flat tax on rental income) at 21%. The actual percentage is agreed after the property visit, property by property.
What changes, on the same property, between a fee calculated on the gross and one calculated on the net.
| Item | Fee on the gross | Fee on the net (Do.Ma) |
|---|---|---|
| Gross bookings | 40.000 € | 40.000 € |
| Platform commissions | - 7.200 € | - 7.200 € |
| Manager's fee (28%) | - 11.200 € | - 9.184 € |
| Difference on the fee | - | 2.016 € less every year |
Size, capacity, area and condition determine how much work it takes to make a property perform. A single rate for everyone would be convenient for us, not fair to you.
Some owners want full management, others only revenue management. They are different commitments and they carry different fees.
The industry average is between 25 and 35%. We tell you your percentage once we have seen the property and understood what you expect, not before. If all you need is revenue management, because you already run the operational side yourself, the percentage is naturally lower: we set it case by case.
The calculator gives you an estimate in thirty seconds. The free property visit gives you the real numbers.