Property Management
What it costs, in full
One price for the software, a one-off for setting you up, and modules you switch on when you need them. Nothing is charged before the free thirty days are over.
For other operators
Your own installation, from €39 a month
39 €per month for up to three units, then €6 per unit
Five units €51 · ten units €81 · twenty units €141. Plus €390 once for setting you up — your own domain — registered and owned by you, or a subdomain from us at no charge — your own database, your own keys — and no booking fee: what you take directly stays with you.
Try it free for 30 days No payment details, no card. You set up your own access.
Included in the base package
- Owner statements, night by night, printable for the accountant
- Blocking nights by hand — and every portal learns about it
- Guest emails in eight languages, sent from your own address
- Authority automation for your country — guest registration and e-invoicing, e-Factura today, eTurizem next
- Registration number on every listing and in every feed — the EU rule of 20 May 2026 makes it a condition of appearing on the portals wherever a register exists
Add as you grow — each module is a line on the same subscription:
- Additional unit6 €/M
- Smart lock — door codes per stay, revoked at checkout9 €/M
- Guest Wi-Fi — network per unit in the arrival email; with UniFi the password is rolled fresh9 €/M
- Own booking website — commission-free direct bookings, Stripe checkout, your own domain included12 €/M
- Smart pricing — AI prices the months ahead nightly, as suggestions or fully automatic, always between your floor and ceiling15 €/M
- Bookkeeping — double-entry books for the whole business, receipts read themselves, bank statements reconcile, VAT returns at the end (Smahoma Accounting, own login)19 €/M
Authority duties, by country:
- 🇷🇴 Romania — e-Factura to ANAF within five days, guest form for the police. Built and in operation.
- 🇮🇹 Italy — CIN on every unit, Alloggiati Web police reporting, city tax. Planned next.
- 🇸🇮 Slovenia — AJPES register, eTurizem guest reporting, night caps per municipality from 2026. Planned, with the first operator.
- 🇦🇹 Austria — number on the listing, guest sheet signed within 24 hours and kept seven years. Planned.
- 🇭🇷 Croatia — eVisitor check-in on arrival; from June 2026 no listing without a register number. Planned.
- 🇩🇪 Germany — city registration numbers and misuse-of-housing permits; Berlin caps main homes at 90 days. Planned.
- 🇫🇷 France — one national register from 20 May 2026, number on every listing, 120-day cap on main homes. Planned.
- 🇪🇸 Spain — regional registers (the national one was struck down in May 2026), SES Hospedajes guest reporting. Planned.
- 🇵🇹 Portugal — RNAL number, SIBA guest reporting to AIMA within three working days. Planned.
- 🇨🇭 Switzerland — cantonal rules, tourist tax per guest and night, police reporting in many cantons. Planned.
- 🇬🇷 Greece — the AADE AMA number on every listing, a short-term stay declaration per booking by the 20th of the following month, a climate-resilience levy per night. Planned.
- 🇳🇱 Netherlands — no national register; the municipality decides. Amsterdam demands a registration number, a report per stay and caps at 30 nights a year. Planned.
- 🇧🇪 Belgium — three regional regimes; only Brussels makes the registration number a listing condition today. Traveller register for every guest. Planned.
- 🇵🇱 Poland — no national register; a register of foreign guests kept by the operator, local tax per municipality. Planned.
- 🇨🇿 Czechia — Ubyport within three working days for foreign guests, house book kept six years, stay tax per municipality. Planned.
- 🇸🇰 Slovakia — register of accommodated persons, foreign guests reported within five days; cash and card on site need an eKasa receipt. Planned.
- 🇭🇺 Hungary — no letting without an NTAK number, daily data reporting, guest ID captured at check-in via VIZA, every invoice in real time to NAV. Planned.
- 🇧🇬 Bulgaria — ESTI on the day of arrival, per guest with name, date of birth and ID number; class B categorisation at the municipality, tourist tax monthly. Planned.
- 🇷🇸 Serbia — eTurista within 24 hours of providing the accommodation; the same system carries categorisation and the residence tax. e-Fakture covers B2B and B2G, not the guest invoice. Planned.
- 🇧🇦 Bosnia and Herzegovina — foreign guests reported within twelve hours; no single national system: the Federation, Republika Srpska and Brčko each set their own categorisation and tourist tax. Planned.
- 🇲🇰 North Macedonia — twelve hours to the Ministry of the Interior, electronically; categorisation via the Ministry of Economy. Planned.
- 🇹🇷 Türkiye — without an izin belgesi from the Ministry of Culture letting is not permitted, and the permit must exist before the first contract; every guest's ID details go to KBS. Planned.
- 🇬🇪 Georgia — no national short-term-let register; 5% tax on rental income, declared by 1 April, and platforms report earnings to the Revenue Service. Planned.
- 🇦🇱 Albania — the binding duty is the invoice: every booking needs a fiscal invoice through fiskalizimi, whatever channel it came through. Planned.
We say which is which on purpose. If your country is on the planned list, you would be building it with us — that is what the early price is for.
What it does not do: push prices to Airbnb and Booking. Availability travels both ways; rates stay in their extranets, in your hands. From about ten units onward, a tool that does push rates starts to pay for itself — we will tell you so rather than sell you past it. Direct API integrations are supported wherever the platform grants access — we have applied to both partner programmes.
Staying after the trial? Then it becomes payable:
Order now Setting up is free when you do it yourself. If you would rather we did it: €390 once. Secure checkout by Stripe. Cancel any time before the term renews; the paid term always runs out.
Not sure yet? Nobody pays to look: Try it free for 30 days →
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