Listing management
We build the profile from scratch or optimise the existing one on Airbnb and Booking.com: title, description, house rules, rates and a reply to every review. Calendars synced automatically: no risk of a double booking.
01
Services
Airbnb management in Olbia: every service your property needs
Messages at 11pm, cleaning to coordinate, rates to update, police registration and tourist tax: with AirAffitti all of it becomes our problem, not yours.
How it works
Four steps, nothing to think about
From the free estimate to monthly income: a clear path, with a single point of contact who knows Olbia from the inside.
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01
Property assessment
You tell us where the property is and how you use it today. Within 24 hours you receive a free, no-commitment estimate: nightly rate, expected occupancy and annual revenue in your area. If you like, we visit in person too.
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02
Listing & photography
A professional photo shoot in natural light, a description in several languages, and an optimised listing on Airbnb & Booking.com with synchronised calendars. If the listing already exists, we take it over without losing reviews or history.
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03
Booking management
Guests looked after in every language with replies in minutes, check-in and check-out coordinated, cleaning and linen at every turnover, maintenance with local tradespeople, and paperwork included: police registration, tourist tax, compliance. 24/7, public holidays included.
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04
Revenue optimisation
Rates updated every day against demand, events and competitors — on its own, dynamic pricing is worth +25–40%. Every month you receive the full report: bookings, net income and calendar. Always clear, always tracked.
In most cases, from the first call to the first booking it takes 2–4 weeks.
We take care of everything
Six services, one point of contact
Dynamic pricing
Daily analysis of competitors, occupancy and local events: the right price, every night. On its own it is worth +25–40%.
02Check-in & check-out management
In person or self-check-in, with ID verification and a check on the state of the property at every changeover.
03Cleaning coordination & linen
Professional cleaning at every turnover, fresh linen and a welcome kit. The cost is charged to the guest, not to you.
04Paperwork & compliance
Guest registration with the police, tourist tax, flat-rate tax: every deadline met, without you having to think about it.
0524/7 guest support
Boiler stops at 2am? A guest arrives on Christmas Day? We answer. Always. Your phone stays silent and the reviews stay at five stars.
06
Commission
One commission.
One commission.
Everything included.
No monthly fee, no hidden costs. You choose how much to delegate: you pay only on bookings actually completed.
3000+guests hosted
★ 4,9average rating
< 5 minresponse time
You delegate the digital side, you keep the keys
15%only on completed bookings
Ideal for properties already ready to let.
- Published on Airbnb
- Published on Booking.com
- Calendar management
- Guest communication
- Dynamic pricing
- Booking support
- Regular reporting
Free estimate, no commitment
You earn, we handle everything
20%only on completed bookings
The right choice for owners who want to delegate management entirely.
- Everything in the Standard plan
- Cleaning coordination
- Laundry coordination
- Check-in & check-out
- Revenue management
- Continuous optimisation
- Full guest support
- Review management
Get a free estimate in under 2 minutes
Tailored care for prestige properties
Bespokecustom commission
For villas, prestige properties and places with particular requirements.
- Concierge
- Premium photo shoot
- Advanced revenue management
- Dedicated support
- VIP guest management
- Tailored strategies
- Bespoke services
Reply within 24 hours
Our plansChoose how much to delegate
StandardDigital management only15%on completed bookings
Most chosenFullTurnkey management20%on completed bookings
Villas & LuxuryPrestige propertiesBespokecustom commission
Airbnb, Booking.com & calendar
Daily dynamic pricing
Advanced
Guest communication
Dedicated
Cleaning & laundry
Check-in & check-out
Review management
Concierge & VIP guests
No fixed costs: you pay only on completed bookings.
Why do you pay only when you earn?
With AirAffitti there are no monthly fees and no hidden costs. Our commission applies only to bookings actually completed. That means our goal is the same as yours: getting the most out of your property.
No fixed costs
You pay only if you earn
No hidden lock-in
Questions about the commission
Clear down to the last detail
When do I pay?
Only when a booking is completed. The commission is calculated on revenue actually received and itemised in the monthly report: if there are no bookings in a month, you pay nothing.
Are there any fixed costs?
No. No monthly fee, no activation fee, no setup cost. The only cost of the service is the percentage commission on completed bookings.
Can I stop the service?
Yes. Our management agreement is simple, with no punishing multi-year lock-in: we work on trust, and trust is earned with results, not with penalties.
Do you manage Booking.com as well?
Yes: we publish on Airbnb and Booking.com with calendars synced automatically, to remove any risk of a double booking and widen your property’s exposure.
Do you coordinate the cleaning too?
With the Full plan, yes: professional cleaning and linen at every changeover, coordinated by us with trusted professionals. The cost is charged to the guest through the cleaning fee, not to you.
How is the commission paid?
Payouts arrive directly in your account through the platforms. At the end of the month you receive the report with bookings, gross income, our commission and your net — all tracked, line by line.
Frequently asked questions
The questions owners ask us
What happens if a guest damages my property?
Airbnb provides host protection of up to 3 million dollars for damage caused by guests. We handle all dealings with the platform for any claim, and we keep photographic documentation of the state of the property before and after every stay.
Can I use my property for holidays or personal stays?
Absolutely. Your property stays yours. You can block any period of the calendar for personal use, holidays or works — with no minimum notice and no extra cost. Just tell us when.
How much more can I earn compared with managing it myself?
It depends on the location, the type of property and the season — but from the results we have seen, professional management with dynamic pricing produces on average an increase of between 25% and 40% over self-managing. Most of the difference comes from pricing: we update rates every day.
Do you operate only in Olbia, or in other parts of Sardinia too?
We specialise in Olbia and the whole Costa Smeralda area: Porto Cervo, Arzachena, Porto Rotondo, Baia Sardinia, Palau. For properties elsewhere in Sardinia, we look at it case by case.
Do you manage villas and holiday homes, or only apartments?
We manage every kind of property: apartments, one-bedroom flats, holiday homes, villas with a pool and private rooms. The service is always tailored to your property and to the local market.
What does your property earn?
A free estimate of nightly rate, occupancy and revenue — within 24 hours. Want to understand the method first? See what we offer property owners.