Not all property managers are the same
A property manager may handle listings, pricing, guests, cleaning and short-let compliance, but the scope varies from one contract to another. The same operator may offer both full management and a more limited plan. Compare the proposal for your own home: on-site responsibility, included services, calculation basis, extras, term, distribution and reporting.
- Propertize model
- a percentage of revenue only, with no fixed costs or monthly fee; term and termination are set out in the agreement.
- Local team
- operating in Sardinia with a base in Cagliari, Viale Trieste 124: surveys, check-ins and maintenance on the ground.
- Distribution
- 50+ portals (Airbnb, Booking.com, Vrbo, HomeToGo and more) with a channel manager and dynamic pricing.
- Our DNA
- a dedicated technology platform for operations and transparency, a team that comes from international hospitality, travellers before managers, guest assistance in 5+ languages.
- Published historical range
- +30% to +140% on revenue versus the owner's previous management; this is neither an average nor a guarantee. Verifiable individual cases are shown separately.
This page compares what individual operators state on their own official websites, checked on 5 August 2026. We do not infer a service from a brand or category: if a price, contractual restriction or operating responsibility is not published, we say so. Before signing, ask the operator to confirm every point in writing.
The criteria for choosing a property manager
Before you entrust your home, judge each manager on these concrete points. They are the same criteria with which we suggest you also assess Propertize:
- Local team on the ground: who runs surveys, check-ins and fast interventions, not remote-only management.
- Technology and automation: a platform that runs operations, calendar and quality, with transparent reporting for the owner.
- Hospitality experience: people from real hospitality know the standard that brings guests back and lifts reviews.
- Multilingual skills: a team that genuinely speaks the languages of international guests, not just Italian.
- Costs and contract terms: subscriptions, extras, the commission basis, minimum term and exit conditions.
- Commission model: a percentage of revenue only (aligned interests) or costs regardless of results.
- Multichannel distribution: number of portals and a channel manager, not just Airbnb.
- Dynamic pricing: rates updated for demand, events and seasonality.
- Self check-in and in-home technology: smart lock, autonomous access, digital management.
- Full paperwork: CIN, CIR, notifications to the authorities, flat tax, tourist tax.
- Results and transparency: real case studies, verifiable reviews, monthly reporting.
Comparison: Propertize and other property managers
The table compares named operators rather than broad categories. It reports only services and prices stated on the linked official pages; information not found there is marked as not published.
| Operator | Published model and on-site work | Published price | Official source |
|---|---|---|---|
| Propertize | Full management in its service areas: distribution, pricing, guests, cleaning, maintenance and compliance. It does not offer national coverage. | 25% of net rental income, i.e. after portal commissions and cleaning with linen; no fixed fee or subscription. The rate is published. | Propertize pricing |
| eStay | Integrated management in Sardinia using technology, revenue management and guest support; Local Managers handle property operations. | Not published on the official pages reviewed. | About eStay and Local Managers |
| CleanBnB | Full management including pricing, distribution, check-in, cleaning, linen, guest support, compliance and insurance. | Success-based with no fixed fees; the rate is not published on the page reviewed. | Owner services |
| Italianway | Two plans: Full Management includes operations and logistics; under Smart, cleaning, check-in and maintenance remain the owner's responsibility. | Smart: 10% + VAT of turnover. Full: percentage agreed for the property. | Owner services and FAQ |
| Halldis | A tailored full-management package including compliance, photography, cleaning, maintenance and check-in in its covered destinations. | Not published on the official page reviewed. | Management services |
| Holidu, formerly Bookiply | Software and services for distribution, calendars, payments, messaging and local support. The pages reviewed do not promise Holidu-run cleaning and check-in at every home. | A 6% Holidu fee per booking, reducible to 3%, plus channel commission from 17%; a one-off onboarding charge of up to EUR 150, deducted from the first booking payout. Prices exclude VAT. | Host pricing and channel manager |
Method: “not published” means only that the information does not appear on the linked official pages checked on 5 August 2026, not that it is absent from the contract. Propertize is not affiliated with the brands mentioned.
We apply the same standard to ourselves: Propertize works only in its stated service areas, does not publish a standard percentage before inspecting the property, and presents results drawn from its own portfolio. The case studies can be reviewed property by property, but they are not independently certified.
Want to know how much your home could earn?
Local manager, national manager or distribution platform?
The labels “local”, “national” and “platform” do not define the service. CleanBnB, Italianway and Halldis publish full-management options; Italianway also offers a Smart plan with a different division of work; Holidu combines software, distribution and local support. Start instead with the plan proposed for your property and establish who accepts written responsibility for cleaning, access, guest support and maintenance.
Propertize vs eStay
The official eStay website describes integrated management in Sardinia combining technology, revenue management, guest support and day-to-day operations; its Local Manager page assigns local property operations to those managers. eStay and Propertize should therefore be compared as two management offers, not as a “network” versus a “team”. The eStay pages reviewed do not publish the percentage, possible extras or contract term; ask for these alongside the calculation basis and the person responsible for the area.
Propertize vs CleanBnB and Italianway
CleanBnB states that its full-management service covers check-in, cleaning, linen, guest assistance and compliance, with success-based remuneration and no fixed fees. Italianway separates Full Management from Smart: in the latter, the owner remains responsible for cleaning, check-in and maintenance. Halldis publishes a tailored package that includes cleaning, maintenance and check-in. It is therefore inaccurate to assume less operational involvement merely because a brand serves several cities. The same applies to Propertize: local presence should be checked for the specific area, not inferred from the word “specialist”.
Propertize vs Holidu and Bookiply
Holidu has incorporated the former Bookiply host solution into its own brand. Its official channel manager page publishes multichannel distribution, calendars, payments, automated messages, administrative support and help from local experts. The product documentation also allows the owner to involve collaborators for cleaning and check-in. Holidu is therefore not “just a portal”, but the sources reviewed do not promise that its own staff performs every on-site task. The verifiable question is: who contracts and coordinates cleaning, access and maintenance for your specific property?
The questions to ask before signing, including to us
A property manager is almost always chosen on the percentage, and that is the weakest criterion of all. A low percentage on a badly run house earns less than a higher one on a well run house, and the difference is made in the months that never appear in the contract: April, May, October.
The six questions that actually matter, with the answers you should insist on in writing, are in our guide on how to choose a property manager. It is a useful list even if you go elsewhere, and we would rather you used it on us.
If you are still deciding whether to let at all, the public figures on the short-let market in Sardinia show how fast demand is growing without exposing a single number of ours. And for how a figure on your own house is reached, see the guide on what a holiday home really earns.
Where the information on this page comes from
Review completed on 5 August 2026 using the official sources linked in the table and paragraphs. We report only what those pages publish and label information we could not find, without treating a website's silence as a failing by the operator. We separate Propertize facts from our own assessment in the same way: portfolio results are company case studies, and no projection for an individual home is made before inspection.
Why an owner chooses Propertize
The typical owner who entrusts us with a home is someone who doesn't live near the property, who has already tried to manage alone on Airbnb and wants to lift revenue without spending time, or who has a second property and is looking for predictable income. Our difference comes from who we are: we come from international hospitality roles, we are keen travellers before we are managers, we speak our guests' languages and we work with a dedicated technology platform that holds operations, quality and transparency together. What you get: no fixed costs or monthly fee, because we work on a percentage of revenue only; a local team operating in Sardinia; 50+ portals with dynamic pricing; self check-in and 24/7 guest assistance during stays in 5+ languages; full paperwork (CIN, CIR, flat tax, tourist tax); a monthly report and an always-on owner portal. Term and termination are stated in the agreement. Propertize currently publishes a historical portfolio range of +30% to +140% versus previous management; it is neither an average nor a guarantee, while verifiable individual cases are shown separately. Request a free valuation and receive an estimate of your potential income based on real comparables in your area.
5 stars on Google · 90+ properties under management · over 1 million EUR generated for owners
Want a comparison on the real numbers of your home? Start from the list your property page or choose your area directly below.