Property manager in Sardinia and Milan.

The first step is simple: request a free market analysis. We assess your property, estimate its earning potential and prepare a personal portal with the numbers for your area and a strategy tailored to your home.

If you decide to work with us, full-service management includes these activities:

• Initial compliance: we prepare the required administrative steps
• Listings: professional photography and descriptions based on the home's features
• Maximum exposure: distribution on more than 50 booking platforms
• Optimised earnings: dynamic pricing to seize every market opportunity
• Satisfied guests: multilingual assistance 24/7 during active stays for a flawless experience
• Property operations: professional cleaning and ongoing maintenance

The owner portal keeps the calendar, operations and results accessible.

Your home is, first and foremost, yours. You can reserve it for personal use whenever you like, subject to bookings already confirmed in the calendar.

Beyond that, there are no limits on how often you can stay or for how long.

You can delegate guest support, the coordination of cleaning and maintenance, rate and competitor monitoring, and the coordinated management of booking channels. The team brings these tasks into one workflow and makes them visible in the owner portal.

• ❌ Answer guest calls at any hour
• ❌ Worry about cleaning and maintenance
• ❌ Monitor prices and competitors to optimise rates
• ❌ Manage multiple booking platforms by hand

Our fee is a percentage of revenue. There are no fixed fees, monthly subscriptions or hidden costs; the percentage is set according to the property and the services included.

Our fee varies according to several factors, including the property's location, the number of bedrooms and the services offered to guests.

See how much your home could earn →

Beyond tourists, we work with an exclusive network of business travellers, Erasmus students and digital nomads, which extend the season beyond the tourist months. That means fewer empty nights and more income for you.

We screen guests carefully and manage the security deposit and the protection procedures provided by the booking portals. In the event of damage, we handle the report, the documentation and the repair, keeping you informed at every step.

Short and medium-term rentals involve payment before arrival, let you reserve the home for personal use and allow one team to coordinate compliance, distribution, bookings, guests, cleaning and maintenance. The financial outcome still depends on the property, location, demand and costs: it must be assessed case by case, not assumed.

• Secure, upfront payments: guests settle before arrival, eliminating the risk of arrears
• Greater flexibility: no binding contract, you can use your home whenever you like
• Variable returns: rates and occupancy depend on real demand and the characteristics of the home
• Full-service management: one team coordinates compliance, distribution, bookings, guests, cleaning and maintenance

Technology is at the heart of our revenue-management strategy. With an advanced dynamic pricing system, we update your property's rates several times a day in response to real demand.

Our algorithm takes several key factors into account:

• Market demand: we analyse trends, seasonality and local events to optimise the occupancy rate
• Booking history: we study past data to predict the most profitable rates
• External conditions: we monitor weather, holidays and trade fairs that influence demand
• Competitor analysis: we constantly compare prices with those of similar properties in your area

That way every night goes on sale at the price the demand of the moment actually supports.

The guest experience depends on clear information, a prepared home and support during the stay. We prepare photography and amenity descriptions, coordinate cleaning and the welcome set, send arrival instructions and analyse reviews to improve information and procedures.

• Property presentation: professional photography, drone video and descriptions of the amenities
• Preparation: a courtesy set with essential products and cleaning before every stay
• Arrival information: a portal with directions and check-in instructions
• Review monitoring: we encourage feedback, analyse ratings and step in to improve continuously

We read feedback after each stay and use it to correct information and procedures.

The first step is simple and free: request your market analysis. We prepare it within 5-7 working days and you'll find it in your personal portal, with an estimate of how much your home could earn and a tailored plan. It's free and with no commitment: decide in your own time, no obligation until you sign. Some procedures with the authorities have their own timelines.

It depends on the area, property type, season and amenities: without the property's data there is no reliable average. One documented case went from 16,720 EUR per year to 27,330 EUR per year after optimisation (+63.5%). Propertize currently publishes a historical portfolio range of +30% to +140% compared with previous management; it is neither an average nor a guarantee.

See how much your home could earn →

We work only on a percentage of revenue: no fixed costs, no monthly fee, no hidden costs. The percentage varies according to location, property type and the services included, and is stated in the proposal before signing.

The term and termination conditions are stated in the proposal and management agreement before signing.

Find out the commission for your home →

Between stays, the team completes the cleaning, changes the linen, checks furniture and amenities, and prepares the rooms for the next arrival.

Our team of professionals uses certified products for sanitisation and follows thorough protocols to disinfect every surface. Every stay includes a complete clean with hotel-quality linen, a check of the furnishings and a restock of essential products.

Attention to detail and adherence to high cleaning standards are an integral part of our service, at no extra cost to you or your guests.

The CIN (Codice Identificativo Nazionale) is the unique code every home used for short-term tourist letting must have. It was introduced by Italy’s 2023 decree (D.L. 145/2023) and has been compulsory since 1 January 2025. You apply through the Ministry of Tourism portal using SPID or CIE, with the owner’s details and the property’s land registry references.

Once issued, it must be displayed in three places: in every listing on the portals, on promotional material, and on the outside of the building.

There are two separate penalties, and they add up:

• 800 to 8,000 euro if the CIN was never applied for;
• 500 to 5,000 euro if it exists but is not shown in the listings.

Alongside the CIN, the safety requirements for short lets apply: gas and carbon monoxide detectors and portable fire extinguishers.

If you entrust your home to us, we apply for the CIN and the regional registration and keep them up to date, along with the rest of the paperwork.

From 2026 the short-let tax regime only applies if you use no more than two flats for this purpose in each tax year. Until 2025 the limit was four. Above that threshold the activity is presumed to be carried out in business form, with different obligations and without the cedolare secca flat tax, which is incompatible with running a business.

Within the two-flat limit, the flat tax is 21% on one unit of your choice and 26% on the second. It pays to assign the 21% rate to the property generating the highest annual rent: the choice is made in your tax return and can be revisited each year.

The count covers flats used for short lets during the year, not properties owned: a home on a long-term contract does not count. And it is counted per person, not per property: a home owned 50/50 counts as one for each co-owner. That is the point on which staying under the threshold is decided.

From the third home onwards the activity has to be run as a business: a VAT number, or a dedicated company where that makes sense. A SCIA notification to the local council is also required, with procedures that are similar but not identical from one council to the next. It is not an obstacle: it is a structural choice, and done properly it can work in your favour.

This is exactly the kind of assessment we support you with. If you have three or more homes, or are about to, request the free analysis: we look at the numbers and, together with our trusted accountant, tell you which route makes most sense for your situation.

Source: Italian Revenue Agency, “Locazioni brevi” guide, April 2026 edition; law 199/2025, article 1 paragraph 17.

We collect on your behalf and handle all the paperwork towards the guest. You do not have to issue anything or chase payments: you receive your share with the statement, already net of portal commissions and agreed costs.

On the tax side, when we collect on your behalf we apply the 21% withholding on account required of intermediaries, and at year end we issue you the Certificazione Unica: in your tax return you offset what has already been withheld. From 2026 the property’s CIN must also appear on the Certificazione Unica, and we take care of that.

Exactly how the documents are issued depends on whether you are a private individual or a company, and it affects what you are left with. It is one of the things we go through together in the free analysis, alongside our trusted accountant.