Your home in Baja Sardinia, let all summer long
In Baja Sardinia we are seeking apartments and sea-view homes between Cala Battistoni, the village centre and the streets climbing the hill. We assess every property before confirming management. For accepted homes, we provide listing on 50+ portals, dynamic pricing, 24/7 guest support during stays, cleaning and paperwork. Our fee is a percentage of revenue, with no fixed costs.
- Coverage
- Baja Sardinia and the coastal strip of the Arzachena municipality, looked after with suppliers and partners who work in Gallura all year round.
- Model
- a single percentage of revenue: no fixed fee, no monthly subscription, no hidden costs.
- Distribution
- 50+ portals (Airbnb, Booking.com, Vrbo, HomeToGo) with a channel manager, dynamic pricing and 24/7 guest support during stays in 5 languages.
- Published historical range
- +30% to +140% on revenue versus the owner's previous self-management; not an average or guarantee.
5 stars on Google · 4.7 on Airbnb · 9.4 on Booking.com
If you own a home in Baja Sardinia you probably use it a few weeks a year and leave it idle the rest of the time. We photograph it, list it on more than fifty portals, review its price day by day, welcome guests, clean between stays and handle the paperwork. You receive the transfer and the monthly report. Our percentage of revenue is the only cost: there are no fixed fees, monthly subscriptions or hidden costs.
How much it can earn, and how many portals it reaches
The first thing a Baja Sardinia owner asks is always the same: how much does it earn. The honest answer is that here the price is set by three very concrete variables, and none of them is the view. How many minutes on foot to the beach. How many people the home sleeps without anyone being uncomfortable. What state the air conditioning, the bathroom and the kitchen are in. A home five minutes' walk from Cala Battistoni with two proper bedrooms, working air conditioning and its own parking space sells every week of July and August; the same square metres twenty minutes away by car sit empty even in high season. That is why we do not publish desk estimates by area: we come and see the home and tell you where it sits.
What we can guarantee is distribution. Your listing does not live on a single portal: we publish it on Airbnb, Booking.com, Vrbo, HomeToGo and more than 50 portals, kept in sync by a channel manager, so calendars never clash and the home is visible to people searching Gallura from different countries. On top of that sits dynamic pricing: the rate for each night moves with real demand, rises in the weeks when Baja Sardinia fills up, and drops just enough to avoid gaps in the calendar between one bank holiday and the next. A rate set in May and never touched again, which is how most self-managed homes are run, leaves both the peak weeks and the shoulder weeks on the table.
What we do instead of you
The heavy part of short letting is not putting the listing online: it is everything that comes afterwards. Paperwork: we apply for the National Identification Code (CIN), register the property with the Sardinia regional system, handle notifications to the authorities and check the safety requirements set by short-let regulations (gas and carbon monoxide detectors, fire extinguishers). We collect and pay the Arzachena municipal tourist tax, whose deadlines and amounts change every year and which is one of the things owners most often forget. Short lets are eligible for the flat-rate tax (cedolare secca: 21% on one unit of your choice and 26% on the second; from 2026, letting more than two flats short-term is presumed to be a business activity): if we collect on your behalf, we apply the withholding and issue the Certificazione Unica. The Certificazione Unica must be used in the tax return to credit the withholding already paid and to check any balance or other obligations with an accountant.
Guests: during active stays, we answer requests around the clock in Italian, English, French, Spanish and German, handle check-in even when a flight into Olbia lands late, and stay the point of contact for the whole stay. Cleaning: a scheduled team after every departure, with a linen kit and a check on anything broken, because in August the Baja Sardinia changeovers all pile up on Saturday and improvising does not work. Maintenance: small routine jobs handled with local tradespeople, without anyone having to call you about a shutter or a boiler. Optimisation: professional photography, a few furnishing corrections and the guidance that makes the home readable to a family booking from a thousand kilometres away.
No fixed fees: one percentage of revenue
Our fee is a percentage of revenue. There are no fixed fees, monthly subscriptions or hidden costs. That is why we focus on concrete work, from updating rates every day to replying quickly to an enquiry that arrives on a Sunday evening, rather than on the number of properties in our portfolio. We set the percentage after seeing the home, because a flat in the centre of Baja Sardinia and a house with a garden to look after all year do not involve the same work.
Published historical range
Propertize publishes a historical portfolio range of +30% to +140% versus the owner's previous management; it is neither an average nor a guarantee. In total we have generated over 1 million in revenue for owners and look after 90+ properties across Sardinia, Lombardy and Sicily, with a score of 5.0 on Google. The work combines distribution across fifty channels, prices reviewed daily and careful stay management. Actual performance depends on the property, location and season and is assessed before signing.
What actually changes if you own a home in Baja Sardinia
The thing that really counts here, and that you cannot buy in Porto Cervo, is that you walk to the beach. From much of the village you can go down to the sea on foot, and Cala Battistoni is the beach that holds it all together: sand, shallow water near the shore, services a few metres away. For an adult that is a detail; for a family with a parasol, a pushchair and a cool bag, that walking distance is the first thing they look for in a listing, before the price. If your home is five or ten minutes from the beach, that number belongs in the title and the description, not buried at the bottom: it is the single detail that earns the click.
The second point is that Baja Sardinia is a living village, not a resort. There are shops open, restaurants, an ice cream in the evening, a square: people who book here know they can eat out without getting back in the car, and that changes the kind of guest. Families and couples arrive and stay a full week, rather than groups after a single night. It is a clientele that causes little damage, leaves good reviews and comes back. In practice it means a home here can get away with normal, well-kept furnishings: you do not need the villa worth photographing, you need a home that works.
The third is the positioning against the Costa Smeralda, ten minutes away. People who book Baja Sardinia want the same sea as Porto Cervo without the Porto Cervo bill, and they say so openly in their searches. For an owner that has one precise practical consequence: the practical, well-kept home wins, not the scenic one. Air conditioning, a parking space of your own, a washing machine that works, real beds rather than sofa beds, decent wi-fi. These are the things that set the price, alongside the minutes on foot to the beach. An honest, cared-for apartment earns more here than a home furnished to impress but with no air conditioning and nowhere to park in August. If you are weighing up the wider area, see how we work in the Costa Smeralda and in Gallura and Olbia.
How to spot the right property manager for Baja Sardinia
Not every manager suits a mid-range home in a seaside village. Before signing, ask about these:
- Who physically visits the home, and how often. In Gallura a missed Saturday changeover in August wrecks the next arrival: you need people on the ground, not a call centre.
- Where their income comes from. On a fixed fee they earn even when your home is empty. On a percentage, they do not.
- Which channels the listing reaches. Airbnb only means giving up everyone who searches Sardinia on Booking.com or on foreign portals.
- How often they touch the prices. If the rate is the same in June and in mid-August, the work is not being done.
- Who takes on the CIN, the Arzachena tourist tax and the notifications, in writing, and what happens if they get it wrong.
- What you get to see every month: income, nights sold, reviews, costs. With no report there is no control.
| What | If you handle it | With Propertize |
|---|---|---|
| Where the home is seen | one listing, almost always Airbnb only | 50+ portals kept in sync by a channel manager |
| Weekly rate | set in May and never touched again | reviewed every day against real demand |
| Guest messages | whenever you can, usually in the evening | 24/7 guest assistance during active stays in five languages |
| Saturday changeovers in August | squeezed in with whoever is free | cleaning and linen scheduled in advance |
| CIN and tourist tax | yours to track, deadline by deadline | CIN, regional system, Arzachena tax, withholding |
| What you know about your income | whatever you remember to note down | monthly report and an owner portal always open |
| What it costs you | your time, plus other managers' fixed fees | one percentage of revenue, nothing fixed |
Want to know what your Baja Sardinia home could earn? Ask for the free valuation: we come and see it and tell you what we would change before the season. See also how we present family holiday homes in Sardinia.
