Property manager on the Costa Smeralda

Propertize is a property manager on the Costa Smeralda specialised in high-end short lets: turnkey management of luxury villas, residences and holiday homes in the municipality of Arzachena, from Porto Cervo and Porto Rotondo to Baja Sardinia, Cannigione, San Pantaleo and Portisco. Listing on 50+ portals, dynamic pricing, 24/7 guests, cleaning and bureaucracy. Revenue-share only, no fixed fees.

Coverage

municipality of Arzachena: Porto Cervo, Porto Rotondo, Baja Sardinia, Cannigione, San Pantaleo, Portisco, Romazzino and Liscia di Vacca, with a team on the ground.

Model

a percentage of revenue only: no fixed costs, no monthly fee, no hidden costs.

Distribution

50+ portals (Airbnb, Booking.com, Vrbo, HomeToGo) with a channel manager, dynamic pricing and 24/7 guests in 5 languages.

Results

uplifts from +58% to +119.5% on revenue versus the owner's previous self-management (real portfolio examples, not a guarantee).

★★★★★ 5 stars on Google · 4.7 on Airbnb · 9.4 on Booking.com

Propertize is the go-to property manager on the Costa Smeralda, in north-east Sardinia. We manage luxury villas, residences and holiday homes for owners who want real income while keeping hotel standards and full discretion. Most of the area falls within the municipality of Arzachena, which acts as a shared home for very different marinas and villages, from Porto Cervo to Baja Sardinia: we know each of these places and adapt our management to the expectations of those who choose the high-end segment. We list on 50+ portals, apply dynamic pricing, handle international guests 24/7 and all the paperwork. We work on a percentage of revenue only, with no fixed costs and no monthly fees. Off-season we also capture long stays from high-end remote workers and digital nomads who choose the Costa Smeralda for its quiet: see our smart working in Sardinia page.

What we do for your villa

We manage high-end properties end to end, with a full-service offering designed for those who will not compromise on quality or privacy. Premium dynamic pricing: we adjust rates every day based on demand, season and events, to capture the full value of the July and August peak without underselling in the shoulder periods. High-end listings: professional photos, polished copy and listing on Airbnb, Booking.com, Vrbo, HomeToGo and over 50 portals, with a dedicated channel manager and visibility on the luxury segments. Concierge and 24/7 guests in Italian, English, French, Spanish and German, with dedicated hospitality. Hotel-standard cleaning and a housekeeper at every guest changeover, with quality linen and attention to detail. Maintenance, pool and garden care handled with trusted local suppliers, always with your approval. Paperwork: registration with Sardinia's regional system, the National Identification Code (CIN) application, communications to the authorities and the safety requirements set by short-let regulations (gas and carbon-monoxide detectors, fire extinguishers). We collect and pay the municipal tourist tax on your behalf. Short lets are eligible for the cedolare secca flat tax (21% on the first unit, 26% from the second onwards, under current rules): if we collect on your behalf, we apply the withholding and issue you the Certificazione Unica, so you have no extra obligations. For your specific position always consult an accountant.

Real results

The numbers speak clearly. Across the whole managed portfolio uplifts range from +58% to +119.5% versus the owner's previous management. On the premium villa segment of the Costa Smeralda the difference is made by the quality of presentation, positioning on the right channels and pricing that can read the premium value of the July and August peaks. A well-managed sea-view villa with a pool works the golden weeks at the top of their value and also recovers June and September, when the climate is ideal and quality international demand stays high. These are real results from our portfolio, not a guarantee: returns vary by property, area and season.

The other areas of the Costa Smeralda we cover

The Costa Smeralda is not only Porto Cervo and Porto Rotondo. It is a mosaic of marinas and villages, each with its own character, its beaches and its audience. We serve the whole area and are ready to take on the management of your property in these locations too, with the same service standard and the same attention to discretion we reserve for the best-known marinas.

Baja Sardinia

Facing the La Maddalena archipelago, Baja Sardinia combines wide beaches with a lively evening scene. It is one of the marinas most in demand among families and groups looking for comfort and buzz: we cover it too and are glad to assess sea-view villas and apartments here.

Cannigione

On the Gulf of Arzachena, Cannigione is an authentic fishing village, with a well-regarded marina and memorable sunsets over the islands. We serve the area and support owners who want to make the most of houses and villas in a setting more intimate and family-friendly than the more glamorous marinas.

San Pantaleo

Perched among the granite mountains, San Pantaleo is the bohemian village of the Costa Smeralda: art markets, an artistic atmosphere and villas surrounded by greenery. We cover this area too, perfect for those who want discretion and rustic charm just minutes from the sea.

Portisco

With its marina and harbour, Portisco is the ideal launching point for those who experience the sea by boat. We serve the area and manage properties designed for guests who love sailing, comfort and proximity to the most beautiful coves of the Gulf of Cugnana.

Romazzino and Liscia di Vacca

Among the most exclusive and private areas of the entire coast, Romazzino and Liscia di Vacca hold villas of the very highest standing facing turquoise waters. We cover this area too, with the discretion and service standard this segment requires.

How to choose a property manager on the Costa Smeralda

To entrust your villa with peace of mind, assess a property manager on the Costa Smeralda on six concrete criteria:

• Local team on the ground: surveys, dedicated hospitality and fast maintenance, not remote management.
• Transparent model with no fixed fees: revenue-share only, so interests are aligned.
• Multi-channel distribution across 50+ portals with a channel manager and visibility on the luxury segments, not just Airbnb.
• Dynamic pricing tuned to the Costa Smeralda high season and summer events, from the regattas to the golden weeks of July and August.
• Full paperwork: CIN, registration with Sardinia's regional system, communications to the authorities, tourist tax, tax compliance.
• Monthly report that is transparent, plus an owner portal always accessible.

DIY management vs Propertize on the Costa Smeralda

What	DIY	With Propertize
Portals	1-2 (usually Airbnb only)	50+ portals with a channel manager
Prices	fixed rate, rarely updated	dynamic pricing updated every day
Guests	when you have time	concierge and 24/7 assistance in 5 languages
Paperwork	on you	CIN, regional system, tourist tax, taxes
Cleaning	to organise	hotel-standard and a housekeeper at every changeover
Transparency	no report	monthly report + owner portal
Cost	your time + fixed fees elsewhere	revenue-share only, zero fixed fees

Want to see how much your villa on the Costa Smeralda could earn? Discover all the areas we cover on the property manager in Sardinia page.