Property manager on the Costa Smeralda

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 only earn when your home earns.

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.

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.