Property manager in Gallura & Olbia

Propertize manages holiday homes in Olbia and Golfo Aranci. Pittulongu, Olbia Mare, Porto San Paolo and Murta Maria are served areas where we assess each property before confirming management; San Teodoro and Budoni are considered case by case. We list on 50+ portals, apply dynamic pricing and handle in-stay guest support, cleaning and paperwork. Our fee is a percentage of revenue, with no fixed costs.

Coverage

managed properties in Olbia and Golfo Aranci; Pittulongu, Olbia Mare (Bados, Lido del Sole, Marinella, Porto Istana), Porto San Paolo and Murta Maria are served areas assessed case by case. San Teodoro and Budoni are neighbouring areas.

Model

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

Distribution

50+ portals (Airbnb, Booking.com, Vrbo, HomeToGo), a channel manager, dynamic pricing and multilingual guest support 24/7 during active stays.

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

Propertize manages holiday homes in Olbia and Golfo Aranci, in the part of Gallura centred on Sardinia's main north-eastern gateway. We also serve Pittulongu, Olbia Mare, Porto San Paolo, Murta Maria, Bados and Lido del Sole, assessing each property before confirming management. We list on 50+ portals, apply dynamic pricing, provide guests with 24/7 support during active stays and coordinate cleaning and paperwork. We assess San Teodoro and Budoni case by case on Gallura's southern edge. Our fee is a percentage of revenue, with no fixed costs or monthly subscriptions. Outside summer, Olbia's airport, port and year-round services also make it a practical base for remote workers and digital nomads on longer stays: we cover it on our smart working in Sardinia page.

Olbia, the gateway to Gallura: sea and city all year round

Olbia is not just a summer beach destination. It is the most dynamic city in north-eastern Sardinia, with Olbia-Costa Smeralda airport and the port bringing flows of travellers from May until late autumn, and a city life that does not switch off in winter: work, trade fairs, visits, weekend tourism, guests stopping over before moving on to the coast. This mix of sea and city is what sets Olbia's Gallura apart from the exclusive heart of the Costa Smeralda: here demand is more varied and more accessible, with town-centre apartments suited to business and short stays, and seafront homes that fill the warm season. For an owner this means one important thing: a calendar that can work for far longer than the two peak months, if managed well.

What we do for your Gallura home

Free valuation of the property with an estimate of expected annual revenue based on real comparables in the Olbia and Gallura area. Optimisation of the styling with professional photography, a soft restyling and furnishing advice to showcase terraces, verandas and sea views. Paperwork: we handle the entire administrative side, registration with the Sardinia regional system, application for the National Identification Code (CIN), notifications 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 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. Listing on Airbnb, Booking.com, Vrbo, HomeToGo and more than 50 portals, with a dedicated channel manager. Dynamic pricing calibrated to Gallura's seasonality and to the events that shift demand. 24/7 guest support during stays in Italian, English, French, Spanish, German. Professional cleaning after every stay with a linen kit. Routine maintenance handled with trusted local suppliers.

Published historical range for Gallura

Propertize publishes a historical portfolio range of +30% to +140% versus the owner's previous management; it is neither an average nor a guarantee. The work combines distribution across more than 50 portals, pricing updated in real time and careful stay management. In Olbia and Gallura, where the summer peak sits alongside more evenly spread city demand, both the central summer weeks and the shoulder periods matter. Actual returns vary by property, area and season.

Dynamic pricing: the key to revenue in Gallura

Gallura has a season concentrated on the sea, but not only: July and August are worth a great deal for coastal homes, while the city of Olbia brings demand in the shoulder periods and in winter too. A non-professional owner tends to set a "fair" price and keep it, leaving revenue on the table at the peaks and empty nights in the gaps. With dynamic pricing tools and a daily analysis of demand, we adjust rates every day: raising them at the strong moments (peak beach season, long weekends, events and regattas, traffic peaks tied to the airport and the port) and lowering them in the gaps between one booking and the next to avoid lost nights. A peak-August week in Pittulongu and a November weekend in central Olbia do not sell at the same price or to the same audience: dynamic pricing captures the peak without underselling and fills the gaps a static calendar would leave open, and every decision stays tracked in the monthly report and the owner portal.

How to choose a property manager in Gallura

In Gallura, where towns and coastal areas run to different rhythms, compare managers through six checks:

• Local team in Gallura every day: surveys, check-ins 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, not just Airbnb.
• Dynamic pricing tuned to the Gallura summer season and to Olbia airport traffic peaks.
• Full paperwork: registration with the Sardinia regional system, National Identification Code (CIN), tourist tax, flat-rate tax (cedolare secca) and Certificazione Unica.
• Monthly report that is transparent, plus an owner portal always accessible.

DIY management vs Propertize in Gallura

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	24/7 guest assistance during active stays in 5 languages
Paperwork	on you	CIN, Sardinia regional system, tourist tax, flat-rate tax
Cleaning	to organise	professional after every stay
Transparency	no report	monthly report + owner portal
Cost	your time + fixed fees elsewhere	revenue-share only, zero fixed fees

See also the guest page for Olbia and the Pittulongu landing page to discover how we present homes to travellers.

The Gallura areas we operate in

Beyond the dedicated pages for Olbia and Golfo Aranci above, we work across the whole coastal and city strip around Olbia. These are the areas we also serve, where we know the territory, the seasonality and the guests well.

Pittulongu

A few minutes from the centre of Olbia, Pittulongu is the city beach par excellence: pale sand, shallow water and views of the island of Tavolara. It is among the most sought-after areas of the Gallura summer, with seafront homes and apartments that perform very strongly from May to October. Its proximity to Olbia and the airport makes it perfect for families and short stays, and prices remain more accessible than the heart of the Costa Smeralda.

Olbia Mare: Bados, Lido del Sole, Marinella, Porto Istana

The Olbia Mare strip gathers the beaches and coastal villages of the Olbia municipality. Bados and Lido del Sole are sandy stretches ideal for families, while Marinella and Porto Istana offer some of the finest views over Tavolara. These are areas of second homes and sea-view villas, with an intense summer season: here the added value of professional management lies in preparing every home to hotel standards and not leaving the weeks of demand uncovered.

Porto San Paolo

Facing the island of Tavolara, Porto San Paolo is the starting point for boat trips to the Tavolara and Punta Coda Cavallo marine protected area. It is a compact spot, loved by those seeking crystal-clear sea and a quiet atmosphere, with apartments and holiday homes that capture a loyal, recurring demand in the warm months.

Murta Maria

Between Olbia and Porto San Paolo, Murta Maria is a residential and seaside village, easy to reach, with wide beaches and family demand. Its position, halfway between the city and the gulf's most iconic beaches, makes it appealing for those who want a versatile base to explore the whole of Gallura.

Neighbouring areas we serve: San Teodoro and Budoni

On the southern edge of Gallura, towards the province of Sassari and the Nuoro area, San Teodoro and Budoni are among the most loved beach destinations of north-eastern Sardinia, with beaches like La Cinta and Cala Brandinchi. These are neighbouring areas we serve: they border our working area and we assess them case by case, depending on the property and the season. We do not cover these towns in full, but if you have a home in San Teodoro or Budoni the best way is to request a free valuation: we check together whether we can manage it to our standards.

Why a Gallura owner chooses Propertize

A home in Olbia, an apartment in Pittulongu and a villa on the coast require different calendars and operating plans. For owners who live outside Gallura, we coordinate cleaning, linen, guests and turnovers; monthly reports and Dott.House keep income, occupancy and reviews accessible. In peak months, being on the ground helps complete check-out, cleaning, linen, inspection and the next arrival within the available window. Our fee is a percentage of revenue, with no fixed fees or hidden costs; the free valuation establishes a starting point for the individual home.