Property manager in Gallura & Olbia

Propertize is the leading property manager in Gallura, the north-eastern corner of Sardinia that revolves around Olbia, the gateway to the whole north-east of the island. We help owners turn their home into real, hassle-free property income: we manage apartments in town, homes in the coastal villages and seafront villas in Olbia, Pittulongu, Olbia Mare, Porto San Paolo, Murta Maria, Bados, Lido del Sole and Golfo Aranci. We list on 50+ portals, apply dynamic pricing, manage guests 24/7, professional cleaning and all the paperwork. We also serve the neighbouring areas of San Teodoro and Budoni, on the southern edge of Gallura. We earn only if your home performs.

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 the first unit, 26% from the following ones, according to the rules in force): if we collect on your behalf, we apply the withholding and issue the Certificazione Unica, so you have no additional obligations. For your specific situation we always recommend consulting 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. Guests 24/7 in Italian, English, French, Spanish, German. Professional cleaning after every stay with a linen kit. Routine maintenance handled with trusted local suppliers.

Real results in Gallura

Across the whole managed portfolio, uplifts range from +58% to +119.5% compared with the owner's previous management. The difference lies in the combination of multichannel exposure on more than 50 portals, pricing updated in real time and stay quality, which lifts scores and therefore ranking on the portals. In an area like Olbia and Gallura, where the summer peak sits alongside a more spread-out city demand, filling the summer well and capturing the shoulder periods and off-season weekends makes the difference between a home that earns for a few weeks and a home that works for much of the year. These are real results from our portfolio, not a guarantee: 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.

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

The typical owner who entrusts us with a home in Gallura is someone who (a) has a home in Olbia, Pittulongu or on the coast but lives in Rome, Milan or abroad, (b) has a second home by the sea but doesn't want to manage cleaning, laundry and guests, (c) has tried Airbnb on their own and realised that dynamic pricing changes everything. What you receive: a detailed monthly report with income, occupancy and reviews; punctual bank transfers; full visibility through the owner portal Dott.House; zero worries about paperwork. No fixed fees, no hidden costs: we work solely on a percentage of revenue. In peak season the difference is made by whoever is physically on site: in July and August a seafront apartment can change guests every other day, and each turnover is a chain (check-out, deep cleaning, linen, inspection, check-in) that has to close within hours. Having a team in Gallura every day means this chain doesn't depend on you, nor on a supplier who is unreachable in August. Request a free valuation and receive an estimate of your potential income within a few days.