Your home in Portisco, looked after as if it were ours
In Portisco we are seeking premium villas and residences minutes from the marina. We assess every property before confirming management. For accepted homes, the service includes property care, guest vetting, discretion, checks between stays, hotel-quality linen and flexible arrivals for guests travelling by boat. We list on 50+ portals; our fee is a percentage of revenue, with no fixed costs.
- Properties
- detached villas and apartments in serviced residences, minutes from the Portisco marina and the Gulf of Cugnana.
- Guests
- boating clientele who own or charter, crews and families: long stays and early bookings.
- Service
- the house checked between one stay and the next, hotel-quality linen, flexible arrivals, a contact reachable 24/7 during active stays in five languages.
- Model
- a percentage of revenue: no fixed fee, monthly subscription or hidden costs; the agreement states its term and termination conditions.
5.0 on Google · 4.7 on Airbnb · 9.4 on Booking.com
Owners of a villa in Portisco usually do not need to be told how much they could take. They need to know who looks after the house while they are away, who decides whom the keys go to, and how long it takes for someone to arrive if the power goes at nine in the evening with a full house. That is why the commission is at the bottom of this page: first come the care of the house, the vetting of guests and the standard we keep between one stay and the next.
1. Care of the house and choosing who sleeps in it
A house in Portisco lives close to the sea, with guests coming and going from the boat. That means salt on window frames and railings, pool filters and pumps under strain, teak and outdoor timber to treat, outdoor showers and rinse-off areas used every day, sand and saltwater coming inside at every return. Before we publish anything we write down the maintenance plan for your house and give it to everyone who works on it: what is checked at every turnover, what once a month, which products go on the timber and the steel, who to call for the pool, the air conditioning and the plumbing. The people who clean for us always work on the same houses: they learn the details instead of starting from scratch every time.
On guest selection we delegate nothing to portal automation. Every enquiry is read by a person: review history, reason for the trip, how many people there really are, how many days they stay, whether the boat is part of the plan. We give priority to long stays, to crews who come back every year and to families, and we say no to parties, events and groups that have nothing to do with the house. A refusal costs a few nights of calendar; the wrong stay costs the garden, the relationship with the neighbours in the residence and two seasons of reviews.
If there are spaces you want to keep for yourself (a store room, the garage, a locked cupboard with sails and equipment), they stay out of the let: we put it in the mandate and remind the guest in the house guide.
2. Discretion: who knows where the house is, and who gets in
The listing can leave out the exact address and never mention your name: we show the area, not the gate, and the precise location arrives only once the booking is confirmed. We choose the photographs together and leave out the ones that make the house recognisable from the road or from the pontoon.
Keys, codes and access are handled by us. We keep the record of who entered and when, guests and suppliers included, available at any time through the Dott.House owner portal. We collect guest documents ourselves and they go only to the authorities, as the law requires. If you would rather not appear in any communication, we are the guest's point of contact from the first message to the last review, including the requests that arrive at midnight because the return to port has slipped.
3. The standard between one stay and the next
Between a departure and an arrival the house is not just cleaned: it is checked, room by room, against a list. Furniture and surfaces, fabrics and mattresses, kitchen and small appliances, outdoor areas, pool, outdoor shower and rinse-off area, lights, air conditioning, hot water, water pressure, network. Linen is hotel quality, changed at every stay and replaced when it starts to look tired, not when it tears. Towels are always in generous supply, because here they get used twice over.
If something is not right, it is fixed before check-in and we write to you with photos, without you having to ask. During the stay we answer around the clock in Italian, English, French, Spanish and German; for emergencies there is a local supplier on call even on August weekends. On request we arrange a pre-arrival grocery shop, transfers from Olbia airport, a chef, a skipper and daily tidying.
4. Results and distribution
With the house right and the right guests, distribution does the rest. We list on Airbnb, Booking.com, Vrbo, HomeToGo and over 50 portals, with a channel manager and a single calendar, and pricing follows real demand instead of a rate card set in January. Propertize currently publishes a historical portfolio range of +30% to +140% versus previous management; it is neither an average nor a guarantee. Returns depend on the property, area and season. Today we manage 90+ properties and have generated over 1 million in revenue for owners.
Every month you receive a report with revenue, nights sold, reviews and costs, and payouts land on a fixed date. What you see is exactly what we see.
What actually changes for an owner in Portisco
Portisco is first and foremost a marina: the berths are the reason it exists, and it is the harbour that serves the Costa Smeralda. That changes the kind of guest and, as a result, the way the house is managed. People who book here almost always own a boat or charter one, and the house is not the destination: it is the base on land. They sleep there, wash there, leave the luggage there, come back in the evening. That sounds like a reduction in the value of the house, and it is the opposite: guests who think that way book whole periods rather than weekends, and look for the house months ahead because they take it together with the berth or the charter.
The practical consequence is that in Portisco things other than floor area matter. A parking space near the entrance is worth more than an extra bedroom, because there are often two cars. Somewhere to stow and rinse equipment (bags, wetsuits, boards, a tender, cool boxes) keeps it out of the living room and keeps your floors intact. An outdoor shower that genuinely works, a line to hang the towels on, a washing machine that can take daily cycles: these are the details these guests mention in reviews. And then flexibility on timing: people coming back from the water do not arrive at 15:00 sharp, they arrive when they arrive. A check-in handled with an expiring code and instructions sent before departure turns a potential problem into a non-event.
The third element is the location: Porto Rotondo is ten minutes away and the Costa Smeralda begins just beyond. People choose Portisco to be close to the harbour and to that stretch of coast in a house with space and services, and many opt for a residence with a pool, garden and parking because they come back late and want everything ready. When we present the house, the distance from the quay, the number of parking spaces and the availability of covered storage carry as much weight as the photographs of the view: they are what this clientele looks for before booking.
If you want to see how we work around Portisco, take a look at our pages on the Costa Smeralda and on Gallura and Olbia.
5. And finally: what it costs
The commission comes last on purpose, because someone with a house like this chooses the service first and the price second. Our fee is a percentage of revenue, deducted once payment for the stay has been received. There are no fixed fees, monthly subscriptions or hidden costs; we set the percentage after the survey according to the property and the services included. The proposal and management agreement state the term and termination conditions before signature. Weeks reserved for the owner are agreed in the calendar.
We take care of the administrative side: 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 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 you the Certificazione Unica. For your specific position always consult an accountant.
| On the ground | Generalist management | With Propertize |
|---|---|---|
| Who comes in | whoever books first | every enquiry read and approved by hand |
| Address | published in the open | shared only once the booking is confirmed |
| Arrivals | rigid time slot | expiring code and entry even late in the evening |
| Equipment | no space planned for it | rinse-off and storage area shown to the guest |
| End of stay | cleaned and done | cleaned plus a room-by-room check |
| Linen | standard set | hotel quality and towels in generous supply |
| Fee | retainer or packages | a percentage of collected revenue only |
Want to know how we would work on your home in Portisco? Ask for a free valuation: we come and see it and tell you what we would keep, what we would change and who we would let in.
