Positioning, pricing, channel rules, minimum stays, seasonality and listing conversion.
The hidden second job
A beautiful villa can quietly become a full-time operation.
Fast replies, smooth arrivals, clean stays, and a calm recovery when something goes wrong.
Turnovers, access codes, maintenance, bills, photo evidence and dozens of local handoffs.
The hard part is never one task. It is the handoff between all of them.
How it works
You own the villa. We run the operating day.
One team is accountable from the first listing photo to your monthly owner result.
Discover
Listing copy, photo direction, dynamic pricing and distribution across Airbnb, Booking.com and direct channels.
Book
Inquiries, house rules, calendar controls and payment context handled for every reservation.
Arrive
Cleaning, turnover checks and door access ready before every check-in.
Stay
Guest support, issue triage and local repairs coordinated by our team on the island.
Report
Every reservation reconciled in our accounts and summarized in one readable monthly owner report.
What guests and owners say
Guests feel the operating quality.
4.89 / 5
Airbnb Superhost. Average host rating across 776 guest reviews on our Airbnb profile.
“I had a great stay, I extended and if I had the chance I would have stayed longer.”
“It was beautiful and even nicer than the pictures! Great location and perfectly clean. The view will take your breath away.”
“Thanks for your outstanding service. The reviews are all going amazing.”
The first 30 days
A controlled start, not a chaotic takeover.
- Days 1–3
Fit and economics
Your villa, goals, owner-use dates, current performance and commercial fit.
- Days 4–10
Readiness audit
Product, safety, maintenance, guest standards, channels and accounting setup.
- Days 11–21
Launch
Listing, pricing, calendar, guest messages, cleaning, access and reservation rules.
- Days 22–30
Stabilize
First stays, issue review, price calibration and your first owner view.
Target sequence. Timing depends on villa readiness and channel account setup.
Fees
Commercial terms you see before you sign.
15–20%
Typical management commission today
One written rate
Current contracts use 15%, 18% or 20%, depending on the property and the scope we operate.
One written basis
Your proposal names exactly which amount the commission is calculated on.
Pass-through costs named
Platform and payment fees, reservation cleaning and approved property costs are listed separately.
A visible waterfall
Your monthly report shows every step from booking value to your owner result.
Is it a fit?
The right fit is operational, not just architectural.
Strong fit
- A premium or distinctive villa with a clear guest in mind.
- An owner who values evidence, standards and the long-term asset.
- A team trusted to operate within written decision limits.
- Ownership, tax and rental permissions that can be documented.
Probably not a fit
- The lowest fee is the only goal.
- Daily control is expected alongside hands-off results.
- Known readiness issues should stay hidden from guests.
Your villa next
Let's model your villa, not an average.
Send us a few details on WhatsApp. We come back with a fit view, readiness gaps, operating scope, a written proposal and an evidence-based income range.
- Villa location
- Bedrooms
- Photos or listing link
- Dates you want for yourself
- Current results, if any
Message us on WhatsApp
+66 80 048 8426 · our Koh Phangan team