For flats that already have an AMA
Airbnb management in Thessaloniki for 4.95%, not 20%.
A guest with no hot water at 1am reaches us, not you. Your cleaner puts right anything missed before leaving the flat.
- 4.9 on Airbnb from guests in our Athens and Warsaw flats
- 90 days our fees back if you stop
- In your name your AMA and every payout
4.95% of booking revenue + 24% VAT, billed monthly to your card in euros.
1 in 4 Thessaloniki homes on Airbnb: under 4.7 for cleanliness.
A clean flat, even after a one-night stay.
At the end of every clean, your cleaner films each room with our app, from the beds to the kitchen. Anything not ready, they fix before they leave. If nobody takes a turnover, you hear it from us well before the guest arrives.
You need your own cleaner and handyman before we start. We don't find cleaners.
7 in 10 Thessaloniki listings are run by their owners.
Repairs sorted without you lifting the phone.
We answer every guest, day and night, in their language. Under your repair limit, we send your handyman, and on a tricky job we guide them on a video call. Over the limit, you see the photo and the price, and you decide.
20–25% of a €70 night?
Keep more of every €70 night.
The average night in Thessaloniki goes for about €70, and a manager offering check-in and 24-hour support takes 20–25% of it. We take 4.95% + VAT. You pay your cleaner and handyman directly, at the price you agree. Nothing to pay until guests have stayed.
On €12,000 of bookings a year, before VAT
€2,400a manager at 20%
€594us, at 4.95%
On a €70 night, a manager at 20% takes €14 and we take €3.47, before VAT. Airbnb and Booking.com fees and supplies are yours, as with any manager. No setup fee and no exit fee.
Your fee savings
The same booking revenue for 12 months, both fees before VAT. Your cleaner, handyman and other costs are left out. The comparison fee is an example you can change.
Many bookings land only days ahead.
No more pricing every night yourself.
We set the price of every night, and you can change any of them. Set a lowest and highest price, and keep the dates you're back in Thessaloniki for yourself. Every booking shows in your app the moment it's made.
Whose name is your AMA in?
Your AMA and your money stay yours.
Guests pay into your own Airbnb and Booking.com accounts, and the AMA never passes to us. If you already host on your own account, the listing and its reviews stay there. Leave on 7 days' notice, with no penalty.
Know what's missing before an inspector does.
The centre (the 1st Municipal Community) takes no new AMA registrations until 31 December 2026, and the freeze can be extended. An AMA that already exists carries on. Before we start, we go through the list with you and tell you what's missing.
The AMA. Every short let in Greece needs an AMA (Αριθμός Μητρώου Ακινήτου), the registration number from AADE, the tax authority. It goes on every listing, and AADE checks it against Airbnb's and Booking.com's data.
What we doWe ask for your AMA before the listing opens and put it on every listing. Without one, we don't open a listing.
The freeze in the centre. The 1st Municipal Community takes no first registrations from 1 July to 31 December 2026, and the freeze can be extended. Letting there without an AMA: a fine of 50% of the income, at least €20,000. The rest of the municipality and the suburbs aren't frozen.
What we doIn the centre we take on only flats with an AMA that already exists. We can't get a new one inside the freeze.
Selling or gifting. In the centre, if the flat is sold or given away, its AMA is struck off, and no new registration is possible while the freeze lasts.
What we doYour decision, with your notary or lawyer. We don't give legal advice.
The safety kit, since 1 October 2025. Insurance, an electrician's declaration (ΥΔΕ), an extinguisher, smoke detectors, exit lights, pest control, a first-aid kit labelled in Greek and English, and air conditioning in the bedrooms. Inspections come with 10 days' notice. Fines start at €5,000, double for a repeat, then quadruple.
What we doWe chase your insurance and the smoke detectors with you until they're in. We go through the rest on our call, item by item, and you put them in place.
Your building's rules. If the κανονισμός πολυκατοικίας expressly bans short lets, the ban holds, and an Athens court enforced one in 2026.
What we doWe read your building's rules with you on the call, before you sign.
The resilience fee and stay declarations. €8 a night April to October and €2 November to March, paid by the guest. The owner issues a receipt, files the fee monthly and declares each stay to AADE.
What we doYou or your accountant file them. Every booking shows in your app the moment it's made.
This is a summary, not legal advice. If you're not sure your address is in the 1st Municipal Community, check with your accountant or the municipality.
No surprises after you sign.
My manager's company holds the AMA. Do I lose it if I leave?
You might. If the company leases the flat from you (a sublet) and the AMA is in its name, we'd need a new registration in your name, and in the centre the freeze may block it. Look at it with us on the call, and with your accountant, before you give notice. We can't promise it will work. If the listing sits on the company's account, we write you a new one on yours. If the AMA and the listing are already yours, they stay as they are.
I don't have an AMA yet. Can you get me one?
Not in the centre: nobody can. The 1st Municipal Community takes no new registrations until 31 December 2026, and the freeze can be extended. Elsewhere in the municipality and in the suburbs, registration is open. You file it with AADE, in your name, and we track it with your other papers. The listing opens only with an AMA.
Is it worth it at €70 a night?
On a €70 night our fee is €3.47 plus VAT, so €4.30. A manager at 20–25% takes €14–17.50 before VAT. We price every night, and you set the lowest and highest price. You pay only for nights guests have stayed, the month after. We don't give earnings estimates for Thessaloniki.
A relative cleans the flat now. Can they carry on? And if I have no one?
Yes, keep them. You pay them directly, as you do now. We book every clean with them, and at the end they walk the flat with their phone and our app, which is in English. If they can't make a clean, we ask you who'll do it, well before the guest arrives. If you have no cleaner or handyman, you'll need both before we start. We don't find them for you.
You have nobody in Thessaloniki. Who goes when something breaks?
Right: we have no team or track record in Thessaloniki. Your own handyman goes, within the repair limit you set, and on a tricky job we join them on a video call. The guest shows us the problem from their phone, and our team is on standby around the clock. It's the same team that runs our own flats in Athens and Warsaw. Our Athens team doesn't travel to Thessaloniki, and Athens isn't taking new owners right now.
Do you file the AADE declarations and the resilience fee?
No. You or your accountant file the declaration for each stay, the resilience fee and the tax, as the AMA is in your name. Every booking shows in your app as it's made, with its dates and amount.
I live abroad. Can I run it all from there?
Yes. Calls with us are in English, and so is the owner app, where every booking, clean, repair and cost shows as it happens. Payouts land in your own accounts, and repairs over your limit wait for your yes in the app. Tap Get live help for a call with one of our team.
Payouts to you. Phone calls to us.
Your AMA and your payouts stay in your name. If you stop within 90 days of your first booking, our fees come back to you. And you can leave on 7 days' notice, whenever you like.
4.95% of booking revenue + 24% VAT, billed monthly to your card in euros.