A tourist apartment management company charges between 15% and 30% from gross income as a model: online management, integral or fixed income without variable commission. Bliss Homes lies under that mean, with 17% + VAT in complete management, and about an example of 2.600 € gross monthly in Madrid the relative net of the owner remains at some 1.443 € after OTA, commission and cleanup. Always check if the stated percentage includes VAT and if there's a minimum stay before signing.
What includes each management model
Before talking about percentages we have to explain something: two companies can announce the same commission and cover completely different services. The actual price is only by comparing what tasks are within the percentage and what are charged aside - after the breakdown of this percentage, it should be noted that what includes a tourist housing manager task to task -. There are three main models in the Spanish market:
- Comprehensive management - the company takes up all the operation: advertising, dynamic prices, guest care, check-in / check-out, cleaning, maintenance, license and clearance. The owner doesn't play anything. It's the most complete and most expensive model in commission but also the one that usually generates more income because it includes an active optimization of prices and jobs.
- Online management — la empresa se encarga solo de la parte digital: anuncios, pricing, comunicación con huéspedes y reservas. La limpieza, el check-in presencial y el mantenimiento corren por cuenta del propietario o de quien él contrate. Comisión más baja, pero el propietario sigue teniendo trabajo operativo. Bliss Homes, en vez de este modelo, ofrece Asesoría 1:1: sesiones puntuales sin comisión.
- Fixed rental / guaranteed rental (Rent to Rent) - No variable commission. The company signs a lease and pays the owner a lump sum every month, whether or not the apartment was occupied. The owner doesn't manage anything and doesn't take up the risk of low months and in exchange, cites the margin of high demand months.
How much market charges: real ranges with names
In Spain, the dominant model - income commission - usually moves between 15% and 30% and the area. That's not a theoretical range: you can see them comparing public proposals from the sector. Operators as GuestReady publish commissions from about 18-20% and Nestify from around the 18%, both at the bottom-half end of the market for comprehensive management in large cities. Other boutique or with very complete services (insurance, refurbishment, stacking) reach the 25-30%.
| Model | Market range | What usually includes |
|---|---|---|
| Online management (digital only) | 10-15% | Ads, training, remote guest care |
| 1: 1 (Bliss, for self-management) | 235 € single payment (VAT incl.) | Special session: prior audit + 60 min + written report and recording. No recurring commission |
| Integrated management (complete operational) | 18-25% | All the above + cleaning, check-in, maintenance, license |
| Gestors with premium services (some boutique) | 25-30% | Comprehensive + insurance, reforms, stacking, VIP care |
Bliss Homes lies under that mean: 17% + VAT in integrated managementand 1: 1 by 235 € (single payment, VAT included, without recurring commission) for those who prefer to manage themselves, currently managing our portfolio between Madrid and Castilla and León. Comparison isn't just number: you have to see what goes inside.
Calculator: how much would you have been net?
Enter your apartment's estimated gross monthly income (what the guest pays, before fees) and compare the approximate net with each model.
Guidance estimate: applying 21% VAT on management commission and an average OTA commission of 17% on raw (Airbnb / Booking usually charges 15-18%). No disposal of cleaning, supplies and maintenance. In fixed income there's no commission: you put an amount closed with the manager.
Full numerical example: from gross to net in Madrid
The percentages alone say nothing if they are not applied to an actual case. That's an example with conservative and realistic figures for an apartment of 2 rooms in Madrid with monthly gross income from 2.600 € (figure consistent with the median observed for midterm portfolio management):
| Concept | Integrated management (17% + VAT) |
|---|---|
| Monthly gross income (guest pays) | 2.600 € |
| OTA Commission (Airbnb / Booking, ~ mean 17%) | − 442 € |
| Income after OTA | 2.158 € |
| Comisión gestión 17% + IVA (sobre bruto: 2.600 × 0,17 × 1,21) | − 535 € |
| Estimated cleaning (as per rotation) | − 180 € |
| Approximate owner net | ≈ 1.443 € |
Oriential figures to illustrate the calculation, not a foresight of your specific housing. Cleansing usually goes completely or partially to the guest according to the price model, and this effectively reduces this discount. The actual result depends on your area, typology, season and the channel through which you have been booked.
The management's commission isn't the only cost
As shown in the example, about each reserve they are potentially applied two different and consecutive committees: That of OTA (Airbnb or Booking, between 15% and 18%) and that of the management company. They are costs that are added and not replaced. The direct channel reduces this dual commission: Bliss Homes's own web, Tudesvío, charges a 10% per reserve, versus the regular 15-18% of OTAs, improving the net in the reserves caught by that channel.
Hidden costs to be reviewed before signing
The percentage that appears in the proposal rarely is the total cost. Before signing, we should have a written request for a breakdown of these five concepts, as they make a difference between a "cheap" commission and a high commission that compensates for:
- VAT included or otherwise included in the percentage announced — la diferencia entre un "17%" y un "17% + IVA" es de más de 100 € al mes en el ejemplo anterior. Pide siempre que te lo confirmen por escrito antes de firmar, no de palabra.
- Initial photo report - can cost between 300 € and 600 € if charged apart from the management contract. Some companies put him up for retirement and some demand him as a single additional service.
- Fan about the cleaning fee - some companies have added a surcharge on the actual cost of cleaning so that what they demand from the guest or have an impact on the owner is higher than what they pay to the cleaning equipment. He requested an actual cost breakdown.
- Contingency management and maintenance - checks whether a malfunction (boiler, air conditioning and lock) is covered within the management commission or charged separately by intervention or hour.
- Stawage clauses - contracts with 12-24 months with economic liability for an advance retirement increase the ratio if the service does not agree or change plans. A manager who relies on his service doesn't have to tie you with permanency.
Second example: When the owner already manages
The first example was integrated management in Madrid with high rotation. That percentage-share calculation does not apply to all owners: whoever already manages his or her home (commercials, jobs, guests) and only needs a prompt review does not fit an income commission model. For that profile, Bliss offers 1: 1: a single payment session with an expert - an audit of announcement, training and conversion - with no commission or stay, rather than giving up a percentage of each reserve.
How Bliss Homes stands at market level
To an average market share of 18-25% in comprehensive management, Bliss Homes currently manages its portfolio between Madrid and Castile and León with a commission structure under that mean and without maintenance contracts:
- Comprehensive Management - 17% + VAT with all operations included (advertising, priming, cleaning, check-in, maintenance and license). See comprehensive management.
- 1: 1 - regular sessions with no commission, for owners who undertake face-to-face operations and only require a marketing and training audit. 1: 1.
- Fixed rental (guaranteed rental) - without a variable commission, with Bliss assuming an employment risk. View rental guaranteed.
- Tudesvío - its own direct channel to the 10% by reserve, versus the regular 15-18% of the OTAs.
What model suit every owner
If you are trying to maximize income and have nothing to touch, integrated management It's usually the most cost-effective medium-term option, because dynamic training and employment optimization make up for a good share of the commission. If you're already self-managing and you just have to have a timely announcement and training audit, 1: 1 He gives you that without commission or permanency. If what you're after is total certainty and zero risk, the Fixed income gives you the same income every month, rain or thunder, in exchange for giving up on the best months of high season.
Keep reading
- Do you manage or manage it yourself? The actual numbers
- How much real rent a tourist apartment with real data
- Tourist housing vs traditional rental in Madrid: real number
- Do you have a good place to rent at 2026? Honest verdict
FAQ
The Commission's VAT?
It depends how every company advertises it, and that's the most common trap. A "17%" and a "17% + VAT" are different things. He always asked whether the percentage already included VAT. Bliss Homes always announces its commissions as a price and VAT.
Is the commission calculated about the gross or net paid by OTA?
Almost always about the gross income of the reserve, before we discount the OTA commission. That is to say, two consecutive commissions are applied to the same reserve: that of the platform (15-18%) and that of the management company. A proposal would be a separate figure.
Is there a minimum permanency?
That's an operator. Some require 12-24 months with low liability and Bliss Homes operates without permanency. Always check this clause before signing.
Do I care more about an integral model or an online model?
Depends how much operation you can or will have. The complete management costs more in commission but usually with better jobs and prices as a result of dynamic training and that you don't have to coordinate cleaning and check-in. If you prefer to manage independently, 1: 1 will give you an individual audit by 235 € (single payment, VAT included). He's always about his final net, and his share isn't just his share.
What if my apartment's empty for months?
In the commission models (integral or online) you get charged as charged: if there are low months, your low income and the manager's commission as well, because it's calculated about what's generated. In the fixed income model, however, you get the same amount every month regardless of actual employment, because it's the manager who takes that risk.
Requests your free profitability study
We discuss your apartment and we will tell you what model and commission best suit your case with a written and broken down proposal. No permanences.
* Commission market ranges and operator examples (Guesready and Nestify) are guidance estimates based on public information from the sector, and are not an exhaustive or audited comparative. The charges of Bliss Homes (17% + complete VAT, 10% + online VAT) correspond to the offer currently valid at July of 2026 and are subject to prior valuation of each housing. The numerical example was illustrative and did not constitute an income guarantee.