If you have a building, first we check if Bliss can operate with meaning: allowed use, status, number of units, demand, local equipment and costs. Then we propose an appropriate scope and relationship model.
The visible experience is a three-apartment building in Toledo, as well as a residential and rural house operation. A bigger asset requires to scale up resources and responsibilities before pledging dates or results.
For the first review we need direction, units, status, status and target of the owner. Telephone +34 638 740 249.
Un edificio entero no son seis pisos sumados
The difference isn't about size, it's about operative. These are the five things that change the day that the asset is the complete building and not a loose floor in a community of neighbours.
Cleaning and laundry are no longer an expensive problem. On scattered floors you pay for scattering every exit. In a building there's a single route, a laundry warehouse inside his own building and a set of sheets rotting between plants. The cost per key goes down because the dead time goes missing, but no one cleans less.
There's only one interponer and one contract. A signature, a monthly report, a settlement. If the building is from a family group or a property society, this is more valid than any ten commission: ten different talks have been completed to make a decision.
Don't depend on the community's vote. Since the reform of the Horizontal Property Act, the Board of Owners may approve, restrict, condition or prohibit the activity of rental tourism with a favourable vote of three fifths of owners and quotas and these agreements have no retroactive effect (artículo 17.12 de la Ley 49/1960, redacción vigente comprobada en el BOE en agosto de 2026). Es hoy el motivo número uno por el que un piso suelto se queda fuera del mercado. En un edificio de un único titular esa votación no existe: la decisión es tuya y de la normativa urbanística, de nadie más.
You can mix typologies. Two studios for a couple, a two bedrooms for a family, an attic with a premium price terrace. When demand for one segment falls, the demand for another segment enters, and the same announcement from the building captures all three. A flat can only be one thing.
And they have services that a flat cannot give: consigna de equipajes, presencia física en las horas de entrada de un puente, lavandería propia, un office para el equipo. Son las palancas que separan un edificio bien operado de seis pisos apilados.
La contrapartida, dicha en voz alta: un edificio concentra el riesgo. Si falla la caldera, el ascensor o la licencia, falla todo a la vez. Seis pisos en seis barrios distintos diversifican; un edificio no. Por eso el mantenimiento preventivo y el estado real de las instalaciones pesan mucho más en el estudio.
Tres estructuras posibles, sujetas a revisión
What people call "management" are actually three different contracts with opposite fiscal and monitoring consequences. That's us.
| Model | Who exploits | What we get | When does that make sense |
|---|---|---|---|
| Overall management by commission | The owner | 17 % + VAT (20,57 % with VAT) about what the owner enters | Do you want full cycle entry and accept that I vary monthly |
| Management contract with objectives | The owner | Commission base plus a variable tranche linked to key targets | Large buildings with an investor behind them that wants to align incentives and not just delegate |
| Loan of complete building | Bliss Homes | Nothing: we pay you a fixed monthly income | You need a closed number, for the bench or for sleep, and you prefer that low season be our problem |
The 17 % + VAT is published for standard comprehensive housing management. At a building, the base, scope and responsibilities are detailed in a specific proposal after an asset review. If you prefer to maintain the field operation, 1: 1 allows to work only with diagnosis.
What you're not going to read here is a guaranteed fixed minimum under a management contract. A fixed minimum put into a management contract is read as a lease for tax purposes, and that changes your tax without anyone noticing you. What's true about a management contract is a retirement threshold: we don't get a commission till your gross monthly income goes beyond an agreed figure. It's an undertaking about our collection, not a covert income.
If what you want is the fixed number, then the right figure is rental, with all that drags: rental of a property for different use of housing VAT of 21 %That's two months and they have to be deposited with the local body. We say that before we sign because that's the most often missing game in the calculations that teach us.
And a credential that matters in this conversation: seis de las viviendas que operamos las tenemos alquiladas nosotros, con dinero propio y renta fija. We know exactly how you feel about signing a number to be paid in January.
What we demand to study your building
- Cadastral direction and reference.
- Number of useful keys and meters of each. It's worth a clinged plane, even if it's handmade. If there isn't, we'll put it up ourselves.
- Real status: year of last refurbishment, boilers, elevator, cover, electrical installation and what work remains outstanding.
- Legal status: if they are in a horizontal division or a single estate, valid licences, open archives and use permitted by planning.
- What are you doing today: empty, traditional rental, at work or with current and up to date tenants.
- Qué quieres tú: ingreso máximo, número cerrado, o tener el activo funcionando para venderlo en tres o cuatro años.
What we give you
- ADR and target employment by typology, not an average of the building. Un estudio y un tres dormitorios no comparten curva de demanda ni de precio; promediarlos es la forma más rápida de equivocarse.
- Low, half and high stage, monthly to monthly. In a building local bridges and events move more about the year than the average ADR, and that's only seen in monthly detail.
- Completion budget with prices from our providers: how far to publish every key and how much it costs.
- Start plan with dates: formalities and licences, high channels, photo report, first day of sale of each key block.
- The contract we proposewith the written exit clause before signing, and not after.
The first review confirms the lace and information outstanding. The time and content of any subsequent analysis are agreed with the complexity and documentation available.
The building we have already operated
We operated a complete three-key building at the historic centre of Toledo. The owner's a family group and we don't give his name and his figure. What we can count about is what we learned.
A single cleanup path covers all three keys: we get in once, not three. Bedding lives in the building, so an unexpected exit doesn't depend on someone crossing half a province with sheets in his trunk. There's an interponer and a monthly payout, instead of three parallel discussions. And different typologies do their jobs: when the weekend couple doesn't come in, the group that wants the three keys together, that's a sale that a loose floor cannot make.
What cost some time was that of operation, was the administrative and urban setting of the historic centre: access, noise, neighborhood co-existence, loading and unloading. Nothing starts till that's clear, and that's the right order.
The regulatory viability is reviewed as an asset to an asset
The town guides but doesn't solve the case. Before proposing an operation we have to check the planning, use, tourism regulations and documentation of the property at its official sources.
Madrid capital
Municipal planning can restrict tourist use by area, building and configuration. He contrasts with the official documentation of the town hall and with his project technician before compromising an operation.
Community of Madrid
The autonomous regulations have different figures and requirements depending on the type of accommodation. The concrete classification is valid with the current rule and with the responsible technician. It isn't only because they have the whole building under the same title.
Toledo, Avila, Segovia and the peoples
Today there are no declarations of saturation equivalent to those of the capital, but the norm is established by every autonomous community and the ordenance by each town hall. The law in a town can be illegal next door. It's checked before signing, case by case.
The registration
Records and information obligations may change. They are checked at the competent administration before they are published and the operational proposal leaves in writing who takes up each procedure.
House rule: we do not quote an article of memory. Before we sign we check the text that currently applies to your property and if the project isn't sustained we'll tell you and we won't get it.
What to compare your number with
Two public references from other operators useful to contrasting the study that will come to you, whether our or anything:
- The Urban Hosts (Txema Diz), project with six studies at Portugalete, figures presented at 2026: ocupación estimada del 76 %, ADR de 115 €, 173.000 € de ingresos brutos al año, 30 % de gastos operativos y un ROI del 15,6 %.
- TheKey Host, ten-apartment building at Usera (Madrid), figures presented at 2026: 2.150.000 € of total investment, ADR above 90 €, estimated occupation of 79 % and a profitability around 10 %.
They are his authors' projections about his own assets, not audited results or an our promise. They serve for a concrete thing: if the number that comes out to you is far above them, check the operating expenditure line before we celebrate.
That's where we start.
Send us the address, number of units, status, status and your target. We'll have a first check of the lace and tell you what information's missing. Telephone +34 638 740 249 or gestion@blisshomes.es.
FAQ
What do you get and what exactly?
The 17 % + VAT is published for standard comprehensive housing management. In a building, the proposal defines the calculation base, what includes, who takes care of every cost and the conditions of exit.
Who's organizing cleaning and maintenance?
If Bliss takes up the operation, the proposal details local equipment, logistics, costs and authorisation thresholds. We do not believe that the structure available for a housing will serve any building.
Who's responding to the damage and what's for sure?
It depends on the contractual model and authorized use. Before operating, policies are reviewed with the corridor or project advisor and the operator and what responsibility each party takes.
How long does it take to start a building?
It depends on licences, work, equipment, channels and local equipment. Following the first review we propose phases and a real state-of-the-art schedule and we do not promise a standard time frame without that information.
What if I get out?
The notice, care of existing reserves, the surrender of accesses and any outstanding investment should be written into the project contract. No single condition exists for all buildings.
What license does a complete building require?
It depends on the autonomous community, the municipality, the urban use and the configuration of the property. The figure and procedure are checked with the project technical at official sources before compromising the operation.
Commission, objectives or lease: what do I care?
It's up to how far you're going to get, how far you're going to get and how far they're going to get. The first review serves to rule out non-viability models and to prepare a comparable proposal.
Do we talk about your building?
First we check the lace, available documentation and missing data.