Choose from the calculation base, not from the percentage. A 15 % + VAT on the total reserve goes more expensive than a 17 % + VAT calculated after commission of Airbnb or Booking, because the total includes money that remains with the platform. In a 910 € Reserve: 165,17 € versus 159,11 €.
It always adds up VAT. A manager's commission is a professional service and holds 21 % VAT: an announced 20 % are 24,2 % on the invoice.
Ask about the cleanup range. If the manager charges 60 € from cleanup to the guest and pays 35 € to the computer, 25 € remains for reserve without touching the stated percentage.
And look at the cover before the mark. Barcelona, Balearic Islands and Costa del Sol have very strong local managers and their jobs are far more low. No manager's best anywhere, we're best at it.
The information that decides the price and barely anyone explain:
When an owner compares managers, they compare percentages. That's the most expensive mistake in the sector, because A percentage means nothing till you know what number's applied. There are four possible bases and The distance between them is hundreds of euro a year at the same house:
- A total gross. All the guest pays: nights and cleanup and extras. The manager cobra Also about cleanliness, that she doesn't stay, and about the commission of the platform, that doesn't get you either.
- Gross accommodation. The price of nights before you discount what Airbnb takes or Booking. You pay commission about a money that never gets to your account.
- Neto. What the platform's transferring, with the cleanup broken down earlier. The manager cobra Just about what's really coming in.
- A total of less platform commission. It's the base of Bliss: includes cleaning but not the part that remains Airbnb or Booking.
That's why A 15 % about the total goes more expensive than a 17 % after the platform's commission. It's not a word game: It's computed at euro lower.
The second information that nearly no web puts at the incumbent is VAT. En España la comisión de una gestora es un servicio profesional y lleva 21 % encima. Un «20 %» anunciado son 24,2 % en la factura; un «17 %» son 20,57 %. Si tienes la actividad dada de alta, ese IVA te lo desgravas; si no la tienes, es coste real para ti. Todas las gestoras lo pagan igual: la diferencia está en cuáles lo dicen en la primera conversación y cuáles esperan a la primera liquidación.
Comparison table: 17 tourist housing managers in Spain
Only figures published by the company itself on its website, its FAQ or its terms and conditions. When the data isn't published, The cell says "doesn't publish it": we have been without a percentage and have been requested to complete forms with fake identity.
| Manager | Where it operates | Commission published | On what basis | VAT included? | Feasibility | Source and date |
|---|---|---|---|---|---|---|
| GuestReady | Madrid, Barcelona, Málaga, Marbella + international | "From 12 %" as demand and its Madrid management page indicates 20 % | He doesn't publish it. | It doesn't clear. | He doesn't publish it. | guestrady.com, jug. 2026 |
| Houst | Madrid, Barcelona, Valencia, Marbella + international | 12-20 % as per months of stay | Bruto de la plataforma, including cleaning fee (That's literally his FAQ) | No, she adds up apart. | 12, 24 or 36 months (more months, less%) | Houst.com / pricing, jug. 2026 |
| Pass the Keys | Madrid, Barcelona, Costa del Sol (franchise network) | 20 % + IVA (≈ 24,2 %) | It calls it "net amount," but defines it as total rental income and cleaning | No, "+ VAT" | No la publica; alta de 149 £ | passtekeys.es, jug. 2026 |
| Genteel Home | Seville, Málaga, Madrid, Barcelona, Valencia (high segment) | 30 % - doesn't appear on his collection site, if in his condition | Total paid by guest (includes cleaning) | It doesn't clear. | Multiyear contract | Genteel Home conditions, jug. 2026 |
| Minty Host | Madrid, Barcelona, Valencia, Málaga | 20 % + IVA (≈ 24,2 %) | Reg from the platform but by adding the cleaning fee to the base (only to accept) | No, "+ VAT" | He doesn't publish it. | mintyhost.com / fare, jug. 2026 |
| TheKey Host | Madrid | 20 % | Net payout: discount clearance before of applying the percentage | It doesn't clear. | Without permanency, 30 notice days | FAQ from TheKey Host, jug. 2026 |
| Nestify | Madrid, Barcelona + UK | «Desde 15 %» con compromiso de 12 meses; 18–20 % sin atadura | Neto, after the disposal of the platform commission | No, she adds up apart. | 12 months if you want 15 % | nestify.es, jug. 2026 |
| Homelessness | National (online distribution only without physical operation) | 20 % | Retirement and maintenance system and maintenance system | It doesn't clear. | No permanency but with exclusivity | homerez.com / es, jug. 2026 |
| Weguest | Madrid, Barcelona, Valencia, Málaga, Canary Islands | 16 % (Essential Plan) / 20 % (Premium) + VAT | The total amount of the reservation before the disposal of the platform commission | No, "+ VAT" | He doesn't publish it. | Wegues.com, jug. 2026 |
| KEYHOM | Madrid, Costa del Sol, Canary Islands | 8 % / 15 % / 20 % + VAT as per plan | Brutus, before the platform's commission. Your website contradicts whether cleanliness enters the base | No, "+ VAT" | No stay, 1 notice month | keyhom.com, jug. 2026 |
| Satalirent | Madrid | 17 % + VAT (= 20,57 %) and its Madrid page does not publish it | He doesn't publish it. | No, "+ VAT" | He doesn't publish it. | satalirent.com, jug. 2026 |
| MasterGuest | Basque and North Peninsular Country | 7 % / 10 % / 18 % / 28 % + VAT as per plan | He doesn't publish it. | No, "+ VAT" | No permanency | master 2026 |
| Alterhome | National (franchise network) | He doesn't publish his commission. The number only appears after you complete your calculator with your data | He doesn't publish it. | It doesn't clear. | He doesn't publish it. | alterhome.com, jug. 2026 |
| Hosticase | Canary and peninsula | 12 % marketing only / 20 % complete management | He doesn't publish it. | It doesn't clear. | He doesn't publish it. | hosticasa.com, ago. 2026 |
| Myrental | Barcelona and Madrid | 18 % + IVA (≈ 21,8 %) plus a service fee per reservation | It says "about every reservation" without specifying whether it's gross or net and the cleanup is paid by the guest | No, "+ VAT" | No fee and no stay per year | myrentalhost.com / services, ago. 2026 |
| Winahost | Barcelona, Madrid, Valencia, Seville, Girona, Costa Brava | 10-20 % by service level | Neto: discount cleanup and commission of platforms before of applying the percentage | It doesn't clear. | Minimum 6 months after 30 notice days | FAQ de winahost.com, ago. 2026 |
| Bliss Homes | Madrid, C. Valencia, Castilla - La Mancha, Castilla and León, Andalucía, Galicia, Canarias, Asturias | 17 % + IVA (= 20,57 %) integrated management · 1 consulting: 1 · rental model | Reserve total - platform commission (cleaning forms part of base) | No: we quote "17 % + VAT" and VAT goes online at its disposal | No permanency | blister. 2026 |
Website and fee audit: June 2026 with Hosticasa, MyRentalHost, Winahost and Bliss Homes revised again in August of 2026. The prices change without notice: always check the data on the web of manage before decision, and order them in writing before signing.
Two readings that come up. First: seis de las diecisiete no dicen sobre qué base cobran, and one of them doesn't even publish the percentage. The second: among those who do publish them, those who have been charged net without touching the cleanup are minority - TheKey Host, Winahost and Homelessness. Bliss Homes calculates about total reserve but commission of platform with cleanup inside. Most market charges On a bigger basis than the money you end up seeing.
The euro example: A 910 € Reserve
El huésped paga 910 € (850 € por el precio de las noches + 60 € de limpieza) y la plataforma se lleva un 15 %. Bliss solo descuenta la comisión de la plataforma y aplica su 17 % + IVA al resto, limpieza incluida. Comparamos dos formas de cobrar que existen hoy en el mercado español.
| Concept | Manager "15 % about total" | Manager "17 % after platform commission" (Bliss) |
|---|---|---|
| What the guest pays | 910,00 € | 910,00 € |
| OTA Commission (15 %) | −136,50 € | −136,50 € |
| Cleaning (payment to cleaning equipment) | −60,00 € | −60,00 € |
| Basis charged by the manager | 910,00 € | 773,50 € |
| Commission with VAT | 165,17 € | 159,11 € |
The inconvenient conclusion to half sector: el «15 %» cuesta 165,17 € y el «17 %» cuesta 159,11 € in the same reservation, because the base of the first includes what the platform takes.
When you compare, convert all percentages to euro onto the same reserve. It's arithmetic for two minutes and decides A thousand dollars.
The cleaning space: Commission that does not appear in percentage
Aquí está el segundo mordisco, y es invisible en cualquier comparativa de porcentajes. La gestora cobra al huésped una tarifa de limpieza, paga al equipo que limpia y se queda la diferencia. Si cobra 60 € y paga 35 €, se lleva 25 € por reserva. Con diez reservas al mes son 250 € que no aparecen en ninguna parte de tu contrato y que suben el coste efectivo del 17 % anunciado a un 22-25 % real.
It's neither illegal nor necessarily abusive: coordinating cleanliness costs time and that job gets paid. The problem is That nearly nobody's declaring it. At 2026's June review, Minty Host was the only manager she recognizes by write that your commission also applies about the cleaning fee. Houst and Genteel Home include them at That's his small letter. The majority of them simply do not publish what they charge to the guest or That's what you pay the supplier, so the margin isn't verifiable from the outside.
The question that resolves them in ten seconds: "how much do you get from the guest and how much do you pay from his equipment that cleans? ". If the answer's the same figure, there's no room. If there's a difference, have them explain and put them on the contract. At Bliss cleanup forms part of the basis on which our 17 % + VAT is computed: we say this here so that you don't have to discover it in the small letter.
Four types of manager, four different owners
1. National manager
GuesReady, Houst, Alterhome, Nestify, Pass the Keys. Recognized brand, standardized processes, presence at Several cities and often several countries. They work well at the centre and standard urban floor. The price of the scale It's usually a distance: the equipment that caters for your house isn't the one that sold you the service, and recurring complaints about owners at forums and reviews discuss response times as something turns. To you if you have a flat at centre of a big capital and you value the mark above the direct treatment.
2. Regional manager
MalagaSuite at Costa del Sol, Cabana Rentals at Galicia, Home2Book at Canary Islands, TheKey Host or Satalirent at Madrid, tens more. They know their market with a detail that no national equals: what week does the price rise for a congress, What a neighborhood filled up at Easter, what an inspector wants what paper. They usually have their own cleaning equipment. The limit is Of course, if you have houses in three communities, you need three administrators. For you if you have one or two houses in the same area and you want whoever answers his phone to know where your street is.
3. Marketplace or distributor
Holidu y su marca para propietarios Bookiply (6-8 % + IVA sobre el precio base, más una cuota de activación de unos 100-150 €), Rentalia con un 10 % por reserva, Homerez con un 20 %. Publican tu casa, gestionan el calendario y los precios, y ahí acaba su trabajo: The physical operative's still up to you. - keys, cleanliness, incidents, guest who calls at two in the morning. The figure's low because the service's half. To you if you live close by from the house, you have time and you just want to figure out how to distribute and practice.
4. Building operator
Limehome, Numa, Líbere, Eric Vökel. No cobran comisión: firman un arrendamiento de diez o veinte años sobre el edificio entero, te pagan una renta fija y se quedan todo lo demás. No compiten con la gestión de un piso suelto, compiten con vender o alquilar el edificio. Para ti solo si tienes un edificio completo o una planta entera y quieres cero implicación durante una década.
A fifth format that overlap with all: low cost plan with management name. Los tramos del 7 %, el 8 % o el 10 % que anuncian Gestionfy, KEYHOM o MasterGuest no incluyen operativa física. Son software y distribución. Comparar ese 7 % con un 18 % de gestión integral es comparar cosas distintas.
Las 7 preguntas que hay que hacer antes de firmar
Copy them and send them by mail. A manager who answers the seven in writing in one day is, in itself, a sign.
- On what exact basis does the commission apply? That they write with a concrete reservation: "about X after Y and Z." If the answer's "about income" without more, she insists.
- Do you have VAT or do you have a separate share? Change the cost with a 21 %. He wants to see a model with VAT on its own line.
- How much do you get from the guest and how much do you get from the team? The difference is actual commission that doesn't appear at the percentage. He also asked who paid for the cleanup after the reservation was cancelled.
- Is there a stay and how soon can I leave? Y si me voy antes, ¿qué penalización hay? Un «desde 15 %» suele venir atado a doce meses; sin la atadura el porcentaje es otro.
- If I leave, who keeps the announcement and reviews them? The most forgotten and most expensive question. If his announcement is in the manager's Airbnb account, as you leave you lose years of review and positioning and start from zero. He demand that the account be yours and that they come in as seducers.
- What are bills other than the percentage? Tight or start up, photo, bed linen, amenities, monthly platform share, maintenance co-ordination with surcharge, spare parts. Requests full list with prices, No, we have to put them at cost.
- Who's responding to the damage and what's for sure? A regular home insurance does not cover tourist use. He asked what policy had been contracted, who paid them, what was the franchise and how a secure was put to a guest.
Add an octave if your autonomous community is demanding: That's true. Travellers? El registro estatal único quedó anulado por el Tribunal Supremo en mayo de 2026 (STS 620/2026, de 19 de mayo, ECLI:ES:TS:2026:2148), así que el identificador válido hoy es el Tourist registration code of your autonomous community (VUT, VV, HUT, ETC, VFT as per ). The information from each guest to the Ministry of Internal Affairs remains obligatory and a different obligation. If a manager still tells you about the state registration as a valid requirement, her information is Unup.
Bliss Homes: our numbers
We are Bliss Home, S.L. Héctor Clarke (CEO) and Eugenio Otero (CSO). The first house we manage at 2022 and We established the company at 2024. Today we have been Active housing in eight autonomous communities: Madrid, Valencia Community, Castilla-La Mancha, Castilla and León, Andalucía, Galicia, Canarias and Asturias.
- Integrated management: 17 % + VAT (20,57 %), with no stay. It's computed about what housing bills after the commission of Airbnb or Booking: we do not charge about what's been taken.
- 1: 1. Diagnosis and action plan adapted for those who prefer to operate independently.
- Fixed price: rental contract, fixed monthly income, a renewable year. Zero management and zero variability for the owner, and low season risk we assume.
- 1: 1: 235 €, single payment, for whoever wants to manage for his own and only needs the criterion.
- Operating: 7 day from signature to published announcement.
- More than 300 public reviews: 4,9 ∞ at Airbnb (215 reviews), 8,8 at Booking (108) and 5,0 at Google (14), a 9 August 2026.
- A direct channel itself, Tudesvío, To 10 % versus 15-18 % from OTAs.
Cleanup forms part of the calculation base, and we prefer to put it clear: a margin or an unexplained base will end and costs more to the client than saving them.
To who we're not best
To say that saves everyone time:
- If your house is in Barcelona, Balearic Islands, Basque Country, Catalonia, Cantabria, Navarra, Aragon, Murcia, Extremadura, La Rioja or Ceuta and Melilla, We don't operate there. Find a regional manager with their own equipment in the area: markets are more worth local equipment than brand.
- If you're looking for the lowest market commission, no somos nosotros. Hay planes del 7 % al 12 % — Bookiply, Rentalia, los tramos digitales de KEYHOM o Gestionfy — y son perfectamente válidos si estás dispuesto a hacer tú las llaves, las limpiezas y las incidencias. Nuestro 17 % incluye toda esa operativa; comparado con esos planes es caro, y con razón.
- If you have an entire building and you want a fixed rent for about fifteen years without thinking about it again, What about you's a Clehome or Numa-type operator, not a housing manager.
- If you live by the house, you have time and you care about the guest's deal, automanage will leave you more euro a month. Our advice from 235 € exists precisely for that profile.
Management by town: who operates where
That's national. The real competition in every town is another: local directors who only come out at Google if you look for the town. That's the photo of 2026's August searches (names and conditions) and where we are. In Málaga, Granada and Valencia we also add what each manager actually publishes - commission, calculation base, permanence -, confirmed 26 September 2026 with link to the source.
| City | Gestors appearing at Google | Bliss Homes |
|---|---|---|
| Madrid | Genteel Home, Weguest, GuestReady, MintyHost, KeyHom, Alehost and Madrid Aloja as an association | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
| Málaga | The Reception: 25 % about the amount of the reservation. Weguest: 16-20 % by booking on his commercial web but 15 % at your help centre - two different official sources. GuestReady, Living4 Malaga and AirgestionThey do not publish a commission. Comprobado 26-sep-2026. | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
| Marbella and Costa del Sol | PassTheKeys, Genteel Home, GuestMarbella, ClickandHome, Huespting, Protocasa, Gesonfy | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
| Valencia | Valencia: 20/25/30 % por reserva según plan. MintyHost: 20 % from the price - owner's night + separate cleaning (general fee) and its Valencia page indicates without permanency. FreeHost Valencia: does not publish a commission but requires minimum stay of 1 year. Weguest: 16-20 % (commercial web) / 15 % (help centre). Comprobado 26-sep-2026. | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
| Seville | Seville Luxury Suites, Home2Book, Lyrios Homes, Genteel Home | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
| Grenada | WeKey: 20 % for each booking and separate cleaning. TuAmphitrium: 22 % of your income, with no high fee and no stay. Lyrios Homes: 15/20/25 % + IVA según plan, sobre la reserva. Haven Homes: his fee (JavaScript dependent web) could not be confirmed. Comprobado 26-sep-2026. | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
| Alicante | Weguest, Superhost Alicante, Hosticasa | Bliss Homes: 17 % + VAT after the platform's commission with no stay |
If your property already has a license in a town with high restrictions (Madrid centre, Málaga, Seville, Alicante), the criterion changes: do not seek the lowest commission, find out what you can and what you cannot do with that license and copper about what you really get into.
How we did this comparison
We start from an internal study of 92 industry companies, of which we profiled 56 in depth with the websites and prices audited 13 June 2026 and a second review in August of 2026 about managers that have changed from or they weren't in the first round.
Three rules we have put into place. One: only figures published by the company itself entered its web, its FAQ or its conditions and no data from third parties submitted as true. Two: where the data isn't published, we write "doesn't publish" rather than estimate it - it's finding, not a hole. Three: We haven't filled out forms with fake identity to get hidden prices, so managers that only give their number by phone's still appearing here as opaque.
We are interested: we manage tourist housing and this page is on our website. That's why all the figures they have a source and a date and they are on the same table with the same columns and without superlatives. If you detect an information missing or misattributed, write us to gestion@blisshomes.es or +34 638 740 249 and we put that right with the source up front.
FAQ
How much does a Spanish tourist rental manager pay?
Between 15 % and 22 % for integral management, with cases above 25 % in the luxury segment and plans of 7 % to 12 % that cover only online distribution without physical operation. Almost always the percentage goes without VAT: add a 21 % to figure out what you pay. What's more about the actual cost isn't about the percentage but about the basis on which it's applied.
What does it mean that the commission will be charged raw or net?
On raw means that the percentage applies to anything that the guest pays, including cleaning and the remaining share of Airbnb or Booking. On a plate net means that the total of the reserve but the commission of the platform will be applied. At a 910 € reserve, a 15 % + VAT on total costs 165,17 € and a 17 % + VAT after platform commission costs 159,11 €: the lowest percentage is the most expensive.
Is it best to manage my own resort?
En euros brutos, autogestionar deja más margen: te ahorras la comisión entera. En tiempo, cuesta entre 15 y 20 horas al mes entre mensajes, limpiezas, check-ins e incidencias, más estar disponible los fines de semana y en agosto. Compensa si vives cerca de la casa, tienes esas horas y te manejas con los precios dinámicos. Si tienes que coger un coche para cambiar una bombilla, la cuenta cambia.
What tourist housing manager operates in Madrid?
Madrid's most popular market in Spain. National managers such as GuesReady, Houst, Pass the Keys, Nestify or Alterhome, city-focused managers such as TheKey Host or Satalirent and regional managers such as Winahost, MyRentalHost or Bliss Homes have been established. The published prices range from 15 % to 20 % plus VAT with very different calculation bases.
Can I get a change from a rental manager?
Yeah, unless you have a signed stay. Check two things earlier: the notice that your contract requires (the usual is 30 days, but there are contracts with 6 or 12 months minimum commitment) and in the name of who's the announcement. If the list of Airbnb is in the manager's account, as you leave you lose your reviews and positioning and start from scratch: that's the exchange cost that barely anyone calculates.
Why isn't most managers posting their commission online?
Because the figure with no context sounds expensive and they prefer to explain it by phone after they have shown you an estimate of income. That's why the sector's full of "performance calculators" that demand your email and phone before giving you a number. It's not necessarily bad faith, but it's forcing you to give your data so you can compare. He's always applying for a percentage and a written basis before his first call.
Do the manager also charge about the cleaning fee?
It's up to the company and it's one of the most expensive differences. Houst and Gentleel Home include cleaning at the calculation base according to their own documentation, and Minty Host recognizes in writing that his commission also applies to them. TheKey Host, Winahost and Homerez have been misrepresented earlier. Bliss Homes includes it at the base after subtracting the platform commission. Other than that's the margin: if the manager charges 60 € to the guest and pays 35 € to the cleaner, she remains 25 € by reservation without touching the percentage.
What do I need legally to rent my place as a resort?
The tourist registration code of your autonomous community, that's the valid identifier since the Supreme Court quashed the unique state registration in May of 2026 and that's called different in every territory: VUT, VV, HUT, ETC or VFT. Also, you have to report the data of each guest to the Ministry of Internal Affairs at every stay, declare his or her income and check if your neighbor community or town hall limits activity. Some cities have frozen licences: sign them before buying or reforming them.
Do we talk about your place?
We give you an estimate with information about real housing that we already manage, not an invented number. Free and free.