For hosts
The property system your guest sees.
Other systems live in the back office. Here your guest comes through the same door: checks in, stamps the coast passport, and that is where the data you owe the authorities comes from.
What changes
Three jobs you stop doing.
TodayWithin twenty-four hours you retype every guest onto the police portal and save the receipt.
HereThe filings file themselves.
Your guest types the details. You check them, the portal files them and keeps the receipt.
TodayYou count nights and people by hand, try to recall the exemptions, and hope you got it right.
HereThe tax is already counted.
Per person per night, with your comune’s exemptions. Your guest knows from check-in.
TodayYou answer the same messages every week: the time, the parking, where to eat, how to get there.
HereYour guest arrives ready.
They have seen the door and they have the coast guide. Only the real questions reach you.
What is inside
Everything that is there, today.
Each line is something that exists and works.
Online check-in
Your guest fills in their details and uploads their document from their phone, before arriving. Documents are encrypted and kept outside the public folders.
Filings to the Questura
The portal files them with the Alloggiati Web service and keeps the receipt. No file to upload by hand every evening.
Tourist tax
Counted per person per night, with your comune’s exemptions and night cap. You declare where it is paid; the portal does the arithmetic.
Calendar and channels
Booking and Airbnb come in over iCal every hour: whoever books there becomes a real booking here, with their dates blocked everywhere.
More than one house
One dropdown at the top and the whole portal follows the property you picked. The Overview says, house by house, what is still missing.
Regional statistics
Arrivals, nights and nationalities for the month, ready to key into Sinfonia Turismo SMART; no upload format exists, and we are not inventing one.
Front desk
Who arrives today, who leaves, who has not handed over their papers yet. You check, and from there you file.
What your guest gets
Guides, itineraries, the coast passport with its stamps and discounts. Included, and not billed to them.
What it costs
You start free, with one house.
Base
Free
One property, forever. Front desk, check-in, calendar, iCal channels, and the filing file you upload yourself.
StartPremium
39€ a month
Automatic filing with the Questura, tourist tax with its registers, regional statistics, channels synced hourly.
Try it for fourteen daysThe same pieces bought separately cost over eighty-five euro a month per unit, on four invoices.
Your own figure
How many units do you manage?
- Per month
- €32
- Per year
- €384
- Per unit, monthly
- €32.00
Paying yearly saves you €84, two months. Month by month it would be €39.
€39 for the first unit, €15 from the second to the fifth, €12 from the sixth to the twentieth, €9 beyond. The per-unit price only ever goes down. No minimum: one home means you pay for one home, while the Italian systems bill at least three even to hosts who own one.
It has already happened
On 13 October Airbnb moves the fee onto you.
Airbnb will tell you to raise your price by 15% and you will break even. That is true for Airbnb. It is not true for the Italian tax authority if you are on cedolare secca: the fee enters your taxable base and is not deductible.
- Raise it to
- €179.53
- That is a rise of
- 19.7%
- Raising only 15% costs you
- €4.46a night
Over a hundred nights a year that is €446 you never see, and you find out with next year’s tax return.
The arithmetic: today Airbnb keeps 3% and the guest fee stays outside your taxable base. From 13 October it keeps 15.5% and that fee is inside the base. The Italian tax authority states that the flat tax applies to the entire amount the guest pays the host, including any commission the host owes the intermediary.
Two warnings nobody gives you: Airbnb’s price-correction tool is irreversible and does not cover discounts you already set. And if you are unsure about VAT on the service fee, check your own account under Earnings → Service fees: if it reads 18.9% instead of 15.5%, the rise you need is higher still.
What people ask first
No lock-in, and a person who answers.
No lock-in
Leave whenever you like, no penalty. Bookings, payments and filings download as one file.
A person answers
A person answers you, from the first message. The concierge is for your guests, not for you.
Write to a personWhat is not here yet
Card payments and automatic emails do not work yet. We are connecting both services.
We have just started
Premium free for a year for the first ten houses.
Built for two houses on the coast, and those two use it daily. We will show you in half an hour.
Do you run a restaurant, a shop, a tour? That is a different door: for businesses on the coast
Travelling? See what the guest finds