Our fees scale with your results. With BnB Management Phuket, you only pay more when we help you earn more — simple, transparent, and fair. We manage your listing end-to-end and tie our fee to agreed KPIs like occupancy, nightly rate, and review quality.
We agree on three performance milestones based on your property’s potential and Phuket’s seasonality. Each month or quarter, your results are measured against the same period last year (or an agreed baseline for new listings). Our management fee auto-adjusts to the tier you achieve.
When market conditions dip, you don’t overpay. When performance climbs, everyone wins. You’ll get clear KPI tracking, monthly summaries, and proactive revenue optimisation — from dynamic pricing to listing upgrades and review management.
We combine Phuket market knowledge with daily pricing intelligence to boost occupancy and ADR while keeping standards high. Expect swift guest comms, hotel-grade cleaning, and meticulous maintenance coordination.
Fee = a percentage of monthly booking revenue, determined by your achieved milestone.
Below lowest agreed milestone
Owner advantage when markets soften.
Meets Milestone 2
Solid, consistent performance.
Between Milestone 2 & 3
Revenue optimisation working hard.
Milestone 3 exceeded
Top-tier results vs last year.
For brand-new listings or homes without usable historical data, we run a short calibration period to build visibility, collect reviews, and establish fair benchmarks. During this time, the management fee is a flat 15%. At the end of Month 3, we present a data-backed proposal with your customised performance milestones (5–20% model).
| Month | Focus | Fee |
|---|---|---|
| Month 1 | Launch, pricing setup, first bookings & reviews | 15% |
| Month 2 | Optimisation loop: ADR/occupancy tuning, listing refinements | 15% |
| Month 3 | Performance analysis & milestone proposal for Month 4+ | 15% |
From Month 4: your property moves to our tiered performance-based model (5–20%) with agreed KPIs and quarterly reviews.
KPIs are tracked monthly and benchmarked against the same period last year (or a mutually agreed baseline for new properties).
Each KPI can be weighted by property type and seasonality to ensure fair, apples-to-apples comparisons.
Illustrative data for a 2-bed condo in Kata. Milestones are set during onboarding and reviewed quarterly.
| KPI | Target | Actual | % to Target | Notes |
|---|---|---|---|---|
| Occupancy Rate | 85% | 90% | 106% | Above target |
| Avg Nightly Rate | ฿3,000 | ฿3,100 | 103% | Upsell & event pricing |
| 5-Star Review Ratio | 80% | 75% | 94% | Minor housekeeping note |
| Overall Performance | — | — | 101% | Tier 3 achieved → 15% fee |
Guest-paid cleaning fees cover hotel-grade cleaning and linen service. Maintenance is coordinated with transparent quotes and owner approvals.
We can include a small coordination margin for quality control where requested.
During onboarding, we review last year’s performance (or comparable market data for new listings), seasonality, and your revenue goals to define three clear milestones. These are fair, realistic, and aligned with Phuket’s demand patterns.
We run a 3-month Calibration Period at a flat 15% to launch, optimise, and gather real performance data. At the end of Month 3, we present a data-backed proposal with your custom KPI milestones and transition to our tiered 5–20% model.
It depends on your property type and goals. Typically occupancy and nightly rate (ADR) carry the most weight, complemented by review quality and revenue per m². We’ll agree the exact weighting in your contract.
Listing setup, professional copy, and pricing strategy are included in our management. If you need photography, staging, or deep maintenance before launch, we can arrange trusted partners at transparent rates.
The guest cleaning fee is added to each booking and passed through to the cleaning team. We coordinate scheduling, inspections, and standards.
Absolutely. Block your dates anytime and we’ll optimise the remaining calendar around your plans.
Request a free revenue projection and customised milestone plan for your Phuket property.