Tourist Rental Management on Elba Island
A service designed for real estate investors: clear yield targets, quarterly financial review and aggressive revenue management. We treat your Elba property as an asset, not as a hobby.
What the Tourist Rental Service Includes
Custom Business Plan
12 and 36-month projections with conservative, base and upside scenarios. Monthly cash flow, ROI on invested capital, investment break-even. All in a document you can show your bank.
Advanced Yield Management
Dynamic rates with hotel-grade yield rules: pickup window, minimum-stay restrictions, closed-to-arrival on critical weekends, gap filling on calendar holes. We maximize RevPAR, not just ADR.
Multichannel Positioning
Presence on Airbnb, Booking.com, VRBO, Expedia, Google Vacation Rentals and direct channels. Differentiated positioning by segment: couples, families, groups, workation. Each channel serves a different audience.
Standardized Operations
Check-in, cleaning, maintenance run with written procedures and contractual SLAs. Every job is tracked, photographed and archived. This cuts problems and protects the asset over time.
Management Control
Monthly dashboard with industry KPIs: occupancy, ADR, RevPAR, cost per night, net revenue, review index. Comparison with the reference market and with the previous period.
Tax Optimization Support
Support to your accountant in choosing between cedolare secca, flat-rate or ordinary regime. Clean reporting for Italian tax returns. We don't give tax advice, we prepare clean numbers.
CIN, CIR and Compliance
National and regional registration, Alloggiati Web, ISTAT, tourist tax, landing fee. All archived in shared folders. If you get audited, you have everything ready.
Exit Strategy & Asset Value
If one day you sell, a clean track record of revenue, reviews and maintenance lifts the exit price. We help you build that track record from day one.
Our Method for Investors
Discovery Call
You tell us about the investment: capital deployed, yield expectations, time horizon. If the property cannot deliver what you want, we say so upfront.
Due Diligence
Area analysis, comparison with market comps, simulation on real data from the last 24 months. We deliver a written document with realistic ranges.
Operating Plan
Together we define occupancy, ADR and cost targets. We sign a contract with measurable goals and quarterly review.
Setup & Launch
Professional photography, listings optimized in 4 languages, channel manager, pricing tool, operating procedures. We go live in 2-4 weeks.
Managed with KPIs
Daily operations monitored on dashboard. Quarterly review with you to tune strategy, rates and direct marketing spend.
Full Annual Report
End-of-year full report: income statement, benchmarks, suggestions for next season, small-investment plan to lift ADR.
Which Kind of Investor
People who recently bought a property on Elba as an investment and want to start with the right numbers
Investors with multiple properties seeking a manager with a financial mindset, not a tourist one
Buyers evaluating a purchase who want a serious yield estimate before signing
Already active owners disappointed with performance and transparency of their current manager
Family offices and institutional investors looking for a structured local counterpart
Why You Need a Manager Who Speaks in Numbers
Many Elba agencies handle welcome baskets and cleaning but don't read a P&L. If you've invested 300 to 500 thousand euros you want a manager who talks RevPAR, net margin and return on capital, not towel folding. We combine local presence and financial method. We come from the property management and real estate analytics world, but we live on Elba and personally know every tradesman, cleaner and seasonal dynamic.
We Operate Across All Elba Municipalities
What Makes Us Different
Financial Method
We think in industry KPIs, not gut feelings. Every operational choice has a measured impact on net revenue.
Contract with Targets
The contract includes occupancy and ADR targets. If we miss them you have a fast-exit clause.
Investor-Grade Reporting
Monthly dashboards and quarterly reports you can forward to your accountant or advisor with no rework.
Confidentiality
We don't publish your property as a case study, we don't share data with third parties. Your investment stays yours.
Frequently Asked Questions by Investors
What net yield can I expect on Elba?
It depends on area, type and invested capital. A well-placed property in Capoliveri or Portoferraio bought at market prices can yield 4-7% net of operating costs on the property value, pre-tax. We prepare a personalized simulation.
Do you manage properties owned by companies or SRL?
Yes, we regularly work with real estate SRL, simple partnerships and individuals with VAT numbers. Reporting is tailored to your accountant's needs.
Do you handle the pre-purchase phase?
We're not real estate agents but we can deliver a yield analysis before signing on a property you're evaluating. It's a separate paid service and often pays for itself by avoiding a bad purchase.
What's the real total management cost?
Revenue commission plus variable turnover costs (mostly recovered via cleaning fee). For a typical investor we're looking at 20-30% of gross revenue. We model it in the business plan.
Can I see houses you already manage?
We can share anonymized case histories with real revenue, occupancy and ADR numbers. Owner names stay confidential.
How do you handle off-season emergencies?
In winter the property is watched with periodic inspections, includable in the contract. Many investors prefer a monthly custody fee over leaving the house empty.
What if I want to sell?
We give you a full dossier of historical data that becomes leverage in negotiation. On average a property with 3 years of professionally managed history sells better and faster.
Let's Analyse Your Investment
If you're considering a purchase or already own a property on Elba, book a 30-minute call. Concrete numbers only, no dream-selling.