Malta Short-Let Management Fees Explained

One of the most common questions from property owners exploring short-let management in Malta: what percentage will I actually pay? The answer is more nuanced than most companies let on.

The Headline Rate Isn't the Whole Story

Most Airbnb management companies in Malta advertise a management fee between 20% and 35%. The number that matters is not the headline rate — it's the base on which that rate is calculated.

Consider two companies, both charging 25%:

• Company A calculates 25% on gross booking revenue (everything the guest pays, including the Airbnb service fee and cleaning charge)
• Company B calculates 25% net of OTA platform fees (~15%)

On a €2,000 gross month, Company A takes €500. Company B takes €425. That €75 monthly difference is €900 per year — on a single property.

Common Fee Structures in Malta

Gross Revenue Model

Management fee taken from total guest payment. Looks like a lower percentage but includes the OTA fee in the base. Most common among lower-cost operators.

Net of OTA Fees Model

Management fee taken after deducting platform booking fees (typically 14–16% for Airbnb). More transparent and fairer to owners.

What Should Be Included in the Management Fee?

A full-service management fee at the higher end (28–35% net) should include:

• Listing creation, photography, and ongoing optimisation
• Dynamic pricing management
• Guest communication (24/7)
• Check-in and check-out coordination
• Linen and towel supply
• Cleaning between stays
• Routine maintenance coordination
• Monthly owner reporting
• MTA licensing support

Red Flags to Watch For

• No transparency on base calculation: If a company won't clearly explain whether their fee is gross or net of OTA fees, walk away.
• Cleaning billed to owner per stay: In a well-run short-let operation, cleaning is either included or passed to guests via a cleaning fee.
• Long lock-in contracts: Reputable operators offer reasonable notice periods (typically 60–90 days). Multi-year lock-ins are a warning sign.
• No performance reporting: You should receive a monthly statement showing gross revenue, OTA fees deducted, management fee deducted, and net payout.

Eleva Malta's Fee Structure

We charge a 30% management fee calculated net of OTA fees. Your earnings formula:

Owner payout = Gross revenue × 0.85 (after OTA fees) × 0.70 (after our fee)

Everything is included: photography, dynamic pricing, guest communication, linen, cleaning coordination, MTA compliance, and monthly reporting. No hidden extras.

Use our revenue calculator to see what your property could earn, or book a free audit to get a personalised projection.