€
Daily dynamic pricing
Rates follow Athens seasonality, weekends, lead time and local demand spikes, within a floor and ceiling you approve.
Airbnb & Booking.com co-hosting · Athens
Clear fees. Clear numbers. Your Athens apartment, fully hosted from 10%.
We run your listing on Airbnb and Booking.com from pricing to check-out, with guest messages answered around the clock and your payout calculated to the cent. No lock-in: leave with 30 days' notice.
10%of net revenue, Essential plan
30 daysexit notice, no lock-in
< 15 minguest reply target, 24/7
Freeshort-term rental study
In one paragraph
What Clearhost Athens does
Clearhost Athens is a co-hosting agency for short-term rentals in central Athens. We operate your Airbnb and Booking.com listing on your own account, set nightly prices daily, answer guests within minutes, coordinate cleaning and linen, install keyless smart locks, and hand you a live dashboard where every reservation is split into platform fee, cleaning fee, our commission and your payout. Our fee is 10%, 15% or 18% of net rental revenue depending on the plan, and you can end the agreement with 30 days' notice.
Services
Everything a full-service manager does, with better software and a smaller bill
✉
24/7 guest messaging
WhatsApp and platform messages get an AI-drafted reply from your property's facts; a human approves every message before it is sent.
🧹
Cleaning & linen
A dedicated cleaning team turns the apartment between stays. The cleaning fee is paid by the guest and passed straight to the team.
📱
Guest guide by QR
One sticker by the door: guests scan for Wi-Fi (joins with the camera), house rules, check-out, the nearest supermarket, pharmacy and metro, emergency numbers and a WhatsApp button. In English and Greek.
📊
Live owner dashboard
Gross, platform fee, cleaning, net rental, commission and payout per reservation, plus monthly totals, occupancy and average rate.
🏛
AADE & accounting
Monthly short-term rental declaration data ready for myAADE or your accountant, and a payout statement that matches your bank transfer.
🛎
Your own booking page
Gold plan: the apartment gets its own direct-booking page with card payment and 0% platform fee. Repeat guests scan the QR at check-out and book direct next time.
How it works
From first call to first payout in about three weeks
Free short-let study
Send us the address and a few photos. We study the apartment for short-term rental at no cost and send yearly revenue, occupancy and net payout in writing within two working days.
Agreement & setup
Simple management agreement, AMA registration check, professional photos, listing copy, smart lock installed, QR guest guide printed and stuck by the door.
Go live
Listings published on Airbnb and Booking.com with synced calendars and dynamic pricing switched on.
Monthly payout
Transfer to your account with a statement that matches the dashboard line by line.
Pricing
Three plans. All charged on net rental revenue, none with a lock-in.
Essential
10% of net rental revenue
Everything to run the listing well.
- Listing setup and optimisation on your own Airbnb & Booking.com accounts
- 24/7 guest messaging, AI-drafted, human-approved
- Cleaning & linen coordination, quality checks
- Smart-lock check-in with per-stay codes
- Maintenance coordination with our handyman network
- Live owner dashboard, monthly statement, AADE export
Most chosen
Revenue
15% of net rental revenue
Essential plus our revenue engine.
- Everything in Essential
- Revenue engine: nightly rates recalculated every day from season, events, lead time and demand
- Floor and ceiling rates you approve; never below your minimum
- Gap-night and last-minute discounts, orphan-day filling
- Monthly revenue review with next-month strategy
Owners on daily dynamic pricing typically earn 10–20% more per available night than with fixed rates.
Gold
18% of net rental revenue
Revenue plus a full marketing package.
- Everything in Revenue
- Professional photography and staging, refreshed yearly
- Listing copy in English, Greek and German
- Your apartment's own direct-booking page: card payment, 0% platform fee
- Social and Google marketing of the apartment
- Priority support line and quarterly strategy review
Switch plans any time. All plans: 30 days' notice, listings stay on your accounts, cleaning fee paid by the guest and passed to the cleaners in full.
Free short-term rental study. Before you choose anything, we study your apartment for short-term letting at no cost: expected nightly rate, occupancy, yearly revenue and your net payout on each plan, and what it needs to go live. No obligation. Ask for yours →
How a booking is split (Essential, 10%)
Take a five-night stay booked on Airbnb for €1,000, including a €35 cleaning fee.
| Step | Rule | Amount |
|---|---|---|
| Gross revenue | What the guest paid (nightly rates + cleaning fee) | €1,000.00 |
| Platform fee | Retained by Airbnb / Booking.com (about 15%) | − €150.00 |
| Cleaning fee | Passed through to the cleaning team | − €35.00 |
| Net rental revenue | Basis for our fee | €815.00 |
| Agency commission | 10% of net rental revenue | − €81.50 |
| Owner payout | Transferred to you | €733.50 |
Commission is charged only on net rental revenue, never on the cleaning fee or the platform's cut. The same calculation runs in the owner dashboard for every reservation.
| Compared with a typical Athens agency | Typical agency | Clearhost Athens |
|---|---|---|
| Management fee | 20–25% of gross revenue | 10 / 15 / 18% of net rental revenue, by plan |
| Contract | 12-month minimum, penalties | No lock-in, 30-day notice |
| Listing ownership | Often on the agency's account | Stays on your account |
| Financial reporting | Monthly PDF, opaque | Live dashboard, per reservation |
| Guest response | Office hours, outsourced | 24/7, AI-drafted, human-approved |
| Setup cost | €200–500 | €0 (smart lock at cost, optional) |
Where we work
Homes in the neighbourhoods guests search for first
All three areas are within 15 minutes of the Acropolis on foot or by metro, which is where Athens demand concentrates. Photos of the homes we manage are added with each owner's permission; the images below show the neighbourhoods themselves.
Neighbourhood and house photos: Wikimedia Commons contributors, see credits.
Γειτονόμετρο · our own tool
We read the address before we quote the revenue
Two streets apart in Koukaki can be two different businesses. Γειτονόμετρο, the second product we built, assembles what thirteen public sources say about any Greek address and puts it on one card: how many Airbnb listings are already within 400 metres and how many of them are entire homes, how loud the street is at night, the AADE objective zone value against the area's asking price and its fifteen-year curve, what may be built, the flood, fire and archaeological maps, the metro and bus stops that actually run, and the municipality's crime rates against the national average.
- Saturation and entire-home share set the occupancy we promise you
- The noise proxy and the real walking distance go into the listing copy
- Zone value, asking price and rent say whether a second apartment on that street is worth buying
- Archaeological, flood or out-of-plan status is found before, not during, the permit
Free, covers the whole country, exports to PDF. Not a valuation and not legal advice: it reports what each public source says, with the source next to the number.
Owner dashboard
See what a typical Athens agency never shows you
- Every reservation split into gross, platform fee, cleaning, net rental, commission and your payout
- Monthly totals, occupancy and average nightly rate, filterable by period
- Channel mix: Airbnb vs Booking.com vs direct
- Suggested nightly rates for the next two weeks and why
- One-click AADE declaration export for your accountant
- Read-only login for you, nothing to install
The dashboard is our own software, built in-house. No off-the-shelf PMS licence is passed on to you.
Guest messages, answered fast and checked by a person
A guest asks about check-in at midnight. The assistant drafts the answer from your apartment's facts: check-in time, Wi-Fi, how the smart lock works. A team member reads it, edits if needed, and sends. Anything about refunds, cancellations or damage goes straight to a human.
In the apartment
Fewer questions, because the answers are on the fridge
Every apartment gets a printed sticker sheet with three QR codes. Guests scan with the phone camera, nothing to install.
- Wi-Fi: the phone joins the network on scan, no password typing
- House guide: check-out time, how the lock works, rules, the nearest supermarket, pharmacy and metro with walking minutes, Greek emergency numbers, your ΑΜΑ
- Message the host: opens a WhatsApp chat with us in one tap; it lands in the same inbox the assistant works from
- Guide in English and Greek; you change the text once in the dashboard and every sticker keeps working
Door codes that expire on their own
Each confirmed stay gets its own six-digit keypad code, valid from your check-in time on arrival day until check-out time on departure day. It is programmed into the lock from the dashboard and revoked with one click. Guests never get a code that still works next week, and cleaners have their own.
FAQ
Questions Athens owners ask us
How much does Airbnb management cost in Athens?
Most Athens agencies charge 20–25% of revenue. We charge 10%, 15% or 18% of net rental revenue (gross minus platform fees and the cleaning fee), depending on the plan. Cleaning is paid by the guest through the cleaning fee.
What is a co-host, and how is that different from a property manager?
A co-host runs your listing on your own Airbnb or Booking.com account. You keep the listing, its reviews and the payouts; we are paid a percentage. Traditional managers often move the listing to their own account, which locks you in and resets your reviews if you leave.
Is there a minimum contract?
No. Either side can end the agreement with 30 days' notice. Your listing, reviews and calendar stay with you.
Who answers guests at 3 a.m.?
Messages arrive on WhatsApp and the platforms. The assistant drafts a reply from your property's facts; a team member approves it before sending. Emergencies go to the on-call phone.
Do you handle the AADE declarations?
Yes. We keep your AMA number on file and prepare the monthly declaration data (arrival, departure, platform, rent) for myAADE or your accountant before the end-of-following-month deadline.
How do guests find the Wi-Fi and the house rules?
A QR sticker by the door opens the apartment's guest guide: Wi-Fi that joins on scan, check-out time, rules, what's nearby, emergency numbers and a WhatsApp button. Fewer messages for everyone.
What do I need to provide?
A furnished apartment with a valid AMA registration, keys for the smart lock installation and your bank details. We take the photos and write the listing.
All questions, including taxes, insurance and the Athens registration rules →
Why Clearhost
Why owners choose us
- A lower fee, on the right number. 10, 15 or 18% of net rental revenue, never on cleaning or the platform's cut. Typical Athens agencies take 20–25%, often of the gross.
- No lock-in. 30 days' notice; your listing, reviews and calendar stay on your account.
- You see what we see. A live dashboard with every booking split to the cent.
- Guests answered in minutes, around the clock, and every reply checked by a person.
- Local. One cleaning team and one handyman per neighbourhood in Koukaki, Pangrati and Neos Kosmos.
- A free study first. We tell you what the apartment can earn before you sign anything.
Contact
Free short-term rental study, or any question
Ask for the free study of your apartment: tell us where it is and how it is furnished, and within two working days you get a written estimate of yearly revenue, occupancy and net payout. No obligation. Or simply send us your question.