Fees
What Atlas costs, in full.
One commission on rental revenue, agreed in writing before you commit. No setup fee, nothing to pay while the villa sits empty, and no margin added to anything we pass through.
Online management
For owners who already have people on the ground and want the commercial side run properly.
- Revenue management and daily repricing against your real comparable set
- Listing and channel management across Airbnb, Booking and direct
- Guest communication, around the clock
- Monthly owner statement and a live dashboard
Housekeeping, maintenance and on-the-ground guest handling stay with you.
Full management
For owners who want the villa run end to end and to be told about it, not asked about it.
- Everything in online management
- Housekeeping, with photo proof of every clean
- Preventative maintenance, and the 11pm problems
- Guest arrivals and departures handled in person
- Licensing and PB1 accommodation tax kept current
What we pass through at cost
These are real third-party costs. They appear on your statement at the price we paid, itemised, with no margin added by us.
- Channel commission charged by Airbnb, Booking.com and other platforms
- Government licensing fees and PB1 accommodation tax
- Repairs and contractor invoices
- Consumables and guest supplies
A worked example
A three-bedroom villa at Rp 3,500,000 a night and 60% occupancy, on full management. Change any of these on the calculator and the arithmetic follows.
Running costs — power, water, pool, garden, staff you employ directly — vary far too much between villas for a number here to mean anything. The calculator lets you add yours. Open the calculator.
- No setup fee, and nothing to pay while the villa is empty
- No lock-in — a rolling agreement with a clear notice period
- Your listings, reviews and guest history stay yours if you leave
- The rate is confirmed in writing before you commit to anything
Fee questions, answered
- Is the fee charged on gross revenue or on what I receive?
- On rental revenue. Channel commission, PB1 accommodation tax and any third-party costs are itemised separately on your statement at the price we paid, never marked up by us. You can see every line.
- What is the difference between 10% and 18%?
- Ten per cent is online management: revenue and pricing, listings and channels, guest communication and reporting, with your own team handling the villa itself. Eighteen per cent is full management, where Atlas also runs housekeeping, maintenance, guest arrivals and compliance. The right one depends on whether you already have reliable people on the ground.
- Are there any fees before the villa earns anything?
- No. There is no setup fee, no onboarding charge and nothing payable while the villa sits empty. We are paid a share of rental revenue, so a quiet month costs you nothing in management fees.
- Can the rate change later?
- Not unilaterally. The rate and the scope it covers are agreed in writing before you commit, and any change to either is a conversation and a new agreement, not an adjustment on a statement.
The rate is only half the question. The other half is what the villa should be earning in the first place — which is what the audit is for.