Villa & Airbnb management in Ahangama & Kabalana —
more revenue, higher occupancy

Full Management covers OTA listings and professional photography, dynamic pricing, guest concierge and a 24/7 line, housekeeping and preventive maintenance, plus an embedded villa manager who recruits and supervises your on-site staff. Everything is itemised monthly in your Owner Dashboard, nothing is bundled or hidden.

Full Management (20%) is the hands-off option: we run every operational and guest-facing task on-site, including staff. Digital & Performance (12%) is for owners who already have a trusted on-site team and want us focused purely on distribution, pricing, direct bookings and guest experience.

No long-term lock-in. Our standard notice period is 60 days, whether you're switching management, selling the property, or simply changing your mind.

Yes, at any time. You keep full access to the owner calendar and can block any dates you like, with no commission charged on your own stays.

You receive a detailed monthly P&L with every revenue and cost line itemised, and payouts in USD, EUR or LKR to your nominated account. Every third-party invoice is attached at cost, with no hidden markup.

We assess this case by case during onboarding, retraining and integrating your existing team into our SOPs, or replacing them if that's your preference. The goal is continuity for your guests, not disruption.

That's what the Launcher Pack ($3,000 one-time) is for: property audit, branding and price positioning, professional photography, and listing setup, combinable with either management plan afterwards.

Most local operators work off-site, price from national averages, and subcontract maintenance to third parties. We live where your property is, recalibrate pricing weekly against real local comps, and run every operational function, staff, maintenance, concierge, with our own permanent, hotel-trained team.

No. Foreign, non-resident owners are our default client profile, and we coordinate with a local tax advisor on your behalf for compliance. Independent legal and tax advice is still recommended before you purchase or sign.

Pricing windows, guest expectations and supplier networks differ street by street between Kabalana, central Ahangama, Talpe and Goyambokka. A generalist south-coast manager prices from averages; we recalibrate weekly against actual Ahangama and Kabalana comps.

Every villa we manage has a dedicated on-property team, backed by our core team based on the south coast between Ahangama and Habaraduwa and our local network of trades. A 24/7 on-call rotation covers genuine emergencies, any time of day.

Our managed villas in Kabalana and central Ahangama average 80–88% occupancy in high season (December–March) and 55–65% the rest of the year, with 2-bedroom central Ahangama villas typically achieving $150–200 per night in high season. We build a personalised projection for your specific villa before you sign anything.

Kabalana's swell windows drive a +34% surf-season rate premium on prime December–February nights. We track the swell calendar and recalibrate pricing weekly so you capture the peak without under-pricing shoulder-season demand.

Southern Sri Lanka is less affected than the southwest coast, rain typically falls in short bursts, not full-day washes. Occupancy softens from 80–85% to 50–65% in this window, offset by a June–September lift from Australian winter migrants and digital nomads on long stays.

Bandaranaike (CMB), 2h30 by road, remains the default for most European and Australian guests. Mattala (HRI), 1h30 away, is taking a growing share of European charter and seasonal direct flights. We pre-arrange transfers from either as part of our concierge service.

Non-resident owners are typically subject to withholding tax on rental income and VAT on short-stay accommodation above a turnover threshold, plus municipal property taxes. We itemise every tax line in your monthly P&L and coordinate with a local tax advisor on your behalf, but we're not tax advisors ourselves, independent counsel is recommended.

Most well-positioned Ahangama villas we model break even on the purchase price between year 8 and year 11, depending on bedroom count, micro-zone and entry price. We run a personalised breakeven projection using real comps during your villa assessment.

Both. Our SOPs, staff training and revenue management scale from a 2-bedroom surf retreat to a multi-room boutique hotel, what matters is rental potential and an owner who wants a real long-term partnership.

Yes, and it's often an advantage, existing reviews and booking history give us a head start on positioning and pricing instead of building from zero. We audit your current listings and history as part of onboarding.

Site visit and inventory audit, professional photography and listing copy in EN/FR, live across Airbnb, Booking.com, Vrbo and your direct site within 21 days, and your first monthly P&L delivered within 30 days of launch.

A free, no-obligation assessment, we visit your villa or hotel (or review remotely), build a tailored revenue projection from real local comps, and come back to you within 48 hours with a management plan and numbers specific to your property.