Villa & Airbnb management in Mirissa & Madiha —
premium ADR, more revenue

Yes, materially, on peak weeks. Across the villas we manage on all three bays, Mirissa Beach 2-bedroom villas average $230–$340 nightly in December–March, against $150–$210 in Ahangama and $130–$210 in Weligama. The ADR premium is structural, it comes from whale-watching demand, the crescent bay's family appeal, and the boutique-hotel competition that pushes the floor up.

Very. The December–April blue-whale window typically accounts for 38–45% of annual revenue on Mirissa Beach villas, despite covering only ~35% of the calendar. Missing the window, bad pricing, late listing updates, no whale-watching concierge file, wipes out a year of optimisation. We treat the whale calendar as the single most important annual input.

Both, and it depends entirely on operational quality. The hotel-grade comparable set pulls the ADR floor up for villas that match the standard, and crushes villas that don't. We've seen the same villa, same architect, post 58% occupancy under one manager and 89% under hotel-grade SOPs the following year.

Mirissa Beach hits the highest peak ADRs but the most demanding guest audience. Madiha runs slightly lower ADRs with longer stays and a quieter design-led demographic. Polhena is more value-driven, family snorkel-cove demand, longer stays, softer ADR but very stable occupancy. Mirissa Hill commands a sunset-view premium for design-conscious couples.

Your villa has its own dedicated team on the property, and we hold a vetted network of local plumbers, electricians and pool technicians we can dispatch the same day. Guests reach a 24/7 line, every intervention is logged with photos in your Owner Dashboard and billed at cost, and for premium guests we treat response time as part of the product.

Our Mirissa Beach villas average 88–94% during the December–March whale window and 65–75% the rest of the year. Madiha villas typically run 85–92% high season, 60–72% off-season. We build a personalised projection for your specific villa before signing anything.

Yes. You have full access to the owner calendar, block any date, any duration, with as much notice as you want. We do recommend booking owner stays outside the December–April peak to preserve your year-one revenue, but it's your call.

20% of gross rental income for Full Management. 12% for Marketing & Distribution only. No hidden costs, no markup on suppliers. Plan separately for ~10% of revenue in operating expenses (utilities, maintenance, restocking, staff payroll), pass-through, billed at cost.

Most well-positioned Mirissa Beach and Madiha villas we model break even on the purchase price between year 7 and year 10, faster than Ahangama or Weligama because peak ADRs are higher. The trade-off is sensitivity to operational quality, a poorly run Mirissa villa loses more revenue than a poorly run Weligama villa. We run a personalised breakeven projection during your villa assessment.

Non-resident villa owners in Sri Lanka are typically subject to a withholding tax on rental income and VAT on short-stay accommodation above a turnover threshold. We coordinate with a local tax advisor on your behalf and itemise every tax line in the monthly P&L.

Yes, with a constraint: we'll only onboard a villa once it's reached our minimum quality bar (mattresses, AC reliability, photography-grade interiors, sound Wi-Fi, premium-standard linen). For older Mirissa villas we frequently scope an upgrade plan with our architecture studio before launch, paid back inside the first 12 months through ADR uplift.

The monsoon (May–September) softens Mirissa demand more than it softens Weligama, because the audience here is more weather-sensitive. Peak whale season ends in April, occupancy drops to 55–65% June–September, and we re-price the shoulder window with a long-stay discount ladder to defend cash flow.

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.

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.

Most local operators work off-site, price from national averages, and subcontract maintenance to third parties. We place a dedicated team on your villa, recalibrate pricing weekly against real Mirissa and Madiha comps, and run every operational function, staff, maintenance, concierge, through our own trained team and vetted local network.

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.

Bandaranaike (CMB), around 2h45 by road, remains the default for most European and Australian guests. Mattala (HRI), roughly 1h10 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.

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.