Villa & Airbnb management in Sri Lanka —
more revenue, higher occupancy, on autopilot

Monthly transfer to your nominated bank account, with an itemised P&L statement. We pay out in USD, EUR or LKR, your choice. Quarterly payouts are available for owners who prefer fewer transfer fees.

20% on the published rate for Full Management. 12% for Marketing & Distribution only. No monthly fee. Plan separately for ~10% of revenue in operating expenses (utilities, maintenance, restocking, staff): these are pass-through costs billed at cost, not a Maison Ceylon margin. All third-party works are itemised every month, line by line.

Not automatically, no — a villa manager is part of your villa's operating setup, not a Maison Ceylon fee. Two setups exist. If you want your villa to offer in-house guest services (welcoming, breakfast, cooking, daily housekeeping), you need a dedicated on-site villa manager and staff: this is a real payroll cost, on top of our commission, billed at cost with no markup, as part of the ~10% operating expenses. We help you size the team correctly, recruit, train and manage it under Full Management, so you're never over-staffed or under-served. If your villa runs autonomous and self-service instead, no in-house meals, no full-time on-site staff, similar to a well-run holiday rental, no dedicated villa manager is required and your operating costs stay lower. Which setup fits depends on your villa's positioning and target guest; we help you decide during the villa assessment.

Check-in and check-out inspections are documented with photos. Any damage is raised with the guest via the booking platform's resolution centre, and you are notified within 24 hours with photos and an estimated repair cost. For platforms with damage protection (Airbnb AirCover, Booking.com Partner Liability), we file the claim on your behalf.

Yes. Owner stays are unlimited and free of management commission. We just need calendar notice, typically two weeks, to block bookings and prepare the villa for your arrival.

Our standard agreement runs 12 months, automatically renewable, with a 60-day notice period thereafter. No long-term lock-in beyond that.

Yes. We onboard third-party villas after an on-site assessment, both to confirm they meet rental-grade standards and to align the owner on any preparatory work needed before listing.

Works below $300 are executed and itemised in the monthly statement, so we don't bother you with minor fixes. Anything above $300 requires written owner approval before execution, with a written quote attached.

Dynamic pricing engine calibrated to your zone, recalibrated two to three times a week based on real-time demand, seasonality, competitor rates and the local event calendar (Galle Literary Festival, surf competitions, regional holidays).

Airbnb, Booking.com, Vrbo, Agoda, plus a dedicated direct booking site for every villa, all synced on a single calendar, zero double-booking risk. Direct bookings are your most profitable channel: no platform commission, only minimal bank processing fees on payment collection. That's why we actively steer repeat guests and concierge referrals toward direct.

Yes, for everything related to the villa's operation: utilities, local taxes and government fees linked to the rental activity, and staff payroll, all managed and itemised in the monthly P&L. You sign nothing; you pay nothing twice. Your personal taxation (income tax, taxes in your country of residence) stays outside our scope: we refer you to our partner tax advisors if needed.

On well-positioned 2 BR villas on the south coast under full management, we observe 75–90% high-season occupancy and, once our 20% commission and the ~10% operating expenses are paid, typically +25 to +35% more net revenue than owners achieve self-managing. Premium villas in mature zones (Mirissa, Ahangama) can exceed those benchmarks. We model conservative projections during your villa assessment, never optimistic ones.

Three points: (1) we are a design–build–manage operator, not a pure management agency, we understand the asset; (2) we run boutique-hotel SOPs with founders from international luxury tourism, not local norms; (3) we publish our commission, bill works at cost, and give every owner a real-time dashboard. If transparency and hospitality standards are non-negotiable for you, that's where we differ.

We review each guest's platform profile, verified ID, review history and stated trip purpose before confirming a reservation. Suspicious profiles, no reviews, mismatched group size, same-day local bookings on family villas, are flagged, and we may request a security deposit or decline the booking. Identity verification is enabled on every listing we manage.

Yes, within limits. Digital & Performance (12%) covers distribution, dynamic pricing, the direct booking site and guest experience, for owners who already run their own on-site staff and maintenance. Full Management (20%) adds the embedded villa manager, housekeeping, maintenance and staff oversight on top. We don't offer a standalone "operations only" package, since a villa needs to be listed and priced correctly to generate the bookings that operations exist to serve.

Most villas go from assessment to first booked night in 30 to 45 days: 5–7 days for the villa assessment, then 2–4 weeks for photography, listing creation, multi-platform distribution and staff onboarding. Villas needing repositioning or the Launcher Pack sit toward the longer end of that range.

Every projection is built from the actual performance of comparable villas we manage in the same micro-zone, matched on bedroom count, position and price tier, cross-checked against public OTA calendars for similar unmanaged listings nearby. We model conservative scenarios during your villa assessment, then revisit them quarterly against your villa's real numbers.

Urgent intervention requests are our absolute priority: they are typically handled within four hours, to minimise disruption for your guests and protect the property. Every intervention is photo-documented and logged in your monthly report, whether or not it required your prior approval. After every check-out, our team performs a full inspection: this process lets us detect potential issues early and track your villa's condition over time.

Yes, meaningfully. Ahangama and Mirissa currently post the strongest peak-season ADRs on the coast, Weligama holds up best in shoulder season thanks to long-stay demand, and Hiriketiya is an earlier-cycle market with lower entry ADRs but faster year-on-year growth. Property type matters too: beachfront and cliffside villas command a premium over garden villas of the same size. We give zone- and property-specific benchmarks during your villa assessment, never one blanket number.