Free study

Tell us where your property is.We'll tell you what it can earn.

A written study, specific to your property and your local council. Expected gross income, running costs, our fee, and above all the net figure that lands with you. Compared against what the same property would earn unfurnished on a long let.

And in euros?

Here is the full calculation on a worked example, with the assumptions on screen. We do the same for your property, with your figures, before you sign anything.

Worked example37 m² one-bedroom furnished flat, Annemasse, well located, let year-round

And in euros?
	Let unfurnished	Managed short let
Gross annual income	€10,020	€21,845
Recoverable charges (already inside the rent)	− €660	—
Voids and unpaid rent	− €374	—
Platform commission	—	− €3,386
Cleaning and linen (charged to guests)	—	€0
Energy, water, internet, consumables	—	− €2,400
Our fee (20 % of income net of platform)	—	− €3,692
Furniture wear and replacement	—	− €800
Insurance	− €120	− €270
Local business tax (CFE)	—	− €450
Accountancy (actual-expenses regime required)	—	− €800
Your management time	a few hours a year	none
Net received over the year	€8,866	€10,047

+ €1,181Net difference over twelve monthsroughly 13 % more net income, on this specific case

What reaches you

46%

10 047 €

21 845 €

46 %

37 %

17 %

What reaches you10 047 €46 %
Running costs and charges8 106 €37 %
Our fee3 692 €17 %

How the gross annual income breaks down in this worked example

The assumptions behind this calculation

Unfurnished rent: €22.58/m² including charges, i.e. €835 a month for 37 m² — French housing ministry rent map, 2025
Average nightly rate: €95, achievable on a well-located, well-equipped property — the Annemasse market average sits lower
Occupancy assumed: 63 %, deliberately cautious
Platform commission: 15.5 % under the host-fee structure
Cleaning fees charged to guests, with no mark-up from us
Income tax excluded: it depends on your regime and your household

The lever that changes everything: official classification

Since 2025, an unclassified furnished holiday let has no tax advantage left over an unfurnished let: 30 % relief and a €15,000 ceiling on both sides. A classified let keeps 50 % relief with a €77,700 ceiling. Getting your property officially classified has therefore become the first lever on profitability, ahead of the nightly rate. We handle it.

And when it isn't worth it

Some properties gain nothing from short letting, and we say so before you sign. A property in the lower half of the local market can even earn less than it would unfurnished, once every cost is deducted.

Local demand too weak: below a certain occupancy, the gap turns negative
A council that has lowered its night cap, or requires authorisation for change of use — Annemasse sits in a designated tight housing area
Building rules prohibiting the activity, or an owners' meeting having voted it down
An inadequate energy rating: class G is already excluded, class F follows in 2028
Crossing the €23,000 revenue threshold, which triggers self-employed social security affiliation and changes the calculation entirely

Coming soon

Book direct,with no middleman.

We're opening direct booking on our properties shortly. Same property, same standards, without the platform commission. Leave us your email: you'll hear first when it opens, and early registrations get priority.

In the meantime, our properties can be booked on Booking.com · Abritel · Airbnb

Next step

Tell us where your property is.We'll tell you what it can earn.

A costed study, specific to your property and your local council. You get it within 48 working hours. Do whatever you like with it, including nothing.

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