What does a concierge service cost in Corsica in 2026?
You are thinking of handing your house on the eastern coast to a concierge service, but the question of cost is holding you back. What does it really come to? Which charges fall to the owner, and which are passed on to the guest? What return should you expect? This guide sets out the rates seen in Corsica in 2026, without jargon or grey areas, with worked figures for a villa between Moriani-Plage and Aléria.
The two ways concierge services charge
Before the numbers, it helps to understand how concierge services bill. Two models exist side by side in Corsica, and the right one depends on the property and how much you want to hand over.
The first, most common in season, is commission on rental income. The concierge takes a percentage of the income generated and is therefore paid on the property's success. The better the listing performs, the more the concierge earns, which keeps interests aligned. The second model is a monthly retainer, common for off-season property care or for houses the owner uses part of the year.
Many combine the two: commission through the season, a light retainer for year-round care. That is what we do at A Sulana, adapting the arrangement to each owner depending on whether the house is let exclusively or shared between personal use and letting.
Commission rates in Corsica
On the eastern coast, as elsewhere in Corsica, commission for short-let specialists sits between 18 and 25% of net income. Anything above 28% usually means a large national platform with standardised services. Below 15%, the service is often partial: listing and calendar only, with no welcome in person and no operational cover.
That commission pays for work that is invisible but constant: creating and continually refining the listing, photographs, dynamic pricing, replying to enquiries within the hour, managing reviews, coordinating local tradespeople, condition checks, running the season. In practice that is several hours a week per property in high season.
"A fair commission is one where the owner earns more with a concierge than without, even after our fee. That is the only measure of success we recognise."
Joe · A SulanaCleaning charges and what the guest pays
Good news for owners: the vast majority of cleaning charges are passed on to the guest through the "cleaning fee" shown at booking. For the owner it is neutral. For the concierge it funds the turnaround between two stays.
Rates seen in eastern Corsica in 2026:
- Studio or one-bedroom (up to 4 guests): €60 to €90 per changeover
- Village house, 3–4 bedrooms: €100 to €140 per changeover
- Villa, 4–5 bedrooms with pool: €130 to €180 per changeover
- Large properties, 6+ bedrooms: €180 to €250 per changeover
These usually include bed linen, towels, welcome consumables and a photographic condition check. Extra linen or premium touches (beds made up on arrival, fresh flowers) are charged separately.
Additional costs to plan for
Beyond commission and cleaning, some items may appear on a quote. They are rarely compulsory, but often worth it for the returns.
- Professional photo shoot : €250 to €500 one-off, repaid by two or three extra bookings
- Off-season property care : €30 to €80 per monthly visit, with a photographic report
- Seasonal opening : €80 to €200 to prepare the house before the first booking of the year
- Winterising : €100 to €250 to close the house at season's end (draining, covering, securing)
- Repairs beyond the agreed scope : charged hourly (€40 to €65/hr) or passed through on quote for tradespeople
- Bespoke welcome booklet : €80 to €150 one-off, good for several seasons
Investing in a serious concierge service protects a property that gains value season after season.
Worked example: a four-bedroom villa in Moriani-Plage
To make this concrete, here is an example based on a typical property we look after: a four-bedroom villa with a pool, 800 metres from Moriani beach, let from April to October.
| Item | Annual amount | Paid by |
|---|---|---|
| Rental income (2026 season) | 35 000 € | Owner income |
| Concierge commission (22%) | 7 700 € | Owner |
| Cleaning (28 changeovers × €150) | 4 200 € | Passed on to guests |
| Off-season property care (5 visits) | 300 € | Owner |
| Seasonal opening + winterising | 300 € | Owner |
| Total cost to owner | 8 300 € | — |
| Net income after concierge fees | 26 700 € | — |
Compare that with managing remotely yourself, where the same property typically generates €22,000 to €25,000 (lower occupancy, blunter pricing, more lukewarm reviews). With a concierge: €26,700 net. Without: around €20,000 net once your own time and one-off costs are taken out. The difference covers the commission — and frees the owner from the day-to-day entirely.
How to judge value for money
The rate alone tells you nothing. A concierge at 18% who replies in 24 hours and cleans approximately will cost you more in the end than one at 23% who is genuinely present. Before signing, ask these questions:
- How many properties does the person you are speaking to handle personally, in season?
- What is the average response time to an Airbnb enquiry, and is it guaranteed in the contract?
- Who actually does the cleaning: an in-house team, a settled contractor, or seasonal churn?
- Is the guest always greeted in person, or sometimes just given a key box?
- How is pricing handled: a dedicated tool, manual adjustment, or one fixed annual rate?
- What is the average Airbnb rating across the properties they manage?
- Does the contract require a minimum commitment, or can you try one season?
A serious concierge answers all of these precisely and without evasion. If the answers are vague, or the figures look too good to be true, be careful.
Where A Sulana sits
At A Sulana we work on a single commission of 20 to 23% depending on the property and the level of service, with no hidden charges. Cleaning is passed on to guests through the Airbnb fee, as everywhere. Off-season property care is optional at €50 per monthly visit, always with a photographic report.
What sets us apart is not the price but the presence. Joe lives on the eastern coast, knows every village between Moriani and Aléria, welcomes guests personally for most changeovers, and deals directly with the local tradespeople we have chosen over the years. For the owner, that means time back and a consistent standard of work.
Would you like a quote for your property? Tell us about it through our contact form, and we will come back within 24 hours with figures. To see how we work in detail, take a look at our services or at the houses we already look after.
A concierge service in Corsica usually charges commission of 18 to 25% of the income generated, plus cleaning charges passed on to the guest (€60 to €150 per changeover depending on the size of the property). Some charge a fixed monthly retainer of €200 to €600 for off-season property care.
Commission applies to the net income the owner receives, after Airbnb's own fees. On €30,000 of income across a season, a concierge charging 22% invoices roughly €6,600 including tax. That covers marketing, guest welcome, review management and coordinating suppliers.
The end-of-stay clean is almost always passed on to the guest as an Airbnb cleaning fee, so it is neutral for the owner. The opening clean at the start of the season and the closing clean at the end are usually charged to the owner on quote: €80 to €250 depending on floor area.
Not necessarily. Large national companies often charge 20 to 30% commission, sometimes more once hidden costs are counted. A local Corsican service like A Sulana charges comparable rates, with a presence on the ground that changes everything: someone there within two hours, real knowledge of the properties and suppliers, direct relationships with Corsican tradespeople.
For most properties managed remotely by their owners, yes. A good concierge raises occupancy by 15 to 30% and the average nightly rate by 10 to 20%, through a better listing, dynamic pricing and improved Airbnb ranking. On a property generating €25,000 a year, that increase comfortably covers the commission while freeing the owner from the management entirely.
With serious operators, no. The items charged are commission on bookings, seasonal cleaning, and possibly extra services on quote. A Sulana always provides a detailed quote before signing, with no surprises mid-season.
A concierge service in Corsica in 2026 means commission of 18 to 25% on rental income, cleaning charges passed on to guests, and a few optional extras. For a typical property on the eastern coast, net income after concierge fees often exceeds what remote self-management produces, while freeing the owner completely. The right choice depends far less on the rate than on the quality of the presence on the ground.
