Airbnb management with no fixed costs: 18 or 20 per cent
Commission is only due when there are bookings: Basic 18 %, Full service 20 % for the first 6 months and 25 % after that. No base fee, no set-up fee, cancel monthly.
alphakey charges 18 per cent (Basic) or 20 per cent (Full service) of nightly revenue after the Airbnb fee; from month 7 Full service costs 25 per cent. Cleaning fees are not included. If the flat is empty, you pay nothing. The contract can be cancelled monthly.
- Basic 18 % / Full service 20 %, 25 % from month 7
- No base fee, CHF 0 when the flat is empty, 30 days notice
- Charged on nightly revenue after the platform fee, not on the gross amount and not on cleaning
- For owners and for tenants with their landlord’s permission
| Included in both tiers | Basic18% | Full service20%25 % from month 7 |
|---|---|---|
| Listing and photo selection | Included | Included |
| Pricing, adjusted continuously | Included | Included |
| Listings on Airbnb and Booking.com | Included | Included |
| Guest communication before and during the stay | Included | Included |
| Reachable for guests around the clock | Not included | Included |
| Cleaning and laundry between stays, coordinated by us | Not included | Included |
| Minor repairs up to the agreed limit | Not included | Included |
| of overnight revenue after platform fee | ||
We continue to offer initial equipment, photography and furnishing, but not as a percentage of turnover: furnishing an empty four-room flat costs several times what a furnished two-room flat does, and a single surcharge would be too high for one and too low for the other. We estimate the work at the initial consultation and name a figure before anything starts.
These are Swiss market rates for managing short-term lets. We work in Zurich, around Lake Zurich and the surrounding area — not nationwide, but where we can view a flat ourselves and look after it on site.
Terms at a glance
- Basic: 18 % of nightly revenue after the platform fee
- Full service: 20 % of nightly revenue after the platform fee, 25 % from month 7
- Not part of the calculation: the guest’s gross amount, cleaning fees, pass-through items
- Vacancy: no commission, no base or set-up fee
- Cancel: monthly, 30 days' notice, no minimum term
- For owners and for tenants with the landlord’s written consent
- We give no legal advice and no income guarantee
Questions about pricing
What is alphakey commission based on?
On the nightly revenue after Airbnb has taken its fee: 18 per cent on Basic, 20 per cent on Full service, 25 per cent from month 7. The guest’s cleaning fee and pass-through items are not included. You can check this in Airbnb’s payout report.
What is the difference between Base and Full service?
On Basic we run the listing, pricing and guest communication; you organise cleaning and key handover. On Full service we take that on too, plus round-the-clock availability.
Is the Airbnb management free of fixed costs?
Yes. There is no base fee and no set-up fee. Commission is only due when there are bookings. Variable costs still arise: the platform fee and cleaning per guest changeover. Furnishing, photos and set-up are quoted separately as a fixed amount before anything starts.
Does this apply to tenants too?
Yes, if the landlord has agreed in writing (Art. 262 CO). Without that consent we do not take on a flat. Whether the use is allowed at your address is for you to clarify with the municipality; we tell you where to ask.
How do I cancel?
Monthly with 30 days’ notice, no minimum term. Afterwards you can let it yourself, let it long-term or move in. The details are in the contract you receive before the start.
Why does Full service rise to 25 per cent from month 7?
During the first six months a new listing is ramping up: it has no reviews yet and earns less. During that time we charge 20 per cent and share the risk until the flat runs smoothly. After that the regular rate of 25 per cent applies. Do not compare offers by the number alone: we charge on nightly revenue after the Airbnb fee and without cleaning. A manager charging 20 per cent on the gross amount including cleaning can end up with a similar or higher sum, depending on the flat.
Which Airbnb fees do guests pay?
Since 13 October 2026, hosts in Switzerland are on the model where only the host pays: Airbnb deducts 15.5 per cent of the booking amount, including the cleaning fee. Guests no longer pay a separate Airbnb service fee; before, it was about 14 to 16.5 per cent. To keep the payout the same, the nightly price has to rise. We calculate our commission only after this fee.
Is your flat a fit?
Tell us the location and size. We do the maths openly and reply the same working day.