Margin per property
See what each apartment truly earns, net of every cost
€12.4k net margin · last month
Management accounting · short-term rentals
Management accounting software for short-term rentals
Your PMS tells you what comes in. Dott.House shows you what's left.
Dott.House is the Italian management accounting software for short-term rental property managers and hosts. It calculates the real net margin per property by aggregating bookings from Airbnb and Booking.com with cleaning costs, utilities, and OTA commissions. Per-unit pricing: €5 to €10 per unit/month depending on portfolio size, plus a one-time setup fee from €500 to €2,000.
- 14-day free trial
- No credit card
- GDPR · data in the EU
Partners & collaborations
Italian audio · subtitles available
Stop wasting hours in Excel and waiting on your accountant. Dott.House automatically aggregates bookings, invoices (Italian and foreign) and operating costs, calculates the real net margin per property, and helps you earn on average 3-5% more on revenue from year one.
Who it's for
For property managers, hosts and B&Bs running short-term rentals in Italy
- Net margin per single property
- Not the portfolio total: you see which properties earn and which lose money, one by one.
- VAT you see coming, not a surprise
- Accrued VAT updates in real time as bookings come in, without waiting for the quarter to close.
- Every cost on the property that caused it
- Cleaning, utilities, OTA commissions and company overhead attributed per property — no more one big pot.
- 5,000
- Properties
- 200
- Hosts, hotels and property managers
- €60M
- Revenue tracked
- 48h
- Hours saved per month
The problem
The problem every property manager knows
You bill a lot but have no idea what actually lands in your pocket. Costs are scattered everywhere, and you spot problems only when it's already too late.
-
01
Invisible margins
You bill €100k but don't know if you're keeping €10k or €30k
-
02
Hidden costs
Cleaning, maintenance and OTA fees quietly eat your profit
-
03
Endless spreadsheets
Hours spent copying data that's outdated the moment you finish
-
04
Manual reports
Owners asking for numbers you don't have
How it works
Start today, see your margins tomorrow
- 1
Connect your tools
PMS, channel manager and tax drawer: 5 minutes, zero manual imports.
- 2
Let the Doctor work
Bookings, invoices and expenses classify and reconcile themselves.
- 3
Decide on real numbers
True net margin per property, VAT and budget always up to date: cut costs where needed, raise prices where you can.
The product
Try it hands-on, right now
This is an interactive demo of the dashboard: click around, explore, open it full screen. No sign-up.
dashboard.dotthouse.ailive
Net margin
€0€0
+18% vs budget+18% vs budget
EBITDA
0%0%
vs 22% last yearvs 22% last year
90-day cashflow
€0€0
liquidity neededliquidity needed
Operating margin / day
Last 12 days
+24%
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Excel vs Dott.House
Stop wasting time on spreadsheets that never give you answers
Excel / manual spreadsheets
The old way
Hours of manual data entry
Copy-paste errors
Always-stale data
No big-picture view
Reports rebuilt from scratch every time
No alerts on anomalies
Recommended
Dott.House
The smart way
Automatic booking import
Real-time margin calculation
Always up-to-date dashboard
Per-property, per-period view
PDF reports in one click
Alerts on unusual costs
How much can Dott.House earn you?
Enter your data and see how much you save in a year. Conservative estimates.
Your numbers
Apartments under active management
€/year
National average: ~€12k/year (well-run: €14-28k)
Accounting, invoicing, reports (estimated at €30/h)
%
% of revenue recovered via OTA errors, seasonal pricing, channel mix and cost control. Customer average: 3%.
Net annual savings
€11,670
Payback: 2.2 months
Admin time saved+€2,340
50% of 3h × 52 weeks × €30/h
Errors caught and optimization+€12,000
3% of revenue €400,000: OTA errors, seasonal pricing, channel mix, cost control
Total recovery€14,340
Dott.House subscription−€1,920
One-time setup (year 1)−€750
Net gain year 1€11,670
What Dott.House does
Everything you need, in one platform
Dott.House gives you full control over your numbers
Automatic KPIs
EBITDA, 90-day cashflow and budget variances, always up to date.
€95k revenue per employee
Budgeting and forecasts
Plan the months ahead with historical data and trends
+18% revenue vs last year
Owner reports
Generate professional PDFs to send owners in one click
PDF custom report
Cost tracking
Variable, fixed, payroll and company costs: every euro categorized automatically.
2/15 properties losing money
Alerts and notifications
Get notified the moment the numbers don't add up
API OTA + PMS sync
Customer voices
What property managers say
“Owners used to call me constantly to make sense of the monthly report. Since I started using Dott.House nobody calls anymore: the numbers add up on their own and the reports look far more professional and precise.”
Davide
Property Manager · Rome, 28 apartments
“I thought I was making around 30% on bookings. Once I factored in payroll, the real OTA costs and a pile of foreign software subscriptions, I was at 12%. With Dott.House I just open the per-property dashboard or ask the AI directly. I'm not exaggerating when I say it's everything I dreamed of having, and then some — I didn't think something this complete could even exist. Thank you, you've transformed how I run things.”
Lorenzo
Property Manager · Milan, 42 apartments
“One apartment had been losing money for 4 months and I hadn't noticed. Cleaning was running almost 16% above the other properties in the area. I renegotiated the rate with the company using a report from the platform and landed a better deal. From next month it'll be back in the black.”
Chiara
Property Manager · Venice, 68 apartments
FAQ
Frequently asked questions
Everything you need to know about Dott.House
What is Dott.House?
Dott.House is the Italian management-accounting software for property managers, hosts, B&Bs, guesthouses and hoteliers running short-term rentals. It calculates the real margin and lets you budget per property by aggregating OTA bookings, Italian and foreign invoices, company expenses and hidden costs. It integrates with your PMS (Krossbooking, Avantio, Guesty) and with the Italian Revenue Agency's tax portal.
Who is Dott.House for?
For anyone running short-term rentals in Italy, in two main scenarios. (1) Property managers (revenue-share or sublet/guaranteed-rent) who manage properties on behalf of owners. (2) Private hosts, B&Bs, guesthouses and hoteliers who manage their own properties. The software supports both models with dedicated formulas and workflows.
How does Dott.House work in practice?
It connects to your PMS and the tax portal, imports bookings, costs and invoices automatically, and shows you the real margin per property, cluster and company. Beyond the dashboard, it generates custom PDF reports for owners, flags cost anomalies, supports budgeting and cashflow forecasts, and lets you query your data in natural language via the built-in AI. Compatible with every management model (revenue share, sublet, direct management).
How long until you're up and running?
After the technical setup, a dedicated consultant guides you through onboarding. Together you set up revenue and cost centres, expense categories per company and per property, validate every calculation and KPI against your real data, and complete the platform training. Within a few days you're up and running on a system configured around your operation, not a generic template.
How are margins calculated?
We start from gross turnover and subtract OTA commissions, cleaning, maintenance, utilities, VAT and every cost you link to each property. You see three margin levels: commercial, net per property and net company-wide. So you know what you actually earn, not just the PMS revenue figure.
How do you handle costs that span multiple properties (e.g. bundled invoices)?
You can split a single invoice across multiple properties with automatic rules: by percentage, by occupied nights, by beds, or by custom criteria. The same mechanism applies to company costs (payroll, marketing, shared utilities) to get each property's real margin.
Can I share the data with my accountant?
Yes. Dott.House reports are also designed to be shared with your accountant at quarter-end, for VAT filings or year-end accounts. No more endless Excel back-and-forth: clean data, always current and already categorized by property and cost centre.
Which PMSs does Dott.House integrate with?
Integration happens via API, with no manual entry. Today we're connected with Kross Booking, Avantio and other leading systems in the sector. If you use a PMS we don't support yet, get in touch: we're adding new integrations all the time.
Can I try Dott.House for free?
Yes. We offer a 14-day free trial on every plan, with no credit card required. You can test every feature and decide whether it's right for you.
How much does Dott.House cost?
Pricing is per managed unit: €10/unit/month for portfolios of 1-10 units, €8 for 11-30, €7 for 31-100, €5 for 101+. Setup is a one-time fee (€500 to €2,000 depending on the number of units). Pay annually and save 2 months (17% off). Full details at dotthouse.ai/pricing.
Is my data safe?
Yes. Data is encrypted in transit and at rest, hosted on European servers (Azure West Europe). Dott.House is GDPR-compliant and never shares your data with third parties.
Can I generate reports for property owners?
Yes. Dott.House generates customizable PDF reports for each owner, showing revenue, costs, commissions and net margin per property over a selected period.
Is Dott.House the same as Dr. House (the TV show)?
No. Dott.House (also written Dotthouse, with or without the dot) is an Italian management-accounting software for short-term rentals, made by Tetrabit SRL. It has no connection to the TV series "House M.D." (2004), nor to other same-name businesses such as furniture stores or medical clinics. When searching for the product, use "dotthouse software" to land directly on the official site.
Ready to start
Ready to find out how much you really earn?
Start free today. No credit card required.
- 14-day free trial
- No card required
- Italian-language support