By Victor Timmermans, founder of HOSTEA
The question of cost always comes before that of scope, even though the two are inseparable. A percentage means nothing until you know what it covers. Here is what a concierge actually does on the Belgian coast, what it charges, and how to compare two offers fairly.
What is an Airbnb concierge?
An Airbnb concierge is a service provider that operates a short-term rental on behalf of the owner. It creates and optimises the listing, sets the prices, responds to travellers, organises arrivals, and coordinates cleaning between each stay. On Airbnb, it most often acts as a co-host on the owner's account.
The term covers two distinct models, which must be separated before any price comparison.
- Full management. The provider takes care of everything, from the content of the listing to the cleaning. The owner no longer intervenes in the day-to-day.
- Co-management. The owner retains certain tasks, such as cleaning or reception, and delegates the rest. The commission is reduced proportionally.
What does a manager actually do on the Belgian coast?
The scope of full management covers six blocks. Regulatory compliance, advertisement content, dynamic pricing, guest communication, arrivals and departures, cleaning and linen. It is this scope that justifies a commission, not the simple posting of an advertisement.
| Block | What it covers |
|---|---|
| Compliance | Toerisme Vlaanderen declaration, ACEG fire safety certificate file, local taxes |
| Advertisement | Photos, title, description, amenities, multilingual variations |
| Pricing | Dynamic prices by date, minimum durations, last-minute promotions |
| Guests | Responses to requests, arrival instructions, incident management |
| Arrivals | Self-check-in via key box, without physical reception |
| Cleaning and linen | Planning between stays, quality control, consumables |
The Belgian coast adds two specific constraints. Seasonality is extreme, making dynamic pricing crucial. And weekends concentrate the rotations, which imposes a minimum booking period: HOSTEA works with a three-day notice, negotiated with cleaning subcontractors to secure the rotations.
How much does a concierge service cost in 2026?
In full management, HOSTEA applies a commission of 18% of rental income. It covers the entire perimeter above, with no entry fees or monthly subscription. Cleaning fees are charged back to the traveller, and local taxes remain the responsibility of the owner (HOSTEA data, 2026).
Three billing models coexist in the Belgian market, and they do not directly compare.
- Commission on revenues. The provider is paid when the property produces. The risk is shared.
- Fixed price per booking. The cost is predictable but disconnected from revenue, which penalises low-priced nights.
- Monthly subscription. The cost runs even in low season, a quiet period on the Belgian coast.
To compare two offers, always relate the announced cost to the covered perimeter and the expected annual revenue. A low commission with additional fees can end up costing more than a single commission. The comparison criteria are detailed in choosing your concierge on the Belgian coast and in our comparative guide to concierges in Belgium.
Is a concierge profitable for the owner?
The answer depends on two variables: the time you dedicate to the property, and the income gap that professional management allows. For properties managed by HOSTEA, an owner who manages themselves dedicates 10 to 20 hours per month to communication, arrivals, cleaning, and pricing (HOSTEA data, 2026).
This time is irregular and concentrated on weekends and the high season, making it difficult to reconcile with a job or a residence far from the coast. The goal of HOSTEA in full management is to increase net income by 15 to 25% through price optimisation and quality of service, which compensates all or part of the commission depending on the properties.
There is no guarantee of results: the actual gap depends on the property, its capacity, its location, and its condition. This is why an estimate is always made property by property.
When to delegate, and when to manage oneself?
Managing oneself remains consistent in a specific case: living close to the property, having regular time, and accepting Saturday rotations. Delegating becomes rational as soon as one of these three conditions disappears, particularly for an owner who does not reside on the Belgian coast.
- You live more than an hour from the property: managing unforeseen events becomes costly.
- You cannot respond to travellers within the hour: the ranking of the listing suffers.
- You do not track prices week by week: the low season remains empty.
- You do not have a reliable cleaning solution on Saturdays: the rotations block the calendar.
Working with HOSTEA
HOSTEA is a short-term rental concierge service specialised on the Belgian coast, from La Panne to Knokke-Heist. Compliance with the Logiesdecreet is part of the service, and arrivals are always done via a key box: HOSTEA never welcomes travellers in person.
Request a free estimate of your property or book a 20-minute call with Victor.
Frequently Asked Questions
What is the rate for an Airbnb concierge in Belgium in 2026?
At HOSTEA, the commission is 18% of rental income in full management, with no entry fees or subscription (HOSTEA data, 2026). The Belgian market also practices a fixed price per booking and a monthly subscription. Always compare the percentage to the actual scope covered.
What does full management actually include?
It covers regulatory compliance, the creation and optimisation of the listing, dynamic pricing, guest communication, self-check-ins, and cleaning coordination. The owner no longer intervenes in the day-to-day and retains control over the calendar and rules of their property.
What is the difference between co-management and full management?
In full management, the provider takes care of everything and the commission is full. In co-management, the owner retains certain tasks, often cleaning or being present on-site, and the commission is reduced proportionally. Co-management implies being able to intervene close to the property.
How much time does self-management of a property on the Belgian coast take?
For properties managed by HOSTEA, an owner who manages themselves dedicates 10 to 20 hours per month to guest communication, check-ins, cleaning, and pricing (HOSTEA data, 2026). This time is irregular and concentrates on weekends and the high season.
Does a concierge really increase revenue?
The objective of HOSTEA in full management is an increase in net income of 15 to 25% through pricing optimisation and quality of service. This is not a guarantee: the actual difference depends on the property, its capacity, its location, and its condition. An estimate is made property by property.
Does the concierge take care of compliance?
At HOSTEA, yes. The declaration to Toerisme Vlaanderen and the fire safety certificate file, issued since 29 September 2025 by ACEG vzw, are part of the service. From 2026, without a registration number, an advertisement is intended to be removed from the platforms.
Do I need to give access to my Airbnb account?
No. HOSTEA acts as a co-host of the owner's account, which remains the holder of the listing, the history of reviews, and payments. The owner retains visibility on the calendar and can block dates for personal use at any time.
About the author
Victor Timmermans is the founder of HOSTEA, a short-term rental concierge specialised on the Belgian coast. He assists second home owners in compliance with the Logiesdecreet, rental management, and revenue optimisation, from La Panne to Knokke-Heist.
This article is for informational purposes and does not replace professional legal, tax, or financial advice. The yield figures do not constitute a guarantee of results.
Official sources
- Toerisme Vlaanderen, Het Vlaamse Logiesdecreet, consulted on 14 September 2026.
- Toerisme Vlaanderen, Register your accommodation, consulted on 14 September 2026.
- Toerisme Vlaanderen, Are you renting out accommodation via a booking platform?, 5 February 2026.
- VRT NWS and Belga, Flanders tightens rules for Airbnb's, 1st June 2026.
- European Union, Regulation (EU) 2024/1028, applicable since 20th May 2026.
- Toerisme Vlaanderen, Your accommodation and your tax return, consulted on 14 September 2026.