Occupancy
SHORT-TERM RENTALS · SOFIA
Airbnb and Booking property management in Sofia.
We handle preparation, listings, pricing, guests, cleaning and maintenance. You see what the property actually earns and the condition it is left in after every stay.
We work with apartments and houses in Sofia. After an initial review, we confirm whether the property and the required operational scope suit our model.
STANDARD 12|5 / PROPERTY CARE
CHECKS12
NUMBERS5
1ONE ACCOUNTABLE PARTNER
AIRBNB · BOOKINGSOFIA / 12:05
01Local control in Sofia
02One point of contact
03Photo condition checks
04Net-result reporting
FULL CYCLE
From the first assessment to a guest-ready property.
One partner coordinates the online presence, guests and on-site care. The exact scope is defined in a written proposal before work begins.
01
Analysis and setup
Launch and positioning
Potential, preparation, rules, listings, copy, images, channels and an initial pricing strategy.
02
Airbnb · Booking
Reservations and guests
Calendar, pricing, reservations, communication, instructions and check-in coordination.
03
Standard 12|5
Property and reporting
Cleaning, linen, supplies, condition checks, maintenance coordination and a clear monthly report.STANDARD 12|5
12 checks.
5 numbers.
No fog.
We track both sides of the investment: how the property performs and how its condition changes. Issues become visible early, while the report shows the owner’s actual result.
12
Checks between staysAccess, furniture, floors, equipment, bathroom, kitchen, linen, supplies, safety and final readiness.
05
Owner measuresOccupancy, ADR, revenue after platforms, operating costs and net result.
01
Accountable partnerOne point of contact, documented issues and agreed rules for decisions and repairs.
FULL MANAGEMENT
The day-to-day work stays with us.
We manage short stays and suitable mid-term stays in Sofia — from launch and reservations to turnover preparation and reporting.
The result that mattersRevenue after platforms − operating costs − management = owner’s net result.Forecasts are scenarios, not guarantees. Reports use actual figures for the specific property and period.
01
Assessment, preparation and positioning
02
Listings and synchronised calendars
03
Pricing, reservations and guest communication
04
Access, cleaning, linen and supplies — as quoted
05
Condition checks and maintenance coordination
06
Assess your property Monthly reporting across five key measures
REPORTING
Five numbers that show what remains.
This is the structure of the monthly report. Values are populated with actual data for the specific property and do not constitute a return promise.
Average daily rate
Revenue after platforms
Operating costs
Net result
BEFORE WE START
First, we test whether the model makes sense.
Not every property suits short-term letting. We compare its potential, preparation needs, costs and alternatives before recommending management.
Diagnosis 12|5
Three scenarios, setup budget, operating costs, risks and a model recommendation.
The suitable model
Short, mid or long stays according to the property and the owner’s goal.
Buying to let
Analysis, selection, seller contact, viewings, negotiations and transaction coordination.
Selling an asset
Presentation, buyers, viewings, negotiations, documents and organisation through the notary stage.
A CLEAR PROPOSAL
You see what is included and what is charged separately.
Every property requires a different operational scope. After a review, you receive a written proposal with a clear formula and rules for approving exceptional costs.
Management fee
Defined in the tailored proposal against a clearly stated calculation base.
Operating costs
Platforms, cleaning, laundry, supplies, repairs and external services are shown separately.
Cost control
The agreement sets a threshold and process for approving repairs and exceptional payments.
THE PERSON BEHIND AT 12 & 5
Viktor Tsvetanski
Founder and owner
The idea began with his first property — house no. 12 in quarter 5, converted into a guest house. Hands-on experience with preparation, positioning, guest communication and day-to-day care became the foundation of the service.
Personal management focused on transparent results and long-term property care.
How we work
Four clear steps.
Send the property
Area, type, condition and goal — no sensitive documents needed.
We review it
We assess potential, preparation, risks and the most suitable model.
Receive a proposal
Clear scope, fee, separate costs and approval rules.
We prepare and launch
After an agreement, confirmed capacity and the required access and data.
Frequently asked questions
LET’S TALK
What is your property’s potential?
Send the basic details. We will carry out an initial review and clarify what additional information is needed.
On-site management: Sofia
at12and5@gmail.comAn initial enquiry does not commit you to a contract or service. After reviewing it, we will contact you to clarify the next steps.