A luxury concierge commission can rarely be read as a simple percentage: behind the headline rate lie a calculation basis, recharged costs and a scope of services that vary from one firm to another. Before comparing offers for a villa, a chalet or a prestige apartment, you therefore need to know what you are paying, on what and for what level of service. This guide details the remuneration models, the indicative ranges observed on the market, the items generally included and the clauses that deserve your full attention.
How is a luxury concierge commission calculated?
Any thinking about cost begins with the remuneration model, and there are three main families, which we detail in our management and concierge section. The choice between them is not neutral: it determines who bears the risk of a quiet season, how the concierge company is incentivised to fill your calendar and how readable your monthly statement is. At the top end of the market, almost all operators are paid for their work through a percentage of revenue, sometimes supplemented by fixed fees. Understanding how each model works makes it possible to compare proposals which, at the same rate, do not cover the same commitment.
A percentage of rental income
This is the dominant model in short-term rental management: the concierge company takes a share of the revenue generated by each booking. Its main advantage lies in the alignment of interests, since the manager is only well paid if the property is well let and well positioned. This mechanism encourages them to take care over the listing, pricing and the quality of stays, as each review influences subsequent bookings. On the other hand, the cost automatically follows any rise in your income, including when that rise is due to a local event or the season rather than to the work done. You should therefore check that the percentage applies to a clearly defined basis, and not to an amount that includes costs already recharged to the guest.
A flat fee or monthly subscription
Some offers are based on a fixed monthly subscription, independent of the number of bookings, or on billing per service (a check-in, a clean, a key handover). Price lists published by industry players cite, as an indication, subscriptions of €100 to €500 per month and individual services at around €30 to €40 including VAT. This model suits owners who manage their own listings, prices and messaging, and who are only looking for reliable hands on site. It offers welcome predictability, but it transfers no commercial responsibility: the rental’s performance remains entirely in your hands. For a villa let to a demanding clientele, this division of roles requires a high level of availability on your part.
Hybrid formulas
Between these two poles, many concierge companies combine a reduced percentage and fixed fees: an onboarding fee at the start, a flat fee per stay for the welcome, or a minimum subscription guaranteeing the manager an income in the low season. These arrangements can be entirely coherent, particularly for a highly seasonal property whose preparation and off-season upkeep represent real work. They do, however, make comparison trickier, because a lower rate can hide numerous additional fees. The only reliable method is to simulate a typical year, with some stays in high season and others in the shoulder season, and add up all the sums due. Ask each concierge company to carry out this exercise on the basis of your actual calendar.
What rates for a luxury concierge company?
The figures in circulation come mainly from commercial price lists published by industry players, not from independent studies: they give an order of magnitude, not a scale of charges. They are nevertheless a useful benchmark when it comes to choosing a luxury concierge and judging whether a proposal departs significantly from the market. No reliable source deals specifically with the very top end, villas with a pool or chalets with a spa, where each mandate is often tailor-made. The ranges below should therefore be read with caution, bearing in mind that the scope of services matters more than the rate itself. A high percentage that includes cleaning can work out cheaper than a modest rate with numerous extras.
Indicative ranges to handle with care
Price lists published in 2026 place the usual commission between 15% and 30% of rental income, with a standard level of around 20% to 25%, and up to 30% for offers presented as very premium. Other commercial sources mention headline rates of 15% to 25% in general, while stressing that additional fees can push the effective cost well above that. These differences reflect different realities: level of presence, number of services included, cleaning standards, availability of the team. For an exceptional property, a rate at the top of the range is nothing unusual if it corresponds to a genuinely more complete service. It does become debatable, however, if it pays for services you already handle yourself.
The calculation basis: excluding or including VAT, gross or net
Two concierge companies showing the same rate can cost you appreciably different amounts, depending on the basis used. The commission is often quoted excluding VAT, with VAT added at 20%, which increases the final bill accordingly for a private owner who cannot recover VAT. You also need to know whether the percentage applies to the gross rent paid by the guest, to the amount net of the platform’s service fees, or to an amount excluding cleaning fees. Every contract should set out these points in black and white, with a worked example on a typical booking. Without this precision, comparing several offers remains approximate.
Differences by destination and season
The averages recorded by city in a 2026 commercial study illustrate the diversity of practices: around 25% in Saint-Tropez and Nice, 20.7% in Biarritz, 20% in Chamonix and 18% excluding VAT in Cannes. The same source mentions rates ranging from 20% to 40% in high season on the coast and from 25% to 40% in winter in the mountains, a sign that some concierge companies adjust their remuneration according to the period. These differences are explained by local pressure on labour, the concentration of arrivals over a few weeks and the cost of travelling between properties. Above all, they are a reminder that a rate only makes sense in relation to a specific market and seasonality. A twelve-month simulation remains the most reliable way of reading an offer.
Holiday rental management fees: what is included and what is recharged
The management fees for a holiday rental are not limited to the commission: they comprise a core of services that are generally included, practical services that are often recharged and work billed at actual cost. Well-structured luxury short-term rental management clearly distinguishes these three levels in the mandate. The following table summarises the most common practices, bearing in mind that they vary from one offer to another and that only the contract is authoritative. These services are carried out by the concierge company chosen, according to its offer and the contract signed directly with it: conciergerie.luxe arranges the introduction, without providing the services itself.
| Item | Generally included or billed separately |
|---|---|
| Creating and optimising the listing | Generally included in the commission; a professional photo shoot may be charged extra. |
| Pricing and calendar | Generally included, with a level of sophistication that varies widely from one offer to another. |
| Check-in and check-out | Generally included; a late or Sunday in-person welcome may carry a supplement. |
| Cleaning between stays | Often recharged to the guest through cleaning fees, sometimes included depending on the offer. |
| Household linen | Most often charged per stay, hire and laundering included. |
| Consumables and toiletries | Charged separately or recharged at actual cost, to be checked line by line. |
| Maintenance and call-outs | Coordination included; tradespeople’s labour and parts charged to the owner. |
| Reporting to the owner | Generally included, as a periodic statement or an online portal. |
The core generally included
The commission in principle covers most of the commercial relationship with guests: writing and publishing the listing, managing the calendar, pricing, messaging, check-in and check-out, coordinating cleaning and maintenance, and reporting to the owner. At the top end of the market, this core is often enhanced by an in-person welcome rather than a simple key box, a bilingual welcome guide and closer monitoring of reviews. The quality of dynamic pricing, which adjusts prices according to the season and events, is one of the elements that genuinely differentiate offers. Reporting, for its part, should allow you to reconcile each booking with the sums received. Insist on a sample statement before committing.
Cleaning, linen and consumables
Cleaning between stays is most often recharged to the guest as a cleaning fee, but it is sometimes included depending on the offer; commercial price lists cite €50 to €120 per stay for a standard property, an amount naturally higher for a large villa. Household linen is frequently charged separately, in the order of €8 to €15 per stay according to the same sources, hire and laundering included. Consumables (toiletries, coffee, cleaning products) are recharged at actual cost or as a flat fee. In a prestige rental, hotel-standard cleaning with photo checks and professional linen are not a superfluous luxury: they determine the reviews. It remains essential to know who pays for what.
Maintenance and additional services
Coordination of call-outs is generally included, but tradespeople’s labour and parts remain payable by you, which means setting a prior authorisation threshold above which the concierge company must consult you. Upkeep of the pool, garden, spa or heating often falls under separate contracts, sometimes managed by the concierge company with a margin. Services offered to guests, such as a private chef, transfers or restaurant bookings, can be a source of income for the manager at no cost to you. It is healthy to ask how these services are billed and whether they give rise to remuneration. Transparency about these flows is a good indicator of a firm’s reliability.
Luxury concierge commission: what justifies it and what to check
A higher rate is neither a guarantee of quality nor a sign of excess: it should be judged by what it actually pays for and the safeguards that surround it. At the top end of the market, the difference lies less in the list of services than in how they are carried out: response times, finish of the cleaning, responsiveness in the event of an incident, discretion towards guests. The contract, meanwhile, sets the rules of the game on duration, exit and the collection of rent. These clauses have concrete legal and financial consequences, sometimes weightier than a few points of commission. They therefore deserve careful reading, ideally even before comparing rates.
What the high end really pays for
An exceptional property requires a constant human presence: a personalised welcome at any hour, detailed knowledge of the equipment, on-call cover for emergencies and a network of tradespeople able to respond quickly. Guest screening (identity checks, house rules, number of occupants), the inventory of condition and the photo inventory at each stay also represent real work. The concierge company must also ensure compliance: registration number, changement d’usage (change of use) authorisation where required, approval of the co-ownership, taxe de séjour (tourist tax). The legislature takes this role seriously, since an intermediary who assists in fraud (the ministry’s brochure explicitly cites a concierge company) faces a fine of up to €100,000 (law of 19 November 2024, known as the loi Le Meur, or Le Meur law). Part of the commission pays for this vigilance.
Duration, notice and exclusivity
Concierge mandates often provide for an initial commitment period, tacit renewal and a termination notice period whose length varies considerably. An exclusivity clause generally prohibits letting the property through another channel or entrusting part of the management to a third party for the duration of the contract. Also check what happens to bookings already taken at the time of termination, who owns the account and the reviews on the platforms, and any exit penalties. A balanced contract allows you to leave the concierge company without losing the property’s commercial history. These points often weigh more heavily on the relationship than two or three points of commission.
Collection of rent and the carte G
The question of collection is decisive: only the holder of a professional management licence, known as the carte G (property management licence), may hold funds on behalf of an owner (Hoguet law of 2 January 1970). This holder must have a written mandate, professional liability insurance and a financial guarantee of at least €110,000 as soon as they hold funds. A concierge company without a licence must confine itself to practical services, with the listing remaining in your name and payments going directly from the platform to your account. Holding funds without a licence exposes the operator to penalties of up to two years’ imprisonment and a €30,000 fine (Article 16 of the Hoguet law). Always ask for the licence number and the guarantee certificate if the concierge company collects your rent.
Frequently asked questions about luxury concierge commission
Is the concierge commission deductible from my rental income?
Under the actual-expenses regime, management fees, including the concierge commission, are among the deductible expenses, in the same way as works, interest or insurance (impots.gouv.fr). Under micro-BIC, you benefit from a flat-rate allowance of 50% for a rated meublé de tourisme (furnished tourist accommodation) and 30% for an unrated one, without deduction of actual expenses. The choice of regime is worth examining with your accountant.
Is cleaning included in the commission?
Rarely in full. Cleaning is most often recharged to the guest as a cleaning fee, while linen and consumables are charged separately. Some offers do, however, include it in a higher rate: always compare the overall cost over a typical year.
Is the introduction by conciergerie.luxe chargeable?
No, the introduction is free and with no commitment for the owner. We study your request and then present a concierge company whose expertise matches your property. Any commission is then set in the contract you sign directly with that concierge company.
Our guides help owners of high-end properties understand short-term rentals in France: regulations, tax, and choosing and overseeing a concierge company. They are for information only and do not replace advice from a legal or tax professional.