Sleepover Spaces — Property Management
Sleepover
Spaces
Property Management Your unit. Our expertise. Passive income.

We turn idle units into
consistent monthly income
while you do nothing.

Sleepover Spaces manages short-term rentals on Airbnb and Booking.com across Cebu IT Park, Cebu Business Park, and The Median. We handle everything, end to end, from listing to guest checkout, so you earn from your unit without lifting a finger.

01 — Portfolio Track Record

₱1.2M+
Total revenue
generated
247+
Completed
bookings
1,700
Guest nights
booked
390+
Guests
hosted
28+
Returning
guests

02 — Property Performance Benchmarks

Owned Flagship

Unit 1701
The Median

Apas, near IT Park
67%
Avg occupancy
₱1,487
Avg per night
4.1
Avg stay (nights)
156
Completed bookings
Booking.com Airbnb Agoda
Operating since Dec 2023. Peak months reached 90–100% occupancy. 13 returning guests to date.
Co-Managed Unit

Unit 1122
The Median

Apas, near IT Park
65%
Avg occupancy
₱1,286
Avg per night
4.5
Avg stay (nights)
54
Completed bookings
Booking.com Airbnb Direct
Only 5.3% cancellation rate. Owner retains January annually for personal use. Peak month hit 87% occupancy.
IT Park

Unit 2114
Riala Tower 2

Cebu IT Park
87%
Month 1 occupancy
₱1,233
Avg per night
3.3
Avg stay (nights)
25
Unique guests
Airbnb Booking.com
Launched March 2026. Fully booked in first weeks. Cebu IT Park demand is consistent year-round from BPO and business travelers.

03 — What We Manage, End to End

Listing creation and optimization
Dynamic pricing via PriceLabs
Multi-platform publishing
All guest communication
Check-in and checkout coordination
Cleaning and laundry scheduling
Review management
Front desk guest registration
Issue escalation and resolution
Monthly income reporting
Platform fee monitoring
Occupancy and rate analysis

04 — Our Fee

20%
of gross STR revenue
after platform fees
No upfront fees. No monthly retainer. We earn when your unit earns. The 20% is calculated from what the platforms actually pay out, after their own commissions are deducted. You see the payout, you see the fee, and you keep the rest.

Fee in peso terms, at different revenue levels

Monthly payout
(after platform fees)
SS fee (20%)
Stays with you
₱20,000
₱4,000
₱16,000
₱25,000
₱5,000
₱20,000
₱30,000
₱6,000
₱24,000
₱35,000
₱7,000
₱28,000
₱40,000
₱8,000
₱32,000
All amounts shown are platform payouts, meaning Airbnb and Booking.com have already deducted their own commissions before these figures. The 20% SS fee is applied to this net payout, not to the gross amount charged to the guest.

05 — What You Pay for Operations

Utilities (Billed to Your Account)

Electricity
VECO, actual consumption
₱2,000–3,000
Water
MCWD / building billing
₱150–300
Internet
1 line, monthly or annual plan
₱999–1,500
Condo dues
Your association dues, unchanged
Varies

Per-Turnover Operating Costs

Cleaning
Per turnover, ~15x/month at 2-night min stay
₱400–500
Laundry
Linen set per turnover
₱230–300
Supplies replenishment
Toiletries, coffee, consumables
₱500–1,000/mo
Maintenance (as needed)
At cost, owner approves in advance
Actual cost

06 — Estimated Monthly Net to Owner

What your unit could net after all costs

Based on a standard 1BR in IT Park or Cebu Business Park, with a 2-night minimum stay. Cleaning and laundry costs scale with the number of turnovers at each occupancy level. Utilities (VECO, water, internet, supplies) are fixed regardless. ADR varies by location, floor, views, and amenities — a balcony or city view unit typically commands a higher rate. All revenue figures are after platform fees (Airbnb and Booking.com deduct their commissions before paying out; the 20% management fee is calculated on that net payout).

Conservative
Occupancy 60% · 18 nights
ADR (after platform fees) ₱1,350/night
Monthly revenue approx ₱24,300
SS fee (20%) approx ₱4,860
Operating costs (9 turnovers) approx ₱11,285
Net before obligations approx ₱8,155
Average
Occupancy 67% · 20 nights
ADR (after platform fees) ₱1,500/night
Monthly revenue approx ₱30,000
SS fee (20%) approx ₱6,000
Operating costs (10 turnovers) approx ₱12,000
Net before obligations approx ₱12,000
Strong
Occupancy 75% · 22 nights
ADR (after platform fees) ₱1,800/night
Monthly revenue approx ₱39,600
SS fee (20%) approx ₱7,920
Operating costs (11 turnovers) approx ₱12,715
Net before obligations approx ₱18,965
↑
Peak performance on our flagship unit — high-demand months have hit ADR above ₱1,800 with gross income exceeding ₱35,000–₱39,000. That is the ceiling, not the average, but it is real and it happens repeatedly.
What this looks like against real monthly obligations
Example: ₱15,000 amortization + ₱3,500 condo dues = ₱18,500/month your unit already costs you whether it earns or not.
Conservative
₱8,155 net
less ₱18,500
₱10,345 still offset by STR income — unit covers 44% of your obligations
Average
₱12,000 net
less ₱18,500
₱6,500 gap — unit covers 65% of your obligations
Strong
₱18,965 net
less ₱18,500
+₱465 surplus — unit fully pays for itself and then some
Without STR, your unit costs you ₱18,500 every month while you sleep. With Sleepover Spaces managing it, that same unit starts paying you back — and at strong performance, it covers itself entirely.
About these numbers. Revenue and ADR are after platform fees. The 20% SS fee is applied to the net payout, not the gross booking value. Operating costs scale with actual turnovers at each occupancy level. Month 1 is typically the lowest; ADR and occupancy improve as reviews accumulate. Units with a balcony, high floor, views, or premium finishes consistently command higher ADR. The ₱15,000 amortization and ₱3,500 dues used above are illustrative — your actual obligations will vary.

07 — Short-Term vs Long-Term Rental

Long-term rental looks simpler. Here is what it actually costs you.

A furnished 1BR near IT Park typically rents long-term for ₱18,000–22,000/month. On paper that looks stable. But once you net out condo dues, factor in turnover costs, and compare the ceiling, the picture changes.

Long-Term Rental
STR via Sleepover Spaces
Gross monthly income
₱18,000–22,000
Fixed, no upside
₱24,300–39,600
Scales with demand
Condo dues
You still pay
approx ₱3,500/month
You still pay
approx ₱3,500/month
Net after dues (steady state)
₱14,500–18,500
This is your ceiling too
₱8,155–18,965
Builds as reviews grow. Peak months exceed ₱35,000 gross.
Unit condition over time
Gradual wear, unknown damage
Typical refurb cost: ₱30,000–80,000 per tenancy
Cleaned every 2–3 days
Issues flagged and resolved immediately. Condition documented per booking.
Access to your own unit
Locked out for lease term
Typically 1–2 years
Block any dates you need
Use your unit anytime with advance notice
Tenant / guest risk
Bad tenant risk is real
Eviction in the Philippines is slow. Non-payment can drag for months.
Platform-verified guests
Airbnb and Booking.com handle ID verification, payment protection, and damage coverage.
Income during peak months
Flat. No upside.
You earn the same in December as in August.
Demand-driven pricing
Peak months, holidays, and events push ADR and occupancy higher automatically.
Effort required from you
Collect rent monthly
Chase if late
Zero — we handle everything
You receive a monthly report and your payout.
◎
The honest comparison. In the first month or two, a well-priced long-term tenant can net slightly more than a new STR listing finding its footing. By month 3–4, once reviews accumulate and visibility grows, STR typically pulls ahead — and unlike long-term rental, there is no ceiling on a strong month. The non-financial advantages of STR are immediate from day one: you keep access to your unit, you know exactly what condition it is in at all times, and you are never locked into a lease with a tenant you cannot remove.
Sleepover SPACES
Property Management Overview · 2026 · Cebu, Philippines
All figures derived from portfolio actuals.