1 – What Does Each Tool Actually Cost Once All Modules Are Activated?
The price displayed on a pricing page tells you almost nothing. What matters is the total cost once you have activated the channel manager, messaging, the direct booking engine, and everything else you need on a daily basis. This is where Beds24 and Biloki diverge radically in their pricing logic.
1.1: The Quote That Grows With Every Feature Added
The classic trap with low entry-price PMS tools is the moment you realize the base rate only covers the calendar. You add the channel manager: extra charge. You want automated messaging: extra charge. The direct booking engine: another module. At 20 properties, your bill looks nothing like the price that attracted you in the first place. And when you compare it to the cost of an all-inclusive tool, the gap has reversed. The problem is not the starting price. It is that you cannot predict your real cost until you have listed every need and added up every line item. This is exactly the calculation most managers do not make before committing.
1.2: An Unpredictable Bill Means an Unmanageable Concierge Budget
A 2-star review on Airbnb for a cleanliness issue means a property losing visibility for weeks. It means an overall rating that drops, a conversion rate that falls, and sometimes a partial refund to offer the guest to limit the damage. Add up the refund, the lost revenue on future bookings, and the time spent managing the crisis: you easily exceed the cost of six months of PMS subscription. And if it is a demanding owner's property, you also risk losing the mandate. The cost of a missed clean never stops at the cleaning itself. It ripples through the entire commercial relationship.
1.3: Marc, 22 Properties in Montpellier, Discovers His Real Beds24 Bill
Marc manages 22 apartments on behalf of owners. He chose Beds24 for the introductory rate. At first, he paid very little. Then he activated OTA connections one by one, added the payment module, and wanted to automate his messages. Within six months, his monthly bill had doubled compared to his initial estimate. The problem was not that Beds24 was overcharging: every line item was documented. But Marc had not listed all his needs before signing up, because the interface did not make the total cost easy to read upfront. He spent a weekend recalculating everything to present his margins to his owners.
2 – Who Actually Manages Cleaning, Check-ins, and On-Site Contractors?
A PMS that syncs calendars is the bare minimum. What separates property management software from a true concierge tool is its ability to coordinate on-the-ground operations: cleaning between stays, guest check-in, apartment inspection. This is where the gap between Beds24 and Biloki is most apparent.
2.1: A Missed Clean Between Two Bookings — The Real Saturday Nightmare
Your guest arrives at 4pm. The previous one left at 11am. In between, the cleaning needs to be done, verified, and someone needs to confirm the apartment is ready. If you manage this by text or phone, all it takes is one contractor not responding for everything to fall apart. The guest arrives to a dirty apartment. A 2-star review drops. The owner calls you on Monday. You have lost a guest, possibly an owner, and certainly your Saturday. This scenario plays out in every concierge operation that has not automated the cleaning chain. And it always happens at the worst time: peak season, when you have 12 turnovers on the same day.
2.2: A Negative Review Costs More Than Any Software Subscription
A 2-star review on Airbnb for a cleanliness issue means a property losing visibility for weeks. It means an overall rating that drops, a conversion rate that falls, and sometimes a partial refund to offer the guest to limit the damage. Add up the refund, the lost revenue on future bookings, and the time spent managing the crisis: you easily exceed the cost of six months of PMS subscription. And if it is a demanding owner's property, you also risk losing the mandate. The cost of a missed clean never stops at the cleaning itself. It ripples through the entire commercial relationship.
2.3: Nadia, 14 Properties in Biarritz, a Weekend in July
Nadia manages 14 properties for owners. In July, she handles back-to-back Saturday turnovers. She had Beds24 for calendars and OTA connections, and a WhatsApp group to coordinate her three cleaning contractors. One Saturday, two contractors did not see the message. Two apartments were not ready when guests arrived. Nadia spent her afternoon on the phone, sent her partner to do an emergency clean, and received a 3-star review. On Monday, one of her owners called. Not to congratulate her. The problem was not Beds24: the tool was doing its job as a channel manager. But no one was managing on-the-ground operations inside the software.
3 – Which Tool Gives Owners the Numbers They Are Asking For?
An owner who entrusts their property to a concierge service wants to know how much they earned, when, and how much you took. If they have to call you or wait for a spreadsheet by email, they start to doubt. If they have their own portal with everything in real time, they trust you. This is a criterion that many PMS tools overlook, yet it is what makes the difference between an owner who stays and one who takes their property back.
3.1: The Owner Who Calls Every End of Month to Get Their Numbers
You know this scenario: on the 28th of the month, three owners send you a message asking how much they earned. You open your spreadsheet, cross-reference the data, prepare a statement per property, and send it by email. It takes you half a day. If you have 30 owners, that is two days of administrative work per month, just for statements. And if an owner disputes a figure, you go back into the spreadsheet to track down the booking. That time is not spent acquiring new mandates or improving your listings. It is invisible time that quietly erodes your profitability.
3.2: A Poorly Informed Owner Is a Lost Mandate Within Six Months
The primary reason an owner leaves a concierge service is not occupancy rate. It is the feeling of not knowing what is happening with their property. When they do not have access to guest reviews, when they cannot see the booking calendar, when they have to chase you for a statement, they lose confidence. And an owner who loses confidence does not always give notice: they take their property back and hand it to a competitor, or they go back to managing it themselves. Every lost mandate is recurring revenue that disappears. The cost is far greater than that of any software.
3.3: Élodie, 28 Properties in Bordeaux, Between Two Owner Calls
Élodie manages 28 properties for 19 owners. Every end of month, she spent an entire day preparing statements in a spreadsheet. She exported data from her PMS, recalculated commissions, and sent a personalized email to each owner. Three of them consistently asked questions. A fourth wanted to see guest reviews. A fifth wanted to adjust their own prices but had to go through her every time. Élodie was not short of bookings. She was short of time. And she knew that if she lost two mandates, her business model would no longer hold.
A cheap tool that eats up your evenings soon stops being cheap.
Beds24 is cost-effective and comprehensive when it comes to distribution. However, a property management company needs a tool that coordinates service providers, reassures owners, and is ready to use without spending evenings on configuration. That is exactly what Biloki does, all in one package.
Sticking with a DIY tool means keeping the cleaners' WhatsApp group, the spreadsheet for statements, and dozens of hours of coordination every season. You end up paying for that low price in other ways.
Connect three properties, invite a service provider, and open an owner portal. The Biloki free triallasts 30 days, no credit card required, with onboarding included. And if you’d prefer us to show you around,book a demo.
