1 – Biloki or Guesty: which one truly costs less over a year?
The price shown on a PMS pricing page is never the real price. There are the modules you activate because you need them, the commission on direct bookings you discover on the first invoice, and the annual commitment you sign without reading the fine print. This is the first criterion that sets Biloki and Guesty apart, and by a wide margin.
1.1: The invoice that doubles when you activate modules
You choose a PMS for its base price. Three months later, you activate the owner module, then the payment module, then message automation. Each additional line gets added to the invoice. The problem isn't that a tool is expensive. The problem is not knowing how much it will cost in six months. And when your property owner asks why your management commission is going up, you can't tell them "because my software is charging me an extra module".
1.2: A €300 per month difference on 30 properties is not a minor detail
A guest who arrives at a poorly cleaned property doesn't send you a polite message. They take a photo, post it in their review, and your Airbnb conversion rate drops for two months. The cost: unsold nights, a property owner calling, sometimes a refund. All because nobody verified the cleaning was done. Proof of execution, the timestamped photo checklist, is not a gimmick. It's what protects you from the owner and from the guest.
1.3: Thomas, 28 properties in Bordeaux, discovers his real Guesty invoice
Thomas signed up with Guesty in 2024 for his channel manager. Six months later, he activated the Owner Portal, then the Locks module, then the CRM. His monthly invoice grew significantly, without him having added a single property. He requested an export to compare. On the other side, Biloki showed him a fixed, all-inclusive price. Thomas didn't migrate straight away: he was afraid of breaking his connections in the middle of peak season. He waited until October.
2 – Who really manages field operations: cleaning, service providers and proof of execution?
A PMS that syncs your calendars but leaves you texting your cleaners on Saturday morning is not a management tool. It's half a tool. Field operations are where bookings turn into 5-star reviews or refunds. And that's where Biloki and Guesty are not in the same league.
2.1: The cleaning provider who didn't get the message
Saturday, 2 PM. Three check-outs, three check-ins right after. Your cleaning provider didn't see the text you sent last night. The guest arrives at 4 PM, the property isn't ready. You call, you follow up, you manage the crisis. This scenario happens every week in property management companies that haven't automated their field tasks. It's not a calendar problem. It's an operational chain problem.
2.2: A 2-star review costs more than a month of software
A guest who arrives at a poorly cleaned property doesn't send you a polite message. They take a photo, post it in their review, and your Airbnb conversion rate drops for two months. The cost: unsold nights, a property owner calling, sometimes a refund. All because nobody verified the cleaning was done. Proof of execution, the timestamped photo checklist, is not a gimmick. It's what protects you from the owner and from the guest.
2.3: Émilie, 22 properties in Montpellier, a long bank holiday weekend in May
Émilie manages 22 properties with three cleaning providers. Over the Ascension bank holiday weekend, she has 18 turnovers in two days. Previously, she would send an Excel spreadsheet via WhatsApp on Wednesday evening. One provider would forget an address, another wouldn't confirm. She spent her Saturday on the phone. Since she started using Biloki field tasks, each booking automatically generates the associated tasks. The assigned provider receives the task in their mobile workspace, ticks their checklist, and sends their photos. Émilie sees the statuses in real time, without making a single call.
3 – Owner portal: who delivers the right figures without a spreadsheet on the side?
Your property owner doesn't want to learn how to use software. They want to know how much they earned this month, read their guests' reviews, and verify that their property is being well managed. If you send them a manually produced PDF every month, you are wasting time and losing credibility. The owner portal is what transforms an artisanal manager into a professional partner.
3.1: The owner who calls on the 5th of the month for their figures
You know this call. On the 5th of the month, your property owner sends you a message: "How much did I make in June?" You open your spreadsheet, cross-reference Airbnb and Booking reservations, deduct your commission, cleaning fees, and tourist tax. You format it. You send it. It takes you 20 minutes per owner. Multiply by 30, and you've lost a full day. Every month. That time, you don't bill it to anyone.
3.2: One day of reporting per month means 12 days lost per year
Twelve days a year producing manual reports. That's time you're not spending prospecting new owners, optimising your listings, or simply catching your breath. And the worst part: despite all this work, the owner feels it's not detailed enough. They want to see reviews, photos, occupancy rates. They want to compare with last year. Manual reporting doesn't scale. It locks you into a secretary role when you should be a manager.
3.3: Marc, 35 properties in Biarritz, and his 12 demanding owners
Marc manages 35 properties for 12 owners. Some have a single property, others have five. Each one wants their statement, at their own frequency, with their own level of detail. Marc used to spend a day and a half per month on his Excel reports. Since he started using the Biloki owner portal, each owner accesses their bookings, revenue per booking, commissions, reviews and statistics. Marc configures the permissions: some owners can adjust their own prices and availability within the framework he sets. The account is created automatically when the property is added. Marc no longer produces monthly statements. He answers occasional questions.
Conclusion: Guesty or Biloki, the right choice depends on your size
Guesty is the right choice for property managers with more than 100 properties, a presence on dozens of international channels, a structured operations team and a corresponding software budget. It is a powerful, proven tool with a broad integration ecosystem.
Biloki is the right choice for French property management companies with 5 to 80 properties that want a clear all-in-one tool, integrated field operations management, a native owner portal and predictable billing. Software designed for a manager's day-to-day reality, not to impress an investor.
Delaying the decision means one more season of double entries, Saturday calls to service providers and manually produced owner statements.
Try Biloki for free for one month, no credit card required, using your own portfolio: start your free trial. Or book a demo to see the tool in real-world conditions.
