STR & Boutique Hotel Consulting in Cyprus — Built to Perform.
We help short-term rental operators, boutique hoteliers, and property investors in Cyprus and Greece build stronger hospitality businesses — from revenue management and listing optimisation to business plans and operational setup.
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Constantinos
Karakontis
Hospitality management expert based in Cyprus with deep expertise across hotel operations and short-term rental strategy. From 30-room boutique hotels to full-scale aparthotels — a track record of turning properties into high-performing assets.
Founder of Karakontis Management, Urbanica Hospitality, and Maestro Hospitality. President of the Cyprus Short Term Rental Association and exclusive partner of HostBuddy.ai in Cyprus and Greece. Trusted advisor to hotel owners, property investors, and STR operators.
A strong advocate for AI integration in hospitality, with hands-on experience embedding AI tools into the day-to-day workflows of short-term rental operations — from guest communication and dynamic pricing to reporting and task automation.
Years in hospitality
Based & focused
Properties advised
Built, launched &
operating.
Real companies and properties — built from the ground up or turned around under our management.
Urbanica Hospitality
Property management firm in Larnaca, Cyprus. Short-term and long-term rental operations — from revenue optimisation and guest management to maintenance and owner reporting.
urbanicahospitality.comMaestro Hospitality
Hospitality management company delivering elevated service standards for hotel and aparthotel properties. Full operational oversight from staffing to guest experience.
maestrohospitality.comLeochares Athens
23 studio apartments in central Athens, 300m from Ermou Street. Fully set up and managed as a short-term rental operation on Airbnb and Booking.com.
leochares.comQuality Lodge Larnaca
Serviced apartments in Larnaca, Cyprus offering 1 and 2 bedroom units. Designed for both leisure and business travellers — managed end-to-end.
quality-lodge.comHostBuddy.ai
Exclusive distribution partner for HostBuddy.ai in Cyprus & Greece — AI-powered guest communication platform for short-term rental operators and boutique hotels.
hostbuddy.aiWhat we do.
End-to-end consulting for short-term rental operators, boutique hoteliers, and hospitality businesses at every stage — from revenue management and listing optimisation to business plans and daily operations.
STR Consulting & Revenue Management
Revenue optimisation, dynamic pricing, market analysis, and operational strategy for short-term rental portfolios. View full STR consulting service →
- Revenue projections based on seasonality, comp-set benchmarks, and platform data
- Operating expense budgets covering cleaning, maintenance, utilities, and management fees
- Multi-property portfolio modelling with unit-level P&L breakdowns
- Dynamic pricing strategy recommendations and ADR optimisation
- Market analysis with occupancy trends and demand forecasting
- Owner return calculations including net yield and cash-on-cash returns
Business Plans & Feasibility Studies
10-year P&L projections, investment analysis, break-even modelling, and investor-ready documentation for STR and hotel projects. View full hotel business plan service →
- Revenue projections based on seasonality, comp-set benchmarks, and platform data
- Operating expense budgets covering cleaning, maintenance, utilities, and management fees
- Multi-property portfolio modelling with unit-level P&L breakdowns
- Dynamic pricing strategy recommendations and ADR optimisation
- Market analysis with occupancy trends and demand forecasting
- Owner return calculations including net yield and cash-on-cash returns
Technology Consulting
PMS selection, channel managers, dynamic pricing tools, and guest communication platforms like HostBuddy.
- Property Management System (PMS) evaluation and implementation
- Channel manager setup for Airbnb, Booking.com, Vrbo, and direct booking engines
- Dynamic pricing tool integration (PriceLabs, Beyond, Wheelhouse)
- Guest communication automation and AI-powered messaging (HostBuddy)
- Smart lock and IoT device selection for contactless check-in
- Tech stack audits to eliminate redundancies and reduce software costs
Operational Setup & SOPs
Pre-opening planning, staffing structures, housekeeping protocols, and maintenance workflows.
- Pre-opening timelines and task management from 6 months to launch
- Staffing models with role definitions, shift schedules, and cost analysis
- Housekeeping SOPs including inspection checklists and linen par levels
- Maintenance workflows with preventive schedules and vendor management
- Guest journey mapping from booking confirmation to post-checkout review
- F&B setup including menu costing, supplier sourcing, and HACCP compliance
Listing Optimisation
Airbnb and Booking.com SEO, content strategy, and photography guidance to maximise visibility and bookings.
- Airbnb and Booking.com SEO with keyword-rich titles and descriptions
- Professional photography direction and photo ordering strategy
- Amenity auditing to maximise filter visibility and search ranking
- Pricing psychology and minimum stay strategy per season
- Review generation tactics and response templates
- Multi-platform listing consistency and brand alignment
Regulatory & Compliance Advisory
STR licensing in Cyprus, tax obligations, and association guidance to keep you fully compliant.
- STR registration and licensing guidance for Cyprus municipalities
- Tax obligation mapping including VAT, income tax, and special levies
- CSTRA membership support and association advocacy updates
- EU regulatory tracking (Digital Services Act, short-term rental reporting)
- Insurance requirements and liability coverage recommendations
- Compliance audits for existing operators to identify gaps and risks
Clear, simple pricing.
Every engagement is scoped to your needs. Here's how we structure our work.
Strategy Session
- 90-minute deep-dive call
- Property or portfolio review
- Actionable recommendations
- Follow-up summary document
Full Business Plan
- 10-year P&L projections
- Market & competitive analysis
- Investment-ready documentation
- Break-even & sensitivity analysis
- Two revision rounds
Retainer
- Dedicated consulting hours
- Operational support & SOPs
- Technology guidance
- Listing optimisation
- Priority response
Budget templates &
performance dashboards.
Professional, ready-to-use financial tools built from real-world hospitality operations in Cyprus and Greece. Download a budget template or interactive dashboard and start planning today.
Hotel Budget Template
Complete annual hotel budget workbook with six interconnected sheets: P&L, balance sheet, cash flow, hotel sales breakdown, ratio analysis, and a visual dashboard. Pre-built Mediterranean seasonality curves calibrated for Cyprus & Greece. Designed for boutique hotels and aparthotels with 5–50 rooms.
Interactive Performance Dashboard
Two self-contained HTML tools that work together — a 10-year business plan generator and a real-time performance tracker. No software installation, no cloud accounts, no subscriptions. Just open in your browser and start working.
1. Business Plan Generator — Build a branded 10-year financial projection for any hotel or aparthotel. Enter your room types, rates, and cost assumptions to generate a full P&L forecast, break-even analysis, and scenario comparisons. Export as PDF for investor meetings or bank presentations.
2. Performance Tracker — Monitor your live operations with dynamic charts, dropdown filters, and searchable tables. Track RevPAR, ADR, occupancy, and revenue by unit, date range, or booking channel. Upload booking data via CSV or enter it manually.
How they work together: Use the Business Plan to build your projections, then export them as CSV. Import that CSV into the Performance Tracker to compare your budgeted targets against actual performance — side by side, month by month.
How to use: Open either .HTML file in any modern browser (Chrome, Safari, Edge). No installation needed — everything runs locally on your device. Your data never leaves your computer.
Built for operators
who want more.
We partner with ambitious hospitality businesses in Cyprus and Greece — from boutique hotels and aparthotels to growing short-term rental portfolios — who are ready to professionalise operations and scale revenue.
Let's talk.
Whether you're launching a new property or optimising an existing one — we'd like to hear from you.
Ready to get started?
Fill out our contact form and we'll get back to you within 24 hours.
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