Hospitality Consulting · Cyprus

STR & boutique hotel consulting — 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
About

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.

10+

Years in hospitality

Cyprus

Based & focused

50+

Properties advised

Portfolio

Built, launched &
operating.

Real companies and properties — built from the ground up or turned around under our management.

Company

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.com
Company

Maestro Hospitality

Hospitality management company delivering elevated service standards for hotel and aparthotel properties. Full operational oversight from staffing to guest experience.

maestrohospitality.com
Project

Leochares 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.com
Project

Quality 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.com
Partnership

HostBuddy.ai

Exclusive distribution partner for HostBuddy.ai in Cyprus & Greece — AI-powered guest communication platform for short-term rental operators and boutique hotels.

hostbuddy.ai
Services

What 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.

  • 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.

  • 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
Pricing

Clear, simple pricing.

Every engagement is scoped to your needs. Here's how we structure our work.

Advisory

Strategy Session

€300 One-time consultation
  • 90-minute deep-dive call
  • Property or portfolio review
  • Actionable recommendations
  • Follow-up summary document
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Most popular

Full Business Plan

From €5,500 Per project
  • 10-year P&L projections
  • Market & competitive analysis
  • Investment-ready documentation
  • Break-even & sensitivity analysis
  • Two revision rounds
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Ongoing

Retainer

From €2,500 Per month
  • Dedicated consulting hours
  • Operational support & SOPs
  • Technology guidance
  • Listing optimisation
  • Priority response
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Templates

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.

How to use: Open the .XLSX file in Excel or Google Sheets. Start with the Input tab — enter your room types, nightly rates (ADR), and occupancy targets. All six financial sheets auto-calculate based on your inputs, including monthly projections and annual summaries. Adjust the built-in seasonality curves to match your market's high and low seasons. Use the Dashboard tab for a visual overview of your key metrics. Export the finished budget as a PDF for investor presentations or lender submissions.
.XLSX €149
Buy Template — €149 Preview Template

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.

What's included:
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.
.HTML €249
Buy Dashboard — €249 Preview Business Plan Preview Performance Tracker
Who we work with

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.

Boutique Hotels (5–50 rooms) Aparthotels STR Operators Property Investors Cyprus-Based
Contact

Let's talk.

Whether you're launching a new property or optimising an existing one — we'd like to hear from you.

Email
ck@urbanicahospitality.com
Web
karakontis.com
Location
Cyprus

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