Frequently Asked
Questions
Everything you need to know about working with Panni Property Management — from fees and services to compliance and getting started.
How do I get started with Panni Property Management? +
The easiest way is to message us directly on WhatsApp or fill in the contact form. We will arrange a free, no-obligation property assessment within 48 hours — a short conversation to understand your property, your goals, and whether we are the right fit.
We only accept 2 new properties per month to maintain our 5-star standard across every property we manage.
Where do you operate? +
We are based in Larnaca, Cyprus, and currently manage properties in the Larnaca district. If you have a property outside this area, contact us and we will let you know whether we can help.
Do I need to be in Cyprus to work with you? +
No. Many of our owners are internationally based. We handle everything end-to-end — from listing setup to guest communication to financial reporting — so you never need to be on site. You receive monthly reports and have access to your real-time Owner Dashboard from anywhere in the world.
What types of properties do you manage? +
We manage short-term rental properties listed on Airbnb, Booking.com, and VRBO. We work with apartments, villas, and houses in the Larnaca area. We are selective — we only take on properties we are confident we can manage to our 5-star standard.
What is your management fee? +
Our management fee is 23% of rental revenue, including VAT. This is an all-in monthly fee — no hidden charges, no surprise deductions, no separate booking or admin fees.
There is also a one-time Setup & Onboarding fee of €250, which covers your property assessment, listing creation, account setup, deep-clean, legal compliance check, and guest experience design. Everything needed to launch correctly from day one.
Are there any hidden fees? +
No. The 23% management fee covers the full monthly service. The €250 one-time onboarding fee covers setup. Optional add-ons such as IoT devices, home staging, or a welcome kit are priced separately and only activated at your request. Our Full Transparency Guarantee means every euro in and out is visible to you in real time.
What does the management contract look like? +
We use a written Management Agreement that sets out the scope of services, fee structure, and responsibilities of both parties. We build long-term partnerships, not short-term contracts. Contact us to discuss the terms in detail.
What is included in the management service? +
Setup & Onboarding (€250 one-time) covers: property assessment, professional photography session, property setup and deep clean, guest experience design, account and listing creation on all platforms, and LegalShield compliance verification.
Monthly Management (23% incl. VAT) covers:
- Dynamic Pricing — AI-driven pricing recalibrating 24× a day
- Calendar Synchronisation — real-time sync across Airbnb, Booking.com, and VRBO
- Booking & Guest Management — multilingual concierge in English, French, German, and Portuguese
- Property Operations — professional cleaning, linen, and restocking between every stay
- Listing Optimisation — ongoing SEO, category targeting, and review management
- Monthly Reports — financial report, booking summary, and legal compliance updates
What languages do you speak? +
We communicate fluently in English, French, German, and Portuguese. Guest communication is handled in the guest's own language — which directly improves reviews and repeat bookings.
How does dynamic pricing work? +
We use market-based dynamic pricing tools that recalibrate your nightly rate up to 24 times per day, based on local demand, seasonality, competitor pricing, events, and occupancy trends. This ensures your property captures peak-demand windows that static pricing always misses.
Can I still use my property myself? +
Yes. Your property remains yours and you can block dates for personal use at any time. We manage your calendar and ensure your reserved periods are never double-booked. This is also important for owners using the property to support Cyprus Non-Dom tax residency — we document your stays correctly as part of the service.
Do you offer home staging? +
Yes, as an optional add-on. Our staging consultation assesses your property's current setup and identifies the highest-impact changes — furniture, lighting, textiles, and art — to move your listing into the luxury tier on the platforms. Pricing is upon consultation. Request a staging consultation here.
How do I track my property's performance? +
You have access to a Owner Dashboard showing guest status, occupancy, and revenue. You also receive monthly reports covering every euro in and out — bookings, cleaning costs, management fees, net profit, and legal compliance updates.
What rental yield can I expect? +
Gross short-term rental yields in Larnaca currently range from 6% to 9%+ for well-managed properties. Actual yield depends on your property's location, size, condition, and presentation. We can give you a precise estimate during your free property assessment.
What is your 5-Star Guarantee? +
If a guest leaves a review below 4 stars due to a cleaning or operational issue on our side, we credit the full cleaning fee for that stay. No argument, no delay.
What is changing on May 20, 2026? +
EU Regulation 2024/1028 comes into force on May 20, 2026. From this date:
- Platforms like Airbnb and Booking.com are legally required to automatically delist any property without a valid registration number from the Cyprus Deputy Ministry of Tourism
- Platforms will automatically report monthly booking data directly to the authorities
- All short-term rentals must hold liability insurance of at least €500,000 or face fines up to €5,000
Do you handle the 2026 compliance registration for me? +
Yes — included in our management service as the LegalShield. We handle your registration with the Cyprus Deputy Ministry of Tourism, manage the digital data trail, and audit your insurance and safety equipment. Zero effort on your part.
My property is already listed on Airbnb. Am I compliant? +
Not necessarily. Many properties were never correctly registered with the Deputy Ministry of Tourism. From May 20, 2026, unregistered listings will be automatically delisted with no warning. Message us on WhatsApp and we will check your compliance status for free.
Can I rent my property on Airbnb and still qualify for Non-Dom residency? +
Yes — but only with the right management structure. The Cyprus Tax Department requires your property to be demonstrably "at your disposal" as a permanent residence. We manage your calendar to block your required Cyprus days, maintain utility bills in your name, and keep the booking records that prove the property was genuinely available to you throughout the year.
What is the Cyprus 60-Day Residency Rule? +
The 60-day rule allows internationally mobile individuals to become Cyprus tax residents by spending as few as 60 days per year in Cyprus. To qualify you must: spend at least 60 days in Cyprus; not spend more than 183 days in any single other country; hold a business, employment, or directorship in Cyprus; and maintain a permanent residence in Cyprus.
Combined with the Non-Dom regime — 0% tax on worldwide dividends, interest, and capital gains for up to 17 years — this makes Cyprus one of the most compelling residency frameworks in the EU.
Who is behind Panni Property Management? +
Panni Property Management was founded by Moritz and Laura Panni — a couple who have sat on both sides of the same transaction, as guests and as owners. The team speaks English, French, German, and Portuguese, and combines IT expertise, property craftsmanship, investment management, and high-end hospitality experience.
Why do you only accept 2 new clients per month? +
We keep our portfolio deliberately small and selective. Our 5-star standard requires genuine attention to every property, every stay, every guest interaction. We would rather manage fewer properties exceptionally than many properties adequately.
How do I contact you? +
- WhatsApp: +357 97728594 — typical response under 2 hours
- Email: management@panniproperty.com
- Contact form: www.panniproperty.com/contact-us
Message us directly — we respond within 2 hours, 7 days a week.
Frequently Asked
Questions
Everything you need to know about working with Panni Property Management — from fees and services to compliance and getting started.
How do I get started with Panni Property Management? +
The easiest way is to message us directly on WhatsApp or fill in the contact form. We will arrange a free, no-obligation property assessment within 48 hours — a short conversation to understand your property, your goals, and whether we are the right fit.
We only accept 2 new properties per month to maintain our 5-star standard across every property we manage.
Where do you operate? +
We are based in Larnaca, Cyprus, and currently manage properties in the Larnaca district. If you have a property outside this area, contact us and we will let you know whether we can help.
Do I need to be in Cyprus to work with you? +
No. Many of our owners are internationally based. We handle everything end-to-end — from listing setup to guest communication to financial reporting — so you never need to be on site. You receive monthly reports and have access to your real-time Owner Dashboard from anywhere in the world.
What types of properties do you manage? +
We manage short-term rental properties listed on Airbnb, Booking.com, and VRBO. We work with apartments, villas, and houses in the Larnaca area. We are selective — we only take on properties we are confident we can manage to our 5-star standard.
What is your management fee? +
Our management fee is 23% of rental revenue, including VAT. This is an all-in monthly fee — no hidden charges, no surprise deductions, no separate booking or admin fees.
There is also a one-time Setup & Onboarding fee of €250, which covers your property assessment, listing creation, account setup, deep-clean, legal compliance check, and guest experience design. Everything needed to launch correctly from day one.
Are there any hidden fees? +
No. The 23% management fee covers the full monthly service. The €250 one-time onboarding fee covers setup. Optional add-ons such as IoT devices, home staging, or a welcome kit are priced separately and only activated at your request. Our Full Transparency Guarantee means every euro in and out is visible to you in real time.
What does the management contract look like? +
We use a written Management Agreement that sets out the scope of services, fee structure, and responsibilities of both parties. We build long-term partnerships, not short-term contracts. Contact us to discuss the terms in detail.
What is included in the management service? +
Setup & Onboarding (€250 one-time) covers: property assessment, professional photography session, property setup and deep clean, guest experience design, account and listing creation on all platforms, and LegalShield compliance verification.
Monthly Management (23% incl. VAT) covers:
- Dynamic Pricing — AI-driven pricing recalibrating 24× a day
- Calendar Synchronisation — real-time sync across Airbnb, Booking.com, and VRBO
- Booking & Guest Management — multilingual concierge in English, French, German, and Portuguese
- Property Operations — professional cleaning, linen, and restocking between every stay
- Listing Optimisation — ongoing SEO, category targeting, and review management
- Monthly Reports — financial report, booking summary, and legal compliance updates
What languages do you speak? +
We communicate fluently in English, French, German, and Portuguese. Guest communication is handled in the guest's own language — which directly improves reviews and repeat bookings.
How does dynamic pricing work? +
We use market-based dynamic pricing tools that recalibrate your nightly rate up to 24 times per day, based on local demand, seasonality, competitor pricing, events, and occupancy trends. This ensures your property captures peak-demand windows that static pricing always misses.
Can I still use my property myself? +
Yes. Your property remains yours and you can block dates for personal use at any time. We manage your calendar and ensure your reserved periods are never double-booked. This is also important for owners using the property to support Cyprus Non-Dom tax residency — we document your stays correctly as part of the service.
Do you offer home staging? +
Yes, as an optional add-on. Our staging consultation assesses your property's current setup and identifies the highest-impact changes — furniture, lighting, textiles, and art — to move your listing into the luxury tier on the platforms. Pricing is upon consultation. Request a staging consultation here.
How do I track my property's performance? +
You have access to a Owner Dashboard showing guest status, occupancy, and revenue. You also receive monthly reports covering every euro in and out — bookings, cleaning costs, management fees, net profit, and legal compliance updates.
What rental yield can I expect? +
Gross short-term rental yields in Larnaca currently range from 6% to 9%+ for well-managed properties. Actual yield depends on your property's location, size, condition, and presentation. We can give you a precise estimate during your free property assessment.
What is your 5-Star Guarantee? +
If a guest leaves a review below 4 stars due to a cleaning or operational issue on our side, we credit the full cleaning fee for that stay. No argument, no delay.
What is changing on May 20, 2026? +
EU Regulation 2024/1028 comes into force on May 20, 2026. From this date:
- Platforms like Airbnb and Booking.com are legally required to automatically delist any property without a valid registration number from the Cyprus Deputy Ministry of Tourism
- Platforms will automatically report monthly booking data directly to the authorities
- All short-term rentals must hold liability insurance of at least €500,000 or face fines up to €5,000
Do you handle the 2026 compliance registration for me? +
Yes — included in our management service as the LegalShield. We handle your registration with the Cyprus Deputy Ministry of Tourism, manage the digital data trail, and audit your insurance and safety equipment. Zero effort on your part.
My property is already listed on Airbnb. Am I compliant? +
Not necessarily. Many properties were never correctly registered with the Deputy Ministry of Tourism. From May 20, 2026, unregistered listings will be automatically delisted with no warning. Message us on WhatsApp and we will check your compliance status for free.
Can I rent my property on Airbnb and still qualify for Non-Dom residency? +
Yes — but only with the right management structure. The Cyprus Tax Department requires your property to be demonstrably "at your disposal" as a permanent residence. We manage your calendar to block your required Cyprus days, maintain utility bills in your name, and keep the booking records that prove the property was genuinely available to you throughout the year.
What is the Cyprus 60-Day Residency Rule? +
The 60-day rule allows internationally mobile individuals to become Cyprus tax residents by spending as few as 60 days per year in Cyprus. To qualify you must: spend at least 60 days in Cyprus; not spend more than 183 days in any single other country; hold a business, employment, or directorship in Cyprus; and maintain a permanent residence in Cyprus.
Combined with the Non-Dom regime — 0% tax on worldwide dividends, interest, and capital gains for up to 17 years — this makes Cyprus one of the most compelling residency frameworks in the EU.
Who is behind Panni Property Management? +
Panni Property Management was founded by Moritz and Laura Panni — a couple who have sat on both sides of the same transaction, as guests and as owners. The team speaks English, French, German, and Portuguese, and combines IT expertise, property craftsmanship, investment management, and high-end hospitality experience.
Why do you only accept 2 new clients per month? +
We keep our portfolio deliberately small and selective. Our 5-star standard requires genuine attention to every property, every stay, every guest interaction. We would rather manage fewer properties exceptionally than many properties adequately.
How do I contact you? +
- WhatsApp: +357 97728594 — typical response under 2 hours
- Email: management@panniproperty.com
- Contact form: www.panniproperty.com/contact-us
Message us directly — we respond within 2 hours, 7 days a week.