Cebu City, Philippines
Amuma Properties manages condominium and short-term rental units in Cebu City for a fixed monthly fee — never a percentage of your revenue. Bi-weekly on-site visits, itemised expenses, and a 24/7 owner portal, whether you live in Cebu, Manila, Dubai, or California.
What is Amuma Properties? Amuma Properties is a property management company based in Cebu City, Philippines. It manages condominium units and short-term rentals listed on Airbnb and Booking.com on behalf of owners who live in Cebu, elsewhere in the Philippines, or overseas. Unlike managers who charge 15–20% of booking revenue, Amuma charges a fixed PHP 1,500–4,000 per month per property, set by unit size and scope and agreed in writing, so the fee does not rise as the unit earns more. Amuma is Cebuano for to care for.
Who we manage for
Different worries, same answer: know exactly what is happening to your unit, at all times.
You bought the unit while working abroad and you cannot be there to check on it. You need proof, not promises — photos from every visit, receipts for every peso, and someone who answers on Viber across time zones.
You live here, you have one to five units, and you are tired of guest messages at 2 a.m. You want the income without the operations — and you want to see the math.
You own a Cebu condo but you are not from here. You need plain-English reporting, clear documentation, and a manager who explains the local reality without the runaround.
Why owners choose us
Every claim below is something you can verify in your portal or in a monthly statement.
Bi-weekly on-site visits, plus a checked turnover between every stay. Problems are found by us on a Tuesday, not by a guest on a Saturday night.
Standard: every visit photo-logged to your portal.
Itemised statements with receipts. Nothing above PHP 3,000 is spent without your written approval, except genuine emergencies — and those are reported the same day.
Standard: receipts filed monthly, viewable any time.
A percentage manager earns more when your revenue rises, whether or not their work changed. A fixed fee means we only grow by keeping you — so we focus on your net income.
Standard: a fixed peso amount, agreed in writing, no revenue share, ever.
Inquiries answered within 24–48 hours, urgent issues escalated immediately. Calm, well-handled guests are the cheapest form of five-star reviews.
Standard: 4.7+ rating target on every managed unit.
We deliberately limit how many units we take on. A manager with 200 doors cannot visit yours every two weeks. We would rather turn work away than dilute the standard.
Standard: capacity checked before every new unit.
A 24/7 owner portal with bookings past and upcoming, revenue by month and platform, every expense with its receipt, and direct messaging to our team.
Standard: no waiting for a monthly email to know.
Pricing
The higher your unit earns, the more a percentage model costs you. Here is the same unit under both models.
| Your monthly rental revenue | Typical 15–20% commission | Amuma fixed fee | You keep, per month |
|---|---|---|---|
| PHP 20,000 | PHP 3,000 – 4,000 | PHP 1,500 – 4,000 | Depends on your fee |
| PHP 30,000 | PHP 4,500 – 6,000 | PHP 1,500 – 4,000 | + PHP 500 – 4,500 |
| PHP 50,000 | PHP 7,500 – 10,000 | PHP 1,500 – 4,000 | + PHP 3,500 – 8,500 |
| PHP 100,000 | PHP 15,000 – 20,000 | PHP 1,500 – 4,000 | + PHP 11,000 – 18,500 |
| PHP 400,000 | PHP 60,000 – 80,000 | PHP 1,500 – 4,000 | + PHP 56,000 – 78,500 |
What we do
Five service areas, all included in the fixed monthly fee unless marked as a pass-through cost.
Airbnb and Booking.com setup, listing copy and photo direction, calendar hygiene, and rate updates so the unit stays competitive without you touching it.
Inquiries, check-in and check-out, and issue resolution — answered within 24–48 hours with clear escalation rules for anything urgent.
Standardised turnover checklist, photo verification after every clean, supply restocking, and spot checks. Cleanliness is the single biggest driver of your review score.
Bi-weekly visits, preventive fixes before they become expensive, and vendor coordination — documented, with your approval on anything over PHP 3,000.
Live bookings, revenue by month and platform, every expense with its receipt, occupancy, and direct messaging with our team — available 24/7.
The free assessment tells you what it would realistically earn and what it would cost to get there. No obligation.
Book the assessmentHow onboarding works
We look at your unit, its location, and comparable listings, then give you a realistic income projection and an honest view of what needs fixing first. Free, no obligation.
Professional photography coordination, listing creation and optimisation, house rules, pricing strategy, check-in flow, and property preparation.
Calendars open across Airbnb and Booking.com. We take over guest messaging, turnovers, and maintenance from day one.
Your portal goes live with bookings, revenue, expenses, and visit photos. You check in whenever you want — or read the monthly statement and get on with your life.
Managed properties
All three are live, bookable listings. Click through and read the guest reviews yourself — that is the point.
Air-conditioned studio with kitchenette and patio, overlooking Cebu Golf and Country Club.
Quiet, well-located studio suited to solo travellers, couples, and remote workers. Self check-in.
Walking distance to Cebu IT Park, Ayala Center Cebu, and SM City Cebu.
Figures reflect the current managed portfolio and are not a guarantee of future performance. Your unit's results depend on its building, layout, condition, and season.
Common questions
A fixed PHP 1,500–4,000 per month per property, set by unit size and scope and agreed in writing before you sign, with no percentage commission on your revenue. Cleaning is billed per turnover: PHP 650 studio, PHP 750 one-bedroom, PHP 950 two-bedroom, PHP 1,050 three-bedroom. A one-time refundable PHP 5,000 expense deposit covers supplies, toiletries, and minor repairs, with receipts provided monthly.
Most Philippine short-term rental managers take 15–20% of gross booking revenue. Amuma charges a fixed peso amount regardless of what the unit earns. On a unit earning PHP 50,000 a month, a commission would be PHP 7,500–10,000. At PHP 100,000 a month it would be PHP 15,000–20,000 — while the actual work of running the unit barely changes. The fixed fee keeps that difference with you.
Yes — a large share of our owners are overseas Filipinos and foreign investors. You get a 24/7 portal with live bookings, revenue, and itemised expenses, plus photo documentation from bi-weekly visits. Anything over PHP 3,000 needs your written approval before we spend it, except genuine emergencies, which we report the same day.
The owner, at cost — we do not mark up repairs or add a coordination fee. We source the vendor, supervise the work, and file the receipt in your portal. Expenses above PHP 3,000 require your approval first, except emergencies.
Airbnb and Booking.com, plus direct bookings. We deliberately stay on these two platforms so calendars, pricing, and messaging stay consistent — spreading across six platforms is how double bookings and rate mistakes happen.
Yes. Tell us the dates and we block them across every connected calendar. There is no penalty and no minimum-nights requirement for owner stays.
Metro Cebu — Cebu City, Mandaue City, and Lapu-Lapu City. Because we visit every unit bi-weekly, we only take on properties we can physically reach on that schedule.
Free, no obligation
We will assess your unit, give you a realistic income projection, and tell you honestly whether short-term rental is the right move for it — even if the answer is no.