Show up in person
Every managed unit, every two weeks, documented with photos. No exceptions and no remote-only management.
About us
Why a Cebu property manager charges a flat fee
Amuma is Cebuano for to care for. The name is the whole business model: we look after other people’s property the way a family member would, and we structured the pricing so that nothing pulls us in a different direction.
Who is Amuma Properties? Amuma Properties is a property management company based in Cebu City, Philippines, managing condominium and short-term rental units on Airbnb and Booking.com for owners who live in Cebu, elsewhere in the Philippines, or overseas. It charges a flat PHP 5,000 per month per property rather than a percentage commission, visits every managed unit in person every two weeks, and deliberately caps portfolio size to protect that standard.
The problem we were built around
Most people who own a condo in Cebu do not live next to it. They are working in Dubai or Singapore, they moved to Manila, they are based in California, or they simply have a job that does not allow them to meet a plumber at 2 p.m. on a Wednesday. The unit is often the largest asset they own and the one they can see the least.
What those owners are actually buying from a property manager is not cleaning or messaging. It is knowing. Knowing the unit is in good condition, knowing where the money went, knowing that a guest complaint was handled before it turned into a public review.
Almost every part of how we operate is a consequence of that. The bi-weekly visit exists so there is always recent, first-hand knowledge of the unit. The photo log exists so that knowledge is transferable to you. The PHP 3,000 approval threshold exists so nothing meaningful happens to your property without you agreeing to it. The portal exists so you never have to send the message that starts “sorry to bother you, but…”
Why flat fee, honestly
The standard model in Philippine short-term rental management is 15–20% of gross booking revenue. It has one real advantage: the manager only earns when the unit earns, which sounds like alignment.
In practice it creates a subtler problem. A commission manager’s income rises with your gross revenue, not your net. That makes aggressive discounting attractive — more bookings at lower rates raises their fee while raising your cleaning costs and wear on the unit. It also makes taking on a hundred more doors more attractive than doing better on the ones they already have.
A flat fee removes both incentives. We earn PHP 5,000 whether your unit does PHP 30,000 or PHP 300,000 in a month. The only way we grow revenue is by keeping owners and being recommended by them — which means the only sensible strategy is to make your unit genuinely profitable and keep you informed.
We will say the trade-off out loud, because it is real: if your unit earns less than about PHP 30,000 a month, a commission manager will probably cost you less than we do. That is a fair reason to choose someone else, and we would rather you knew it before signing than after.
Why we cap the portfolio
A promise of bi-weekly in-person visits has a hard physical limit. There are only so many units one team can reach on that schedule while also answering guests within 24–48 hours and inspecting turnovers. Managers with hundreds of doors are not lying about their scale — they are simply running a different, more remote product.
We check capacity before every new unit and decline when taking it on would degrade the standard for existing owners. It caps how fast we grow. It is the trade we chose.
For owners abroad
What changes when you are ten time zones away
Roughly the whole point of the operating model. Here is what an overseas owner gets specifically.
| Your worry | What we do about it |
|---|---|
| “I have no idea what condition the unit is in.” | In-person visit every two weeks, photo-logged to your portal, plus photo verification after every turnover clean. |
| “How do I know money is not disappearing?” | Itemised monthly statement with the original receipt attached to every line. Repairs are billed at cost with no mark-up and no vendor commissions. |
| “What if they spend my money without asking?” | Written approval required for any expense above PHP 3,000. Genuine emergencies are actioned first and reported the same day, with the reason documented. |
| “I cannot take calls during Philippine business hours.” | The portal is available 24/7, so most questions are answered without a call at all. Messaging is asynchronous via the portal, email, Viber, or WhatsApp. |
| “Will I understand the reporting?” | All reporting and communication is available in English. Statements reconcile gross revenue, platform fees, cleaning, repairs, and management fee to a traceable net figure. |
| “I want to use the unit myself sometimes.” | Send us the dates and we block them across every connected calendar. No penalty, no minimum-night requirement for owner stays. |
How we work
Four commitments we will put in writing
Ask before we spend
Nothing above PHP 3,000 without your written approval. Emergencies actioned first, reported same day.
No hidden margin
No mark-up on repairs, no vendor commissions, no revenue share. The PHP 5,000 is the whole of our income from you.
Tell you the bad news
If your unit is not a good short-term rental, if a month was weak, or if we made a mistake — you hear it from us first.
The people
Who you are actually trusting
You are handing someone the keys to your property. You should know their name.
[Founder name]
Founder & Managing Director · Cebu City
[Two or three sentences: how long they have worked in Cebu property or hospitality, what they did before, and why they started Amuma. Mention any relevant qualification, licence, or association membership.]
[Operations lead name]
Operations & Guest Relations · Cebu City
[Two or three sentences on their background and what they are responsible for day to day.]
Company facts. Amuma Properties was founded in [year] and is based in Cebu City, Cebu, Philippines. [Add: registration or DTI/SEC number if you have one, and any professional association membership.] It currently manages [number] condominium units across Metro Cebu.
Talk to us before you decide
The assessment is free and there is no obligation. Worst case, you leave with a realistic number for what your unit could earn.