01
Be found
The guest searches on Google or asks an AI assistant. Structured data describes your house without ambiguity.
Schema.org · llms.txt · language versions
Direct booking · AI concierge · Channel manager
Your house.Your rates.Your guests.
HOHEIT builds boutique hotels and holiday-rental hosts their own sales channel: a website that sells live from your channel manager, and an AI concierge that answers guest questions and says that it is an AI.
A product of EA Digital Solutions, Graz, Austria
If most of your rooms sell through platforms, every one of those bookings costs you a share. Even for guests who already knew your house and only wanted the fastest way to book.
Three places where money leaks
Commission on every booking
Platforms usually charge on the gross amount, even for returning guests who come back through the app.
Your own channel with live availability and perks for direct bookers.
A front desk full of routine questions
Check-in, parking, dogs, Wi-Fi. The same answers every day, often after hours and in three languages.
An AI concierge built on your house data, with hand-over to your team.
A website that does not sell
Slow on mobile, no price at first sight, booking in a foreign window. The guest goes back to the app.
Booking in three steps, right on your own site.
Anatomy of a booking
Where 1,000 euros go.
01The guest pays 1,000 euros
Three nights in a double room, including 10 per cent VAT as it applies to accommodation in Austria.
02The VAT belongs to the tax office
About 91 euros go to the state, whatever the channel.
03Commission is charged on the gross amount
At 15 per cent that is 150 euros, calculated on the amount including tax. Measured against net revenue it is 16.5 per cent.
04Direct, the difference stays with you
A direct booking carries payment fees, 2 per cent in this example. The rest is your revenue.
Through a platformExample values
Guest pays1,000.00 €
VAT 10 %−90.91 €
Commission 15 % of gross−150.00 €
You keep759.09 €
Direct on your website
Payment fee 2 %−20.00 €
You keep889.09 €
More per booking130.00 €
Through a platform
Direct on your website
Services
Three building blocks, one system.
- 01Direct booking website
A website that sells rooms: availability and rates live from your system, booking in three steps, payment straight to you. Fast on mobile and readable for Google and AI assistants.from €4,900 - 02AI concierge
A digital concierge that answers guest questions on your website, WhatsApp and email, around the clock and in the guest’s language. It only uses your house data, discloses that it is an AI and hands over to your team when unsure.from €5,000 set-up - 03Channel manager integration
Your website talks directly to Smoobu, Lodgify, Beds24, Hostaway, Apaleo or Mews. Availability, rates and bookings flow both ways, without double entry and without overbooking.included in both packages
The guest journey
From the first search to the next direct booking.
02
See it at once
The page is there on mobile before the guest gets impatient. Right-sized photos, no plugin ballast.
Pre-rendered pages · AVIF and WebP images
03
Free or not
Calendar and rates come live from your channel manager. What is gone on the platform is gone here too.
Smoobu · Lodgify · Beds24 · Apaleo · Mews
04
Book and pay
Dates, room, details. Payment happens on the same page, the booking lands in your system with its status.
Stripe · Apple Pay · Google Pay · deposits
05
Questions before arrival
The AI concierge answers directions, parking and check-in by WhatsApp or email and hands over when needed.
Disclosed as AI under Art. 50 EU AI Act
06
Come back
With consent, the guest gets an invitation next year to book directly with you.
Your own guest data · double opt-in
The guest journey
From the first search to the next direct booking.
01
Be found
The guest searches on Google or asks an AI assistant. Structured data describes your house without ambiguity.
Schema.org · llms.txt · language versions
02
See it at once
The page is there on mobile before the guest gets impatient. Right-sized photos, no plugin ballast.
Pre-rendered pages · AVIF and WebP images
03
Free or not
Calendar and rates come live from your channel manager. What is gone on the platform is gone here too.
Smoobu · Lodgify · Beds24 · Apaleo · Mews
04
Book and pay
Dates, room, details. Payment happens on the same page, the booking lands in your system with its status.
Stripe · Apple Pay · Google Pay · deposits
05
Questions before arrival
The AI concierge answers directions, parking and check-in by WhatsApp or email and hands over when needed.
Disclosed as AI under Art. 50 EU AI Act
06
Come back
With consent, the guest gets an invitation next year to book directly with you.
Your own guest data · double opt-in
Who it is for
Two sizes, one principle.
Integrations
Talks to the systems you already use.
Channel managers and PMS with open APIs, the big platforms through your channel manager, payments and messaging directly. The logos name systems our websites work with, not partnerships.
Talk to us about your systemPlatforms via your channel manager: Booking.com, Airbnb, Expedia, Tripadvisor, Google, Google Maps. Channel managers and PMS: Smoobu, Lodgify, Beds24, Hostaway, Apaleo, Mews. Payments, messaging and technology: Stripe, PayPal, Klarna, WhatsApp, Claude, Next.js, Payload CMS, Vercel, PostgreSQL.
SmoobuLodgifyBeds24HostawayApaleoMewsSmoobuLodgifyBeds24HostawayApaleoMewsSmoobuLodgifyBeds24HostawayApaleoMews
Booking.comAirbnbExpediaTripadvisorGoogleGoogle MapsBooking.comAirbnbExpediaTripadvisorGoogleGoogle MapsBooking.comAirbnbExpediaTripadvisorGoogleGoogle Maps
StripePayPalKlarnaWhatsAppClaudeNext.jsPayload CMSVercelPostgreSQLStripePayPalKlarnaWhatsAppClaudeNext.jsPayload CMSVercelPostgreSQLStripePayPalKlarnaWhatsAppClaudeNext.jsPayload CMSVercelPostgreSQL
Commission calculator
What platforms cost you per year.
Move the sliders to your numbers. The calculation runs in your browser; nothing is stored or sent.
The presets are example values, not industry averages.
30
Rooms, apartments or flats
160 €
Gross price including VAT
68 %
Share of nights booked per year
60 %
15 %
As per contract; Airbnb host-only fee is 15.5 % for most hosts
20 %
Part of platform bookings that could book direct, e.g. returning guests
- Commissions per year
- 107,222 €
- Extra revenue per year
- 17,156 €
Average commission per booked night: 14.40 €
Over five years: 85,778 €
Revenue per year1,191,360 €
Commissions per year 9.0 %Direct instead of platform 142,963 €
Method: units × 365 × occupancy × rate gives revenue. The platform share times the commission rate gives commissions. Extra revenue is the shifted revenue times the commission rate minus the cost per direct booking. VAT and commission on gross amounts are simplified.
Review the result with usHow we work
Principles that are in the contract.
You own everything
Domain, content, guest data. The CMS is open source, there is no licence per room.
AI that says so
Every assistant discloses that it is an AI, answers only from your data and hands over to people.
Measured, not promised
No percentage promises. Every month: direct share, drop-offs, load time and enquiries in a report.
No plugins
Next.js and Payload CMS in one application, servers in Frankfurt, updates handled by us.
One contact
You talk to the person who builds your project. No hand-offs between changing teams.
Fixed price after the concept
After the first call you receive a concept with a fixed price and timeline before any money moves.
Packages
Prices you know before you call.
Host
Holiday apartments and chalets from four units
from €4,900
one-off, then from €149 per month
- Website on our system, in your design
- Live availability from Smoobu, Lodgify or Beds24
- Direct booking with online payment
- German and English
- AI answers to routine questions, disclosed as AI
- Hosting, updates and monitoring
House
For hotelsBoutique hotels and aparthotels with 15 to 60 units
from €18,000
one-off, then from €900 per month
- Bespoke design and booking flow
- PMS and channel manager integration, live rates
- Structured data for Google and AI search
- Multilingual for your markets
- CMS with training for your team
- Ongoing optimisation and A/B tests
AI concierge
Add-on for House, also for existing websites
from €5,000
set-up, operation included in the monthly fee
- Answers on website, WhatsApp and email
- Knowledge base from your house data
- Live availability from the PMS
- Hand-over to the front desk
- Disclosure under Art. 50 EU AI Act
- Monthly report on questions and answers
Frequently asked questions
What exactly does HOHEIT do?
We build your own sales channel: a fast website with live availability from your channel manager or PMS, a booking flow with online payment and, if you like, an AI concierge that answers guest questions.
Do we have to give up Booking.com and Airbnb?
No. Platforms remain an important channel for new guests. The aim is that returning guests and those who already found you on Google book directly, and the commission stays with you.
Which channel managers do you connect?
Systems with an open API, for example Smoobu, Lodgify, Beds24, Hostaway, Apaleo and Mews.
Is the AI concierge compliant?
It discloses itself as AI before every conversation, as Article 50 of the EU AI Act requires from 2 August 2026, answers only from approved information and hands over to your team. This is not legal advice.
Who is behind HOHEIT?
HOHEIT is a product of EA Digital Solutions e.U. in Graz, Austria. Your contact is Adam Khalil.
Nächster Schritt
How much commission do you pay today?
Send us your website address. Within three working days you receive a short report on load time, booking path and structured data. Free of charge, no sales call required.