The short answer
For a property with 24 rooms, 60 percent occupancy and an average rate of 130 euros, each percentage point of revenue that moves from the portal to your own site saves roughly 920 euros a year. According to HOHEIT's price page, the website costs at least 50,400 euros over three years. It pays off only from a shift of about 18 percentage points, not at ten.
Key takeaways
- Each percentage point of revenue that moves from the portal to your own site saves about 920 euros a year in this calculation, after payment fees.
- According to the price page, the HOHEIT house package costs from 18,000 euros one-off and from 900 euros a month; over three years that is at least 50,400 euros.
- For 24 rooms, the calculation pays off over the first three years only from roughly 18 percentage points of shift, and from roughly 12 points once only operation is paid.
- At a shift of ten percentage points, a property with these figures needs roughly 44 rooms for the calculation to work out.
- Guest data, independence from the portal and the costs of your current website sit next to the calculation, not inside it.
For a property with 24 rooms, direct booking is worth as much each year as the revenue that moves from the portal to your own site: roughly 920 euros per percentage point. Set against the costs of your own hotel website with booking flow from HOHEIT, the calculation only works out at 24 rooms from roughly 18 percentage points of shift, and that is a lot.
We deliberately calculate with HOHEIT's actual price. HOHEIT launched in 2026 and has no published hotel references yet, so there is no customer count here, only a calculation with assumptions that you replace with your own. How to take your commission rate from the statement is explained in the guide to commission calculation; this article sets the commission saved against the costs.
The assumptions behind this calculation
All values except the price are assumptions for an example property. The commission rate of 15 percent was chosen because Booking.com describes its commission as a percentage of the booking value, the amount of which varies by country, property and the programmes booked [Q1]. Take the rate from your last statement.
| Assumption (example property, worked example) | Value |
|---|---|
| Rooms | 24 |
| Occupancy | 60 percent |
| Average rate per night | 130 euros |
| Booked nights (24 × 365 × 0.6) | 5,256 |
| Room revenue per year | about 683,000 euros |
| Share via portals today | 55 percent |
| Commission rate | 15 percent |
| Payment fee on direct bookings | 1.5 percent |
On these values, the property pays about 56,400 euros in commission a year: 55 percent of room revenue, of which 15 percent.
What one percentage point of shift is worth
One percentage point of room revenue is about 6,830 euros in this example. If it moves from the portal to your own site, roughly 1,025 euros of commission falls away and roughly 100 euros of payment fees are added. Net, about 920 euros a year remain per percentage point.
Shift means the same guests booking through a different channel, for example regulars who book directly instead of via the portal. Bookings that would have come direct anyway save nothing, so count the change in direct share.
What HOHEIT costs over three years
The house package costs from 18,000 euros one-off and from 900 euros a month for operation and optimisation, according to the price page, cancellable monthly after twelve months. Over three years that is at least 50,400 euros, an average of 16,800 euros a year (as of October 2026). From the fourth year, according to the price page, 10,800 euros a year remain for operation.
HOHEIT states the fixed price after the first meeting. The calculation takes the entry price; a higher fixed price moves the threshold upwards. Not included is the AI concierge, whose set-up costs from 5,000 euros according to the price page.
The 24-room calculation at a glance
| Shift (worked example based on assumptions) | Commission saved net per year | Costs per year, average over three years | Result per year |
|---|---|---|---|
| 5 percentage points | 4,610 euros | 16,800 euros | minus 12,190 euros |
| 10 percentage points | 9,220 euros | 16,800 euros | minus 7,580 euros |
| 18 percentage points | 16,600 euros | 16,800 euros | roughly zero |
| 20 percentage points | 18,440 euros | 16,800 euros | plus 1,640 euros |
Over three years, the table shows at ten points roughly 27,700 euros of commission saved against 50,400 euros of costs. From the fourth year, when only operation runs, the threshold according to the calculation is at roughly twelve points.
Ten percentage points here means the direct share rising from 45 to 55 percent of revenue. Whether your property achieves this depends on location, regulars and pricing policy. Nobody can promise that, HOHEIT included.
From what property size it pays off, and when it does not
Per room, a percentage point of shift at a 130-euro rate and 60 percent occupancy brings roughly 38 euros net per year. From this follows, according to the calculation, how large a property must be for the commission saved to cover the 16,800 euros a year:
- at 10 points of shift, from roughly 44 rooms,
- at 15 points, from roughly 30 rooms,
- at 20 points, from roughly 22 rooms.
Below roughly 22 rooms, the hotel package does not pay for itself with these figures over the first three years, even with a strong shift. Higher rates lower the threshold: at 180 instead of 130 euros and ten points, it is roughly 32 rooms. For holiday apartments, the price page lists the smaller host package (Gastgeber) from 4,900 euros and 149 euros a month, which has its own calculation.
What the calculation does not show
What speaks for direct booking is not expressed in euros: those who book direct leave their details with you and can be addressed before their next stay. Those who sell most of their revenue through one channel are, moreover, dependent on that channel's rules. If your current website already costs money for hosting, maintenance or a booking engine, deduct that amount from the 16,800 euros; only the difference is counted.
What speaks against it: the costs arise immediately, while the shift comes over seasons, if at all. The cost comparison of website builders, software websites and your own site looks at other routes.
How implementation with HOHEIT works
In the first meeting, HOHEIT checks, based on the interface documentation, whether your channel manager or PMS can be connected, and then names the fixed price. A hotel website takes eight to fourteen weeks from approval of the concept. HOHEIT builds the website and booking flow and trains your team on the content management system in which you maintain rooms, prices, offers and texts yourself.
From launch, HOHEIT provides monthly figures on direct share, abandonments in the booking flow, loading time and enquiries. This lets you see whether the shift from this calculation occurs or not. Domain, content and guest data remain your property.
Next, enter your commission rate and direct share from last year's statement into the table, and have your current site checked with the free technical check of your website to see what it already delivers. We are happy to go through the calculation with your figures together when you book an appointment.
Sources and further reading
Häufige Fragen
Should I be cheaper on my own site than on the portal?
Pricing across channels touches your contracts and applicable law, so have it checked by a specialist before making any change. Regardless, prices are not the only factor: a better room at the same rate, a later check-out or parking included are reasons to book direct that cannot be compared one-to-one.
How long does it take for a shift to show?
Think in seasons, not weeks. Regulars only book differently on their next stay. The figure becomes reliable when you put two comparable periods side by side and factor in occupancy and price level, otherwise you confuse a good season with a shift. The monthly report only helps if you read it over at least a year.
Which costs are easily overlooked in this calculation?
The working time for maintenance and enquiries, the cost of good photos, and the fees of the payment provider if your rate is above the assumption. Photos are a separate investment that is often budgeted tightly, although they work on all channels at once, including the portal.
Does the AI concierge change the calculation?
Not directly. The concierge answers guest questions; it does not shift any commission. So weigh it against your team's time, not against the commission saved. Add it only once the calculation for the website works for your property, so that you do not mix two decisions.
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