A guest house website with direct bookings — no commission
- Pay once the website is finished
- 6 months of free support
- No monthly fee
How much does Booking.com cost you every year?
Enter your own numbers. The calculation happens only on your screen — nothing is saved or sent.
You pay Booking.com about
€1,200 a year
- If just 1 in 5 nights comes to you directly, you save about €240 a year.
- A website with bookings from €490 pays for itself after about 41 nights booked directly.
Want to see how many of these bookings you could take directly?
Free consultationThis is an estimate. You'll find your exact rates on your Booking.com invoices.
Since 2024, Booking.com can't stop you offering a lower price on your own website
Since 14 November 2024, Booking.com has not been allowed in the European Union to stop you offering a different — including lower — price on other channels, your own website included. And in September 2026 the European Commission announced that your prices outside Booking.com no longer affect your ranking there or your access to Genius and Preferred.
So now you can give guests a reason to book direct: a slightly better price, a late check-out or a bottle of local wine. More about the change and what Booking.com really takes
Booking.com is the shop window, your website is the till
You don't have to give up Booking.com. It's great at bringing you new guests. But returning guests, referrals and people who search for you by name on Google can book direct. There you pay zero commission.
What you get
For your guests
- Free dates straight away, without writing and waiting for a reply
- The price on the spot for their dates and number of guests, with seasonal prices
- A booking request from their phone in a minute, no registration
- A fast website: 90+ on Google PageSpeed, because most guests browse on mobile data, often while travelling
- A second language for international guests (+10%)
For you
- Confirm with one tap from your phone — the system doesn't allow double bookings
- Block dates sold on Booking.com or over the phone
- Deposits and payments: see who has paid a deposit, who has paid in full and who hasn't yet
- An automatic email to the guest when you confirm
- Change photos, seasonal prices and terms yourself, without calling a developer
- Guests and GDPR: a guest list, and data deleted once it's no longer needed
- Export for your accountant: bookings for any period in one file
Booking.com only, a booking platform or your own website?
| Booking.com only | Subscription booking platform | A booking website from me | |
|---|---|---|---|
| Commission | 15–22% of every booking | Usually none or small | None |
| Monthly fee | None | Usually yes | None |
| Do you own the website and data? | No | While you pay the subscription | Yes — the code and domain are yours |
| Brings new guests | Yes, that's its strength | Not on its own | Not on its own — that's why Booking.com stays |
| Automatic sync with Booking.com | Not applicable | Often yes | On request, otherwise you block dates by hand |
| Starting cost | €0 | A subscription, sometimes a set-up fee | From €490, one-off |
They work best together: Booking.com brings you new guests, and your website brings the direct bookings with no commission.
See how it works
Open the demo on your phone — that's the best way to see it. The demo is in Bulgarian, but the flow is the same in any language. If you'd like to try the admin panel too, ask me for demo access.
Demo project: website and booking system
Pette Bora · five houses in the Rhodope Mountains, Bulgaria
Guests see free dates and the price straight away and send a booking request. The owner confirms, keeps track of the calendar and deposits, and changes prices from their phone.
Real project
Amethyst Villas · luxury guest houses in Lozenets, Bulgaria
A website I built for a complex of holiday villas by the sea.
Price
- Website with admin panel and bookingsfrom €490
- Showcase website without a booking systemfrom €300
- Second language+10% of the website price
No monthly subscription for the system. Hosting is usually free; you only pay for the domain (around €10–30 a year). Prices exclude VAT. VAT is charged where applicable; for EU businesses with a valid VAT number, the reverse charge applies.
I take on up to 2 new projects a month, so each one gets the time it needs.
How it works
- 01
Free call
You tell me about your property, how many houses or rooms you have and how you take bookings today.
- 02
Written quote
An exact scope, timeline and price. Work starts once you agree.
- 03
Design and build
You see the website on a test address while it's being built and tell me what to change.
- 04
Handover
I show you how to use the admin panel. Only then do you pay.
The quiet season is the best time: your website will be ready before the summer enquiries start.
Frequently asked questions
- How much does a guest house website cost?
- A showcase website is from €300, and a website with a calendar, bookings and an admin panel is from €490. A second language is +10%. You get the exact price in writing after a short free call.
- Is there a monthly fee for the booking system?
- No. The system is part of your website and it's yours. You only pay for the domain, around €10–30 a year.
- Do I have to stop using Booking.com?
- No. Booking.com keeps bringing you new guests. The website is for everyone else: returning guests, referrals and people who search for you by name.
- How do you avoid double bookings with Booking.com?
- When you sell dates on Booking.com or over the phone, you block them in the website's calendar with a few taps. The system won't let two bookings be confirmed for the same night. An automatic connection to Booking.com is possible on request.
- Can I change the prices and photos myself?
- Yes. From the admin panel you change seasonal prices, photos and terms without being able to break the design.
- Can guests pay online?
- The guest sends a booking request, you confirm it, and the deposit is paid by bank transfer or however you work today. Online card payment is possible on request.
- How long does it take?
- Usually 4–6 weeks. The longest part is the photos and text, so it's best to prepare them in parallel.
- Will the website show up on Google?
- I build it to be technically right: fast, with proper titles, descriptions and structured data. That way guests searching for your property's name will find you. No honest developer can promise first place for generic searches like “guest house in Tuscany”.
Tell me about your property
How many houses or rooms do you have, and how do you take bookings today? A few sentences are enough. I'll tell you what makes sense to do — including if the answer is “for now, Booking.com is enough”.
I reply within one working day. Prefer the phone? +359 87 98 66 113 · WhatsApp