Full‒Service Extended Stay
Property Management 30+
higher occupancy, higher net income – legally compliant and stress-free.
Why
30Nights
We focus on 30 to 90 night furnished stays long enough to be stable, short enough to stay flexible.
For owners, it means fewer turnovers, limited operational responsibility, consistent occupancy, and improved net income.
For guests, it means a real place to live for a season, not just a place to sleep.
30+ Night Packages
Our packages are structured clearly: no hidden fees, no upfront financing. You decide whether you want to use only basic services or include additional services.
Extras & Security
Owner Float & Billing
Owner Float
$200 (Condo) / $400 (Villa) for cleaning, laundry, and consumables. 100% receipt transparency.
Billing
Retainer and management fee due on the 1st of each month.
Optional Add-ons
Content
- Photography: $199 USD
- Drone footage: $199 USD
- Floor plan: $99 USD
- Digital Staging: $150 USD per room
Services
- Utility Bill Service: $9 USD per month per unit
- Maintenance Coordination: $25 USD per hour (remote)
- $12 USD per on-site visit
LaunchGuarantee & Requirements
Launch Guarantee
Within 45 days after go-live, no first qualified 30+-night booking? → $100 USD retainer credit or retainer pause until the first booking.
Requirements
Market-appropriate price; channels live (Airbnb 30+ plus one long-stay platform); float deposited; no owner-side cancellations of suitable inquiries.
Note:
No legal advice. Condos only for stays of 30+ nights. Villas within the non-hotel framework (≤ 8 rooms / 30 guests) or with a hotel license — compliance verification with local partners.ners.
Onboarding
Frequently Asked Questions
Here you’ll find answers to the most common questions from property owners.
That way, you’ll know exactly what to expect before you start.
Why only 30+ night stays?
Short-term rentals (under 30 nights) are not allowed in many condos in Thailand and are legally risky.
With 30+ nights, you’re on the safe side — occupancy is more stable, and there’s less wear and tear from frequent guest turnover.
How does billing work?
We bill transparently: the retainer and management fee are due in advance on the 1st of each month.
All variable costs (cleaning, laundry, utilities) are covered via the owner float ($200 USD for condos / $400 USD for villas) with 100% receipt transparency.
Each month, you receive a report detailing your income, expenses, and net profit.
What happens if no booking comes in?
We offer a 45-day launch guarantee:
If no first qualified booking (30+ nights) occurs within 45 days after go-live, we will credit you $100 USD toward your next retainer or pause the retainer until the first booking.
Which documents do you need from me?
We need proof of ownership, a copy of your ID, condo/HOA rules (for condos), the current meter data for electricity/water, and at least one key/access.
Can I still use my property myself?
Yes, of course. You can define blocked periods in the calendar. During these times, we do not accept bookings, and you can use your property privately.
How quickly will my property be online?
After signing the contract and handing over the keys, we start immediately. With photos, listing, and pricing strategy, your property is usually online within 5 working days.
Who will likely book through Neriva?
We focus on guests who stay for longer periods: expats, relocation clients, digital nomads, international families, and “snowbirds.” This makes bookings more predictable, and your property experiences less wear and tear than with short-term guests.