Phase 0 · Understanding Concierge Services

The Feasibility Study: Methodology and Limitations

We can provide you with one upon request, but it is only a rough estimate—never a guarantee.

How much would your apartment or villa in Le Mourillon earn from short-term rentals? Every property management company in Toulon is asked this question right from the first call. The honest answer is twofold: yes, a profitability analysis is possible, and no, it does not constitute a commitment. This page explains where the figures come from, what they’re worth, and what no tool can measure.

Our approach stands in stark contrast to industry practice: we do not use simulations as a sales pitch. We provide them only to those who request them, while explaining their scope, because a simulation that is misunderstood becomes a promise—and a promise of rental income is, by its very nature, untenable.

Landmark

The study is based on a dynamic pricing tool that tracks demand, seasonality, and comparable properties in your area in real time. It's a good starting point—nothing more.

What a tool can't measure

The prime location. Two studio apartments located 100 meters apart won't rent for the same price if one overlooks the beach and the other overlooks a parking lot.
The quality of the photos. This is the number one factor influencing conversion rates for an Airbnb listing, and no algorithm can predict it.
Layout and attention to detail. A home designed with functionality in mind rents more easily than one that is simply furnished.
Relationships with travelers. Responsiveness and tone shape reviews, and reviews shape rankings.

Why don't we produce them systematically?

Because a simulation that is misunderstood becomes a promise. We prefer to provide it to you when you request it, explaining what it’s worth, rather than using it as a sales pitch. This is consistent with our best-efforts obligation, described on page 1.9: we commit to due diligence, never to a specific figure.

Good to Know

The request is simple and non-binding: the assessment is conducted during the inspection of your property, before any contracts are signed. Above all, it helps you set your price range—as outlined on page 1.6—with full knowledge of the facts.

The Mistake to Avoid

Don't extrapolate August's figures to the entire year. Toulon has distinct seasonal patterns: projecting high-season figures over twelve months is misleading. Always compare figures over a full year, including the low season.

Points to Watch For

A simulation does not entail any commitment. Neither we nor the tool. Our obligation is one of means: we are required to exercise due diligence, but we do not guarantee the result.
Look at the revenue per available room night— which combines occupancy and price—rather than just the occupancy rate. A fully booked calendar at low rates is a bad deal.
Include your fixed expenses in your calculations. Property tax, condominium fees, insurance, and utility bills are still due regardless of occupancy: Page 0.3 shows what’s actually left.

Frequently Asked Questions

Can you show me the figures for a comparable property that you manage?

Not our clients’ specific figures, which are confidential. However, we can provide estimates by category and by neighborhood in Toulon.

What happens if reality falls short of the simulation?

We analyze the causes with you: pricing strategy, ad quality, seasonality, and competition. We diagnose why an ad isn't performing well, and page 4.9 details the metrics we track.

What data does the tool rely on?

Based on real-time demand, local seasonality, and comparable properties in your area. In other words, based on the market as it is, not as we'd like it to be.

When should you request the study?

During the inspection of your property, before signing the contract. It serves as a basis for discussion regarding your price range and minimum stay, without ever replacing those decisions.