Priced per job. Never a percentage of your revenue.
You should be able to see what each piece of the operation costs and decide which pieces you want. Here is how Opera builds a price.
Turnover housekeeping
| Property | Per turnover |
|---|---|
| Studio / 1 bedroom | from $49 |
| 2 bedroom apartment | from $69 |
| 3 bedroom apartment or townhouse | from $89 |
| 4+ bedroom or premium property | from $119 |
| Periodic deep clean | quoted |
Linen
| Item | Per changeover |
|---|---|
| Bed set — sheets, cases, protectors | from $15 per bed |
| Towel set — bath sheet, hand, face washer | from $8 per bed |
| Bath mats and tea towels | included |
| Laundry of your own stock | quoted |
Maintenance
| Service | Rate |
|---|---|
| Standard callout | $139 |
| Urgent same-day callout | $199 |
| Scheduled preventative programme | per property, per visit |
| Parts and materials | at cost, invoice attached |
Guest services
| Service | Rate |
|---|---|
| Meet and greet, standard arrival window | per arrival |
| Out-of-hours arrival | premium rate |
| In-stay response and attendance | per callout |
| Guest messaging | per property, per month |
What moves a price
- Property size, bed configuration and number of bathrooms
- Whether linen is bundled with the clean or delivered separately
- Turnover frequency — regular volume earns a better rate
- Same-day, weekend and public holiday work
- Outdoor areas, ovens, garages, pet stays and post-event recovery
- Access difficulty: stairs, distant parking, restricted loading docks
- Portfolio volume, for operator and white-label clients
What it adds up to
Indicative monthly figures at the rates above, so you can see the shape of the cost before you ask for a quote.
One-bedroom, Sydney CBD
Six turnovers a month, linen for one queen bed, consumables restocked.
About $500 a month at the from-rates, before same-day or weekend loadings. Roughly $83 per stay.
Two-bedroom, Parramatta
Eight turnovers a month, linen for a queen and two singles, consumables.
About $920 a month. Roughly $115 per stay, against an average two-bedroom cleaning fee of $150 or more.
Operator, 40 keys
Volume rates, white-label delivery, integrated with your PMS, a named operations contact.
Quoted per portfolio. Minimum volumes apply because dedicated capacity is held for you.
The maths on a $220-a-night apartment
A percentage-based manager taking 15 per cent of revenue on a one-bedroom that lets 20 nights a month at $220 costs you about $660 a month, and more in a good month, because their fee rises with your rate. The same apartment with Opera, six turnovers and linen, is about $500, and it is the same $500 whether you charged $180 or $280 a night.
That difference compounds. It is why we do not offer a percentage model, and why operators who already manage their own listings use us instead of building a housekeeping department.
What every price includes
- A housekeeper trained on our room-by-room checklist, not a contractor sent from a job board
- Supervisor sign-off before the job closes
- Timestamped completion photographs against the booking
- Faults reported the same day with a photo and a price
- Cleaning products and equipment supplied
- Public liability cover and police-checked staff
- Seven-day operations desk
How volume pricing works
The from-rates are for regular, scheduled work on a single property. Frequency earns a better rate before portfolio size does: a one-bedroom that turns over eight times a month is cheaper per job than a four-bedroom that turns over twice. Operators with ten or more keys are quoted as a portfolio, with a single monthly invoice itemised by property. If you are unsure which side of that line you fall on, send us the numbers and we will tell you.
Pricing questions
Why not charge a percentage like everyone else?
Because a percentage charges you more for the same work when your nightly rate goes up, and it means your operations supplier has an interest in your listing. Per-job pricing means the price of a clean reflects the clean.
Is there a lock-in contract?
No lock-in for per-job clients. White-label operator arrangements carry minimum volumes because dedicated capacity has to be held, and those terms are agreed in writing.
How do you handle a guest who trashes the place?
The team stops, photographs, and calls the operations desk. We contact you with a scope and a price before any extra time is run, so an unusual job never becomes an unexplained invoice.
Do you charge more on weekends and public holidays?
Yes, consistent with the Sydney market. Weekend, public holiday and same-day urgent work carries a premium, quoted before dispatch.
How are you invoiced?
Monthly in arrears against completed jobs, itemised by property and job type. Portfolio clients receive a consolidated statement.
Get your rate card
Send us your properties and you will have fixed pricing back within one business day.