● Production · DACH · 3 languages · multi-property
Property Management System for operators of short-term rental apartments in DACH.
ApartmentOS is the complete admin panel that every client buying a booking website through apartmentsite.at receives. Multi-residence, synchronisation with Airbnb and Booking.com over iCal, your own booking site with zero commission, guest CRM, automations, AI Concierge in three languages, P&L reports per residence. One panel instead of five tools and Excel.
Status
● Production live
Status
production deployment
Languages
DE · EN · PL
Channels
Direct · Airbnb · Booking
Stack
Next.js · Supabase · iCal
Operator panel
The whole business — in the first five seconds.
The operator opens the panel in the morning and sees what they need to know: revenue for the month, occupancy, ADR (average price per night), RevPAR (revenue per available night), the channels bookings came from, today's check-ins and check-outs. AI Insight shows a concrete suggestion: "4 free nights this week — cut the price by 15% and win back €840 (based on historical data)."
panel.apartmentos.app/dashboardDE
SAMPLE DATA
Main dashboard · 4 key metrics · 12-month chart · channel breakdown · today's check-in/out · list of upcoming arrivals
What it does
Five things operators pay $90–$300 a month for elsewhere.
You will find every one of these features in Hospitable, Hostfully, Guesty or SmartBnB — but each one costs extra. ApartmentOS brings them together in a single panel on a single subscription, because it is part of the apartmentsite.at package.
3
Sales channels integrated
direct · airbnb · booking.com
∞
Residences in one account
multi-property native
3
Languages in the panel and in guest communication
DE · EN · PL
~4 min
iCal sync with Airbnb and Booking
over-booking alerts
0%
Commission on direct bookings
vs. 15–20% Airbnb/Booking
Multi-residence
Every apartment. One calendar. Three channels in colour.
The multi-residence calendar shows bookings from every channel — Direct (blue), Airbnb (red), Booking.com (purple), blocked nights (grey), today (open ring). iCal synchronisation every ~4 minutes. Real-time over-booking alerts — a conflict blocks both platforms automatically.
panel.apartmentos.app/calendarDE
SAMPLE DATA
Multi-property calendar · residences × days · 3 colour-coded channels · iCal sync ~4 min · 0 over-booking alerts · blocked nights
Direct (your own site, 0% commission)
Airbnb (iCal sync)
Booking.com (iCal sync)
iCal sync every ~4 min
Features
Nine modules. One panel.
ApartmentOS was designed for operators who manage a portfolio of 1–36 short-term apartments. Every module solves a specific problem instead of demanding yet another integration.
Multi-residence from day one
You add apartments in the sidebar; each one has its own iCal, its own pricing, its own automations. No "Enterprise plan" at €100 a month.
iCal sync with Airbnb and Booking
Two-way synchronisation every ~4 minutes. Real-time over-booking alerts. A conflict blocks both platforms automatically.
Direct bookings at 0% commission
Every apartment gets its own public page (from apartmentsite.at). Stripe payments, a multilingual form, an online calendar. Direct booking → the whole margin stays with the operator.
Guest CRM with RFM
Every guest has a profile: VIP, Stammgast, Long stay, Business, Family, Returning. Last visit, total spent, preferred country. Data from three channels merged into a single record.
Messages + AI Concierge
One inbox for WhatsApp, email and platform messages. AI Concierge (Claude) drafts a reply to every guest question in the guest's own language. You click "Insert and review" — and send.
Revenue, costs (commissions, cleaning, utilities, city taxes, marketing), profit, margin, occupancy — per apartment and in total. CSV and PDF export for the accountant in one click.
3 native languages
The entire operator panel in German, English and Polish — switch in the footer. Messages to guests generated in their language by AI. Public pages with next-intl.
The manual inside the panel
Full product documentation built into the panel — linked to the individual features. A new operator knows the system after 30 minutes, with no training.
Residences
Four apartments, each with its own profile.
Every apartment has its hero photo, address, number of guests and bedrooms, average price, next booking and occupancy. Status labels ("Short stay", "Hybrid", "Long stay") separate the rental strategies — a combination of the Austrian 90-day rules and mid-term guests.
panel.apartmentos.app/residencesDE
SAMPLE DATA
Four residences · hero photos · prices · occupancy · iCal status · rental strategy labels
Bookings
Every booking. Every channel. One table.
The full list of bookings from every source — Direct, Airbnb, Booking. Filter by status, source, residence. CSV export in one click. Every booking is clickable → guest details, history, messages.
panel.apartmentos.app/bookingsPL
SAMPLE DATA
Bookings table · filters · status · total revenue · CSV export
Guest CRM
A guest is not a transaction. It is a relationship.
Standard platforms treat a booking as a single event. ApartmentOS joins every stay by the same guest — from Airbnb, Booking, Direct, added by hand — into one profile. VIP, Long stay, Stammgast, Returning. Average revenue, frequency, last visit. A repeat guest is worth 3× more to an operator than a new lead from advertising.
panel.apartmentos.app/guestsPL
SAMPLE DATA
Guest CRM · VIP / Stammgast / Long stay / Family / Business tags · country of origin · last visit · total revenue
AI Concierge
Messages from 4 platforms. One inbox. An AI suggestion.
A guest asks in German "Können wir schon um 13:00 einchecken?" — within a second AI Concierge proposes a reply: "Wir sind gerade gelandet in VIE. Können wir schon um 13:00 einchecken? Wegen letzter Reinigung normalerweise erst 12:30. Möchten Sie, dass ich dem Gastgeber weiterleite?" The operator clicks "Insert and review", edits one line and sends. Average response time: 12 seconds instead of 4 hours.
panel.apartmentos.app/messagesPL
SAMPLE DATA
Multi-channel inbox · WhatsApp · email · platform · AI Concierge suggestion · language detection
Automations
Rules that work for the operator — while they sleep.
Five ready-made automation templates, plus the option to build your own. Every rule is a chain of trigger → action → condition with waits in between. Gast-Reise: welcome + invoice + check-in code + review request. Sprint Cleaning: a webhook to the cleaning company after check-out.
Profit and loss — per residence, for the accountant, as a PDF.
A full profit and loss statement for the year, the quarter or the month. P&L per residence (revenue, costs, profit, margin, occupancy), cost structure (platform commission, cleaning, utilities, the Vienna city tax, maintenance, marketing), insight: "Direct bookings +12% year on year → platform commission at its lowest level since 2023."
panel.apartmentos.app/reports/pnlPL
SAMPLE DATA
P&L YTD · per residence · cost structure · CSV and PDF export for the accountant · YoY comparison
Multi-language
German for DACH. Polish for Polish apartments. English for everyone else.
The whole panel works identically in three languages — you choose in the footer. An operator in Vienna sees "Guten Morgen, Andreas", a Polish owner sees "Dzień dobry". Messages to guests are generated in their language by the AI Concierge as well.
PLPolish version
DEGerman version (AT)
SAMPLE DATA
The same dashboard · "Dzień dobry, Andreas" / "Guten Morgen, Andreas" · switch in the footer · zero machine translation
How a client gets here
ApartmentOS is the second stage. The first one is apartmentsite.at.
The operator lands on apartmentsite.at through the Markteinführung cold-mail campaign. They paste in the links to their Airbnb and Booking listings. Within 48 hours they get a finished booking site on a test domain. They buy a package — and along with the site they get ApartmentOS to run the whole thing.
StudioApps sales engine
apartmentsite.at — a booking website in 48 h
A sales landing page for apartment operators in DACH. Markteinführung 2026 cold-mail campaign to thousands of owners. Hero: "Ihre eigene Website in 48 Stunden, erst sehen, dann zahlen". 3 packages: €690 / €1,130 / €1,990.
"Four apartments. Three channels. Three languages. One panel. The operator opens the laptop in the morning and knows everything within 30 seconds."
ApartmentOS · production · DACH
Honestly
What ApartmentOS does not have yet.
The product is in production. It works, it is good, but not everything is ready. Not every feature is available in every apartmentsite.at package — the pricing details are on apartmentsite.at; here we show the full product vision.
RoadmapTwo-way channel manager — for now iCal runs one way, from the platforms. Changing prices still means updating the Airbnb panel by hand.
RoadmapDynamic pricing API (PriceLabs, Wheelhouse) — manual rules for now. Q3 2026.
RoadmapiOS/Android mobile app — the panel is responsive, but dedicated apps are Phase 3.
RoadmapIntegration with cleaning systems (Properly, TurnoverBnB) — a custom webhook for now.
LimitNo smart-lock integration (igloo, RemoteLock) — for now the check-in code is sent in a message.
By designNo self-service onboarding. Every client starts with a conversation — we choose the strategy together when they buy apartmentsite.at.
Stack
What ApartmentOS is built from.
The standard StudioApps stack — Next.js, TypeScript, Supabase. Nothing experimental, no framework of the month. The things that will still work in three years.
Next.js 16
App router
React 19
UI
TypeScript
strict
Supabase
Auth + DB + RLS
PostgreSQL
Multi-tenant
next-intl
DE · EN · PL
Tailwind 4
Styling
Claude API
AI Concierge
Stripe
Direct booking
Resend
Email
iCal RFC 5545
Sync ~4 min
Vercel
EU hosting
Do you run 1–36 apartments and want out of Excel?
You get ApartmentOS together with the apartmentsite.at package — we do not sell it separately. Start with a booking website in 48 h; the admin panel arrives in the same account. We will show it live on a 30-minute call, with no sales slides.
