Hubert
Operations, technology and your monthly report
WhatsApp Hubert+66 61 780 4707
Numena Management
We live here.
We manage here.
Boutique villa management on Koh Samui. Steady income, full transparency and a team you can message any day of the week.
We walk into your villa ourselves, follow up the repairs ourselves and welcome the guests in person. No call centre, no manager on the other side of the world.
Who you deal with
Two people, both on the island.
Numena Management is run by Hubert and Remek, with a housekeeping team on the island. You write to one of us, and the same person answers next month.
Based in Maenam. We work across the whole island.
Remek
Owners, vendors and visits to the villa
WhatsApp Remek+66 62 314 4057
What we do
One commission.
The whole villa.
The 15% covers running your villa as a rental, end to end. The calendar stays yours: block any dates for your own stay, at no charge.
01
Rental
Listings on Booking, Airbnb, Agoda and Vrbo. Prices follow the season and demand, not a number set once a year. We handle the whole conversation with the guest, from the first question to the review, and every arrival and departure.
02
Villa care
A trained housekeeping team, pool and garden service, regular technical checks before something breaks, laundry and pest control. The villa is in order between stays and out of season.
03
Guests
We welcome guests in person and stay reachable for the whole stay. On request we arrange a private chef, yoga, trips and airport transfers. The result: better reviews, more returns and more bookings straight to the villa.
04
Owner Panel and online check-in
Every villa runs in our own system and you see it through the Owner Panel: revenue, costs and your payout, with repairs above an agreed amount approved in one click. Guests check in online before arrival, which also closes the Thai TM30 registration. All within the commission.
Transparency
You know what the villa earned. You know what it cost.
You see the receipts.
On a fixed day each month you receive one statement: what the villa earned, what it cost and what lands in your account. Receipts attached, and not a single baht added to the vendors' invoices. Between reports the Owner Panel shows occupancy, the average nightly rate and revenue.
Revenue and payoutCosts and receiptsUpcoming staysTM30 filed
Sample data. Your Owner Panel fills with your villa's real numbers at onboarding.
owner panel
Marek
Owner · Villa Horizon
owner.numena.space
This month
Your villa brief
Villa Horizon · Villa Palm
Gross revenue
฿168,000
Owner payout
฿135,960
+18% vs January
Occupancy
68%
Decisions waiting for you
1Villa Horizon
Air-conditioning service · master bedroom
Unit cooling poorly; vendor quote covers a full service and a gas refill.
฿4,500
ApproveDecline
Upcoming stays
Anna
Direct2–9 Mar · 6 guests
After platform fees, the management fee and a small terrace-lighting repair.
Live
Guest check-in
What sits next to the 15%
Villa upkeep budget
12,000 to 18,000 THB a month
A small float for the villa's running costs: cleaning, pool, garden, utilities, small purchases. It stays yours until it is spent. The amount is set to the size of the villa.
Laundry
300 to 350 THB per guest, per changeover
Bed linen, towels, pool towels, robes and mats. One rate, no counting pieces, hotel standard at every arrival.
Utilities
On your own meters
Electricity and water are billed on the villa's meters. Common-area fees, where an estate charges them, are settled with the developer.
Two packages
Two packages, one commission.
Both packages run on the same 15% of rental revenue. The difference is not the fee. It is how far we go: whether we run your villa, or also build it a brand of its own that brings guests back directly.
Package 1 · Management
15%of rental revenue
Everything needed to run your villa as a rental, properly, with one transparent commission and no fixed monthly fee.
- Listings and seasonal pricing on Booking, Airbnb, Agoda and Vrbo
- The whole guest conversation, every arrival and departure
- Housekeeping, pool, garden and trusted technical crews
- Monthly report with the full reconciliation and receipts attached
- Owner Panel and online guest check-in
- Your own stays blocked in the calendar, free of charge
Package 2 · Management + Brand
15%of rental revenue
Villa Launch from 99,000 THB, one-time
For owners who want more than well-run operations. We combine management, a brand and guest technology so the villa builds value of its own and depends less on the booking platforms.
- Everything in Management, at the same commission
- Villa name and visual identity
- Photo shoot and film
- A direct-booking website of the villa's own
- Guest assistant on WhatsApp and automated guest messages
- Villa Instagram profile and its own guest base
You can start with Management and add the brand at any time. Villa Launch is delivered by our own team, so we take a limited number of villas each season.
On the 15% there is no:setup fee · software fee · marketing surcharge · markup on vendor invoices · automatic contract renewal
Villa Launch · the starter project
A brand, not just a listing.
A listing on Booking competes on price. A villa with its own name, audience and booking channel competes on its own terms. Each piece below can be ordered on its own, and this is what it really costs:
Brand
- Villa name and visual identityA name, logo and style that stay with the villa for years.15,000 THB
- Photo shoot and filmA villa film with drone footage, plus short clips for Instagram.30,000 THB
- Direct-booking websiteThe villa's own site with a booking system: platform commissions stay with you.45,000 THB
Technology and automation
- Guest assistant on WhatsAppAvailable around the clock, trained on your villa (AI).25,000 THB
- Automated guest messagesWelcome, arrival preparation and the review request, sent at the right moment.15,000 THB
- Digital villa guide by QR codeHouse instructions, recommended places and quick contact in one place.5,000 THB
- Guest base and pre-season mailingGuests come back straight to you, not to a platform.15,000 THB
Ordered separatelyapprox. 150,000 THB
In the Villa Launch packagefrom 150,000 THB
Prices in THB (Thai baht), delivered as one-time projects.
This is not a management cost. It is an investment in the villa itself. The name, the website and the guest base belong to you, work for years and stay with the villa even when it is sold. Ongoing Instagram management after launch is quoted separately.
Villa Launch is delivered entirely by our own team, so we take a limited number of villas each season. Every villa is quoted individually after the first conversation.
Optional premium service
Owner Representative
When you can't be here, we can.
Your trusted presence on Koh Samui.
When important decisions can't wait, we'll take care of them on your behalf.
Whether your property is being built, prepared for handover or already welcoming guests, we act on your behalf on the island: coordinating operations and marketing, handling guest communication, reporting back to you and protecting your interests at every stage.
Available as a bespoke premium service, tailored to your individual needs.
What we can help with
- Regular site visits
- Photo and video updates
- Communication and follow-up with developers and contractors
- Coordination of agreed tasks
- Pre-handover review from the owner's perspective
- Preparing your property for your arrival
The scope of support and pricing are agreed individually.
Talk to our team
How we start
Sixty minutes in your villa.
No cost, no commitment.
A conversation in the villa
We come over, walk the villa together and learn your goals and your concerns. Sixty minutes, in person, no pitch.
Within 5 working days
A management plan tailored to the villa, a first revenue forecast based on Samui market data, and a clear draft agreement in Polish or English to read at your own pace.
Onboarding
If we go ahead, we prepare the villa for its first guest: listings, pricing, crews, the Owner Panel and online check-in. Villa Launch, if you choose it, runs alongside.
Quick fit check
Not every villa needs
professional management.
Answer five quick questions and we'll tell you honestly whether professional management is likely to benefit your property, and what to focus on if it isn't.
Step 1 of 5
Where is the villa?
FAQ
Questions every villa
owner asks.
Who will actually look after my villa?+
Hubert and Remek, with our housekeeping team. Hubert runs operations, the system and your monthly report. Remek works with owners and vendors and is the one who visits the villa. You have both numbers, and the same people answer next year.
Do I have to be in Thailand?+
No. Everything runs over WhatsApp and the Owner Panel, and the monthly report comes in Polish or English. Your only visits to the villa are the ones you choose to make.
Do you add a margin to vendor invoices?+
No. Vendor work is settled on the real invoice, attached to your report. Our revenue is the 15% commission.
What does the 15% cover?+
Guest acquisition, enquiries and bookings, the calendar and your own stays, check-in and check-out, contact with guests during the stay, seasonal pricing, coordination of cleaning and upkeep, and the monthly financial reconciliation.
What is not in the 15%?+
Villa Launch, larger renovations and investments in the property, and extra guest services such as a private chef, transfers or trips. Those are paid by the guest or settled at cost.
How does the upkeep budget work?+
Each villa has its own float of roughly 12,000 to 18,000 THB a month for real expenses: utilities, consumables, laundry, small jobs. You see the balance and every movement. What is not spent stays yours.
How and when do I get paid?+
At month end you receive the statement and the payout: the villa's revenue less the platform fees, the 15% commission and that month's villa costs, each line shown on the report with its receipt.
Can I block dates for my own stay?+
Yes. Your dates go straight into the calendar, free of charge, and we plan bookings around them.
Is Villa Launch mandatory?+
No. Management at 15% runs on its own. Villa Launch is for owners who want to build a name, a website and a guest base around the villa.
What do I get after the first visit?+
Within five working days: a written management plan, a realistic revenue forecast for your villa and a draft agreement in Polish or English. You read it at your own pace and decide.
A question we did not answer? Write to us, we reply ourselves.
Write on WhatsApp