PMS Software for Hotels — Reservations & Channel Manager
A hotel PMS by Saitami unifies the tape chart, front-office reservations, a channel manager to Booking, Expedia and Airbnb, yield-managed pricing rules, housekeeping and charge-to-room in one owned Property Management System. One core, one cash flow, one guest profile — no per-room SaaS fee.
What our hotel PMS includes
Tape chart — visual room calendar
Drag-and-drop tape chart with status colour coding (vacant, occupied, dirty, out-of-order). A full floor on one screen, move a guest with one drag, split stay and overbooking buffer per room type.
Online, walk-in and phone reservations
Own booking engine with no commission, 30-second walk-in registration and phone bookings with auto email confirmation. One unified guest profile across every channel.
Channel manager: Booking, Expedia, Airbnb
Two-way sync with Booking.com, Expedia, Airbnb, Hotelbeds and regional OTAs. ARI push to 20+ channels, rate parity, auto channel closure on low availability.
Pricing rules and yield management
Rate plans by season, weekday, length-of-stay, lead time and occupancy. Yield management lifts rates above 70% fill and proposes last-minute discounts below 40%. BAR, non-refundable, corporate and group rates auto-applied. See custom software development for bespoke rules.
Housekeeping and charge-to-room
Housekeeping app with floor shifts, mark-as-clean and damaged-item reports from phone. Restaurant, bar and spa post charges directly to the folio — the guest settles once at check-out.
Fiscal cash register and guest registry
Integration with approved Bulgarian fiscal devices (Daisy, Datecs, Tremol) — invoice and fiscal receipt in one click. Automatic ESTI filing and police records for foreign citizens, no duplicate entry.
Who it is for
Small boutique hotels (under 20 rooms)
Family and boutique hotels in Sofia, Plovdiv, Bansko, Nessebar, Sozopol. Replaces Excel and paper logbooks, recovers direct bookings free of 15-18% OTA commission. Channel manager keeps Booking and Airbnb in sync while the owner runs the desk.
Mid-range hotels (50-150 rooms)
City and resort hotels with restaurant, bar, spa and conference room. Charge-to-room consolidates F&B onto the folio, housekeeping coordinates 8-15 attendants, yield management lifts rates in peak weeks. Multi-property for chains of 2-5 sites.
Aparthotels and guest houses
Airbnb-style apartments, guest houses and villas with independent units. Distinct cleaning fees, pet surcharges, self check-in with smart-lock codes, automatic ESTI declarations and a separate P&L per property.
How we build it
1. Mapping room types, rate plans and OTAs
Weeks one and two we map every room type, rate plan, OTA channel with commission and ADR, monthly occupancy and pain points in the current PMS. Deliverable: a tariff and channel model before code, including the ESTI field map.
2. Next.js front office and React tape chart
Next.js 15 with a custom React tape chart, virtualised for hotels up to 300 rooms. Tablet-friendly, hotkeys for check-in/out, dark mode for night shift. SSR on the booking engine for SEO.
3. PostgreSQL core and channel-manager REST API
PostgreSQL with row-level locking prevents double bookings on parallel pushes. REST API to SiteMinder, RateGain or direct OTA integrations, retry queues on rate limits and an audit log on every rate change. See API integrations for OTA or GDS links.
4. Stripe, myPOS and mobile front desk
Stripe for international cards with pre-authorisation, myPOS terminal with tap-to-pay, virtual POS for phone bookings. Mobile reception app for lobby check-in, QR charge-to-room from the restaurant and push alerts on late check-out.
Why Saitami for hotel PMS
direct bookings via own widget
growth in six months after an owned booking engine and tighter rate parity
no-shows after prepayment
average drop after pre-authorisation or non-refundable rate plans
starting investment
tape chart, front office, channel manager, base rate plans, ESTI — no per-room fees
Related: Hotel reservations system, Online ordering for restaurants and website development.
Frequently Asked Questions
How is a PMS different from a channel manager?
A channel manager only distributes availability and rates across OTAs. A PMS (Property Management System) is the full operational core: tape chart, check-in, invoicing, housekeeping, charge-to-room, guest registry and fiscal cash. The channel manager is a module inside the PMS. A standalone channel manager leaves the front desk on paper.
Is it connected to Booking.com and Expedia?
Yes, two-way. We support direct XML integrations with Booking.com and Expedia EQC, plus SiteMinder or RateGain if you already use one. A sold room drops from every channel in under 30 seconds, with rates pushed from one screen. Airbnb, Hotelbeds, HRS and regional OTAs supported — 20+ channels ready to activate.
Does it support Bulgarian guest registration (ESTI)?
Yes. The PMS automatically files each guest's data into ESTI (Bulgaria's Unified Tourism Information System) at the Ministry of Tourism, as required by the 2020 Tourism Act. Foreign citizens are also filed to the police address register. Fields are captured once at check-in and submitted automatically — no duplicate entry, no paper declarations.
How much does PMS software for a hotel cost?
A starter rollout with tape chart, front office, channel manager up to three channels (Booking, Expedia, Airbnb), base rate plans, fiscal cash and ESTI starts at €4,200 one-off. Larger deployments with yield management, housekeeping, charge-to-room and multi-property usually land between €9,500 and €22,000. No per-room monthly fees — your database, your code.
Ready to stop paying OTA commission and per-room SaaS?
Share your room count, active OTAs and current PMS. You'll get a concrete plan with pricing, timelines and replaced monthly subscriptions — no per-room lock-in.
Request a hotel demo →