The verdict in three sentences
For a group of five properties in Lisbon, a multisite website with a booking engine costs EUR 14,000 to 28,000 excl. VAT in 2026 and ships in 14 weeks. Each booking moved from OTAs to the direct site saves about 15% net after engine fees, which makes a 25% direct booking target profitable from the first season. The website is not a communication project: it is a distribution channel to be run like a P&L line.
OTA commission versus website cost: the real trade-off
Booking platforms take 15 to 22% depending on the visibility programme, about 18% on average for a well-rated boutique group. A direct booking engine charges 1.5 to 3% of the revenue it generates, or a flat EUR 230 to 560 per property per month.
| Channel | Cost per EUR 370 booking | Annual cost on EUR 420,000 revenue | Control of the guest relationship |
|---|---|---|---|
| OTA standard programme | EUR 56 (15%) | EUR 63,000 | Low, masked email |
| OTA boosted visibility programme | EUR 81 (22%) | EUR 92,400 | Low |
| Group OTA average | EUR 67 (18%) | EUR 75,600 | Low |
| Direct site, engine at 2% | EUR 7 | EUR 8,400 | Full, owned guest database |
| Direct site, engine + metasearch ads (5%) | EUR 26 | EUR 29,400 | Full |
| Annual gap, OTA average vs direct | EUR 41 | EUR 46,200 | Estimated net gain |
The calculation assumes EUR 2.8 million of room revenue a year, 10% of it direct today. Moving to 25% shifts 15 points, i.e. EUR 420,000, from OTAs to the website.
What a multisite hotel website includes in 2026
A boutique group does not need five separate sites. The recommended architecture is one brand site with a section per property, a single engine and a rate calendar synced with the channel manager.
| Component | 2026 range (EUR excl. VAT) | Timeline | Role |
|---|---|---|---|
| Strategy, UX, multisite mockups | 2,300 to 4,200 | 3 weeks | Brand journey then property |
| Property templates (rooms, spa, restaurant) | 3,300 to 6,500 | 4 weeks | 5 properties, dedicated content |
| Engine and channel manager integration | 1,900 to 3,700 | 2 weeks | Real-time availability and rates |
| Portuguese, English, French | 2,300 to 4,700 | 2 weeks | Mostly European guests |
| Local SEO and property listings | 1,400 to 3,200 | 2 weeks | "Alfama boutique hotel", etc. |
| Direct offers, promo codes, loyalty perks | 1,400 to 2,800 | 1 week | A reason to book direct |
| QA, mobile performance, launch | 1,400 to 2,900 | 1 week | Load time under 2.5 s |
| Total | 14,000 to 28,000 | 14 weeks | Phases partly in parallel |
Levers that raise the direct share
- Smart rate parity: free breakfast or airport transfer for direct bookings, without breaking the public rate.
- Metasearch (Google Hotel Ads, Trivago) with acquisition cost capped at 5% of revenue.
- Capture OTA guests' emails at check-in to win them back direct on their next stay.
- Online card payment with a 30% deposit and balance paid on site.
- Group and meeting pages per property, which generate high-value enquiries.
Mini case study
João, e-commerce director of a group of 3 boutique hotels and 2 guesthouses in Lisbon, books EUR 2.8 million of room revenue. He invests EUR 26,000 in a multisite website delivered in 14 weeks. Twelve months later the direct share rises from 10 to 22%. The EUR 336,000 shifted saves EUR 60,500 of OTA commission; after EUR 6,700 of engine fees and EUR 16,800 of metasearch, the net gain is EUR 37,000. The site pays back in about 8 to 9 months, and year two delivers the gain without the upfront cost.
Need a professional website?
Kolonell builds websites that attract clients, optimized for the Sénégalese market. Free quote in 2 minutes.
FAQ
How much does a multisite website for a hotel group in Lisbon cost?
Between EUR 14,000 and 28,000 for 3 to 6 properties with an integrated engine. Engine fees come on top, between 1.5 and 3% of direct revenue.
What direct booking share should we target?
25% is a realistic 18-month goal for a well-rated group starting from 10%. Some boutique hotels exceed 35% with a loyal clientele and a perks programme.
Can we keep OTAs while growing direct?
Yes, OTAs stay useful for visibility, especially in low season. The goal is to bring their share from 75% down to 55 or 60% of revenue, not to drop them.
One site or one site per property?
A single brand site with one section per property costs 30 to 40% less than five separate sites. It also concentrates SEO authority on one domain.
How long until we are live?
Allow 14 weeks from scoping to launch, including 2 weeks to connect the engine to the channel manager. Going live before the spring season means signing by December.
Let's scope your project. Tell us your number of properties, room revenue and current OTA share: we will price a multisite website between EUR 14,000 and 28,000, deliverable in 14 weeks. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
