Answers about Ruma — booking software and channel manager for villas, apartments, rooms-to-let and small hotels in Greece — and about syncing Airbnb and Booking.com, tracking deposits, invoicing, and pricing. Can't find an answer? Write to boris@ainject.com.
Ruma is property management software (PMS) with a built-in channel manager for small accommodation businesses in Greece: villas, apartments, rooms-to-let (ενοικιαζόμενα δωμάτια), small hotels, and small rental agencies. It replaces the notebook and spreadsheet with one booking calendar that syncs with Airbnb and Booking.com, tracks deposits and payments, and turns bookings into invoices. Ruma started in Halkidiki and works anywhere in Greece.
Ruma is for owners and managers of 1 to about 50 rental units who run their bookings themselves, often from a phone: villa managers, apartment owners, rooms-to-let, small hotels, and agencies that manage properties for several owners. It is designed for non-technical, mobile-first users and needs no training or sales call.
For a small Greek property, look for a booking calendar that syncs with Airbnb and Booking.com, payment and deposit tracking, invoicing with Greek taxes, a Greek-language interface, and flat pricing without commission. Ruma was built in Halkidiki for exactly this case: it does all of the above for one Season Pass of €250 per year with unlimited properties. International tools such as Smoobu, Lodgify and Hostaway are alternatives, usually priced per property or per month.
Ruma includes a multi-property booking calendar, a two-way channel manager for Airbnb, Booking.com and iCal platforms, a bookings overview with payment status, a guest CRM, invoicing with local tax handling, reports (occupancy, revenue, ADR), staff accounts with roles, cleaning and turnover tasks, an AI assistant (beta), and API access. Every feature is included in the Season Pass.
Yes. Ruma runs in any web browser and has an Android app on Google Play (package com.ruma.mobile) with the calendar, bookings, room details, and invoices. The iOS app is in App Store review; until it is approved, iPhone users can use the web app.
The Ruma website is in English and Greek. The app itself is available in English, Greek, Serbian, and Russian, and the AI assistant answers questions asked in plain English or Greek.
Connect both platforms to one calendar that reads and writes each of them. In Ruma you paste each listing’s iCal export link from Airbnb and Booking.com, and paste Ruma’s iCal link back into each platform. Ruma imports new bookings every 15 minutes (or on demand) and publishes your availability, so a night sold on Airbnb is closed on Booking.com and vice versa.
Ruma syncs with Airbnb, Booking.com, Vrbo, and any other platform that supports iCal calendar links. Sync is two-way: Ruma imports bookings from each channel and publishes one availability calendar per room, or one for all rooms, that the channels read back.
Ruma uses iCal, the calendar standard every major platform supports. Ruma checks each connected channel every 15 minutes and you can trigger a sync at any time; how often Airbnb or Booking.com read Ruma’s calendar is decided by those platforms. Ruma also flags overlapping bookings so you can resolve them before the guest arrives.
Yes. Direct bookings are added to the same calendar in one click, with the guest’s details and deposit. Because Ruma publishes one availability calendar, those dates are closed on every connected channel at the next sync.
Ruma marks every booking as no payment, down payment, or fully paid, and shows that status in colour on the calendar and in the bookings overview. You can see at a glance who still owes money and how much revenue is expected for any period, then export the list to Excel or CSV.
It depends on how you rent (rules as of October 2026). Individuals with one or two short-term rental properties are VAT-exempt and issue no service receipts or myDATA records for the rent, but must issue a receipt for the climate resilience fee and declare the income on form Ε2; hosts with three or more properties, licensed rooms-to-let and hotels are businesses that charge 13% VAT and report every receipt or invoice to AADE myDATA. Ruma turns a confirmed booking into an invoice with taxes calculated and exports everything for your accountant; it does not transmit documents to myDATA itself, so confirm your obligations with your accountant.
Yes. You set the rates that apply to your property — for example 13% VAT and the per-night climate resilience fee (τέλος ανθεκτικότητας στην κλιματική κρίση), which since 2025 is €2 per room-night from April to October and €0.50 from November to March for rooms-to-let, and €8 / €2 for most short-term rentals — and Ruma calculates them on every booking and invoice. Tax reports export in a format your accountant can use directly.
Ruma has one plan, the Season Pass: €250 per year during the launch offer (regular price €500 per year), paid once. It includes unlimited properties, unlimited staff accounts, and every feature, and Ruma takes no commission on bookings.
Yes. Every new account gets a 14-day free trial with all features. No credit card is required and you can cancel at any time.
For most small Greek operators, yes: Ruma is one flat €250 per year for unlimited properties, while Smoobu and Lodgify charge monthly and their price grows with the number of properties. Ruma also includes Greek-language support, invoicing with Greek taxes, and payment tracking in the same plan. See the side-by-side pages at tryruma.app/compare/smoobu and tryruma.app/compare/lodgify.
Ruma is onboarding 10 founding-partner properties in Halkidiki. Founding partners use Ruma free until 31 March 2027, and the Ruma team sets up their account within 24 hours from whatever they already use: an Excel file, a notebook, or a booking calendar. Details are at tryruma.app/halkidiki.
Most owners are running the same day: add your properties and rooms, paste your Airbnb and Booking.com calendar links, and existing bookings appear on the calendar. There is no onboarding contract or sales call.
Yes. Receptionists, cleaners, and managers get separate logins with role-based permissions, so each person sees only what their job needs. Cleaning and turnover tasks can be assigned to staff, and the Season Pass includes unlimited staff accounts.
Yes. Bookings, reports, and invoices export to Excel, CSV, or PDF at any time. Your data stays yours, and you can delete your account and its data from the app.
See also: pricing · Ruma vs Smoobu · Halkidiki founding partners · blog
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