Vietnamese version: 25 An Thượng 11 — khách trả và host nhận trên ba kênh.
Summary. The target is a host payout of at least VND 2,500,000 per night after every deal, fee and tax. With a base price of 4,150,000 (Airbnb, Booking.com) and 4,360,000 (Agoda), a 3-night booking pays the host 2.69 M, 2.56 M and 2.54 M per night. Agoda deducts the most (31.26% of what the guest pays), so an Agoda guest has to pay about 14–16% more than on the other two channels.
This is a calculation, not a measurement from real bookings. The deal levels are the ones the owner chose on 30 Sep 2026; section 3 lists where they differ from the live settings.
1. One booking — from base price to host payout
All amounts in VND. Pick the number of nights, choose which row the table should calculate, then type numbers into the rows marked ✎.
| Item | Airbnb | Booking.com | Agoda |
|---|---|---|---|
| Base price per night | 4,150,000 | 4,150,000 | 4,360,000 |
| Channel offset | none | +4% → 4,316,000 | none (entered by hand) |
| Calendar price × 3 nights | 12,450,000 | 12,948,000 | 13,080,000 |
| Deal (total % off) | −28% = −3,486,000 | Late Escape −25% = −3,237,000 | Seasonal + Eco Deals −20% = −2,616,000 |
| Room total after deal | 8,964,000 | 9,711,000 | 10,464,000 |
| Cleaning fee | +600,000 | 0 (included in price) | +600,000 |
| Guest pays | 9,564,000 | 9,711,000 | 11,064,000 |
| Guest pays per night | 3,188,000 | 3,237,000 | 3,688,000 |
| Base fee / commission | 15.5% = −1,482,420 | 15% = −1,456,650 | 20% = −2,212,800 |
| Visibility Booster | none | 6% = −582,660 | none |
| Tax on commission | none | none | −221,280 |
| Withholding tax | none | none | −1,024,444 |
| Total deducted | −1,482,420 | −2,039,310 | −3,458,524 |
| Deducted / guest pays | 15.5% | 21% | 31.26% |
| Host receives | 8,081,580 | 7,671,690 | 7,605,476 |
| Host receives per night | 2,693,860 | 2,557,230 | 2,535,159 |
| Against the 2,500,000 per night target | +193,860 | +57,230 | +35,159 |
Agoda just reaches the 2.5 M per night target on a 4-night booking; the Agoda calendar price of 4,360,000 was chosen for exactly that case. From 5 nights Agoda falls short because the cleaning fee is spread over more nights. Section 5 has a static table for each length of stay.
2. How each channel is calculated
Airbnb. The base price is the price PriceLabs pushes. The discount applies to the room total only, not to the cleaning fee. The 15.5% host-only fee is charged on the discounted room total plus the cleaning fee. The guest pays no service fee and no tax line.
Booking.com. PriceLabs pushes the price with a 4% offset to cover cleaning, because the cleaning fee is declared "included in price" on Booking.com and is not charged separately. The 15% base commission plus 6% Visibility Booster (21% in total) is charged on what the guest pays. The guest pays at the villa; Booking.com invoices the commission afterwards. The guest price includes 8% VAT, which the host declares and pays separately — it is not deducted in this table (about 719,000 for the 3-night booking).
Agoda. The price is entered by hand on the calendar and includes tax. The two promotions add up (10% + 10% = 20%); they do not compound. Agoda collects the guest's payment and deducts three items before paying out:
| Item | Formula | Share of guest price | Goes to |
|---|---|---|---|
| Commission | 20% × guest price | 20% | Agoda |
| Tax on commission (VAT on Comm) | 10% × commission | 2% | tax, collected by Agoda |
| Withholding tax (WHT PIT 5% + VAT WHT 5%) | guest price ÷ 1.08 × 10% | 9.26% | tax, remitted by Agoda |
| Total | 31.26% |
The Agoda formula matches real booking 1780257556 to the dong (checked 30 Sep 2026; that booking had no cleaning fee). The tax names and rates were read from the property's Tax settings page on the same day.
3. Where the table differs from the live settings (read 30 Sep 2026)
| Channel | Used in the table | Live |
|---|---|---|
| Airbnb | 28% discount, cleaning fee 600,000 | not re-read today; the 600,000 cleaning fee was read on 20 Sep |
| Booking.com | Late Escape 25%, Booster 21% | Late Escape 15% (read on the morning of 30 Sep), Booster 21% for check-ins 1 Oct – 30 Nov |
| Agoda — calendar price | 4,360,000 | 3,450,000 flat |
| Agoda — promotions | one Seasonal at 10% + Eco Deals 10% | four Seasonal promotions at 20% (Payday · Halloween · Black Friday · Golden Autumn) + Eco Deals 10% |
| Agoda — cleaning fee | Mandatory surcharge, 600,000 per booking | the Surcharges page has no surcharge yet |
| Agoda — AGX | not included | campaign #1488930 is free until 12 Oct 2026, then 13%; the owner will delete it before that date |
With the live Agoda settings (calendar 3,450,000, 30% off) the host receives only about VND 1,660,000 per night, which matches the real September booking (4,980,779 for 3 nights).
4. Not verified
- Whether Agoda deducts commission and taxes from the cleaning fee at the same rate as from the room total. The table assumes it does; if not, each booking pays about 188,000 more.
- Whether Agoda promotions also discount the cleaning fee. The table assumes they do not.
- Which Agoda Seasonal promotions can be lowered to 10% (defaults read on 28 Sep: Golden Autumn 10%, Halloween and Black Friday 15%, Payday 20%).
- Seasonal promotions only discount during their booking windows. Outside a window the Agoda guest gets Eco Deals 10% only and pays about VND 4,074,000 per night.
- Booking.com: no booking has fallen inside the Booster period yet, so the 21% rate is read from the settings, not from an invoice.
- The legal basis of Agoda's withholding tax is not verified; the formula only matches the figures on one real booking.
5. By length of stay — host payout per night
| Nights | Airbnb | Booking.com | Agoda |
|---|---|---|---|
| 2 | 2,778,360 | 2,557,230 | 2,603,899 |
| 3 | 2,693,860 | 2,557,230 | 2,535,159 |
| 4 | 2,651,610 | 2,557,230 | 2,500,788 |
| 5 | 2,626,260 | 2,557,230 | 2,480,166 |
| 6 | 2,609,360 | 2,557,230 | 2,466,418 |
Airbnb and Agoda fall as the stay gets longer because the cleaning fee is charged once per booking. Booking.com stays flat because cleaning is already inside the nightly price. Agoda drops below 2.5 M from a 5-night booking.
Sources: 25anthuong11/booking.md · 25anthuong11/agoda.md · airbnb-hof-migration-2026-09.md.