Property management in Portugal
Your rental earning, without the sleepless nights.
Free contact request
You live abroad, your Alojamento Local is in Portugal. A local management company handles bookings, guests at any hour, cleaning, repairs and Portuguese legal deadlines, and transfers your share.
- Bookings and prices
- Guests 24/7
- Cleaning and linen
- Repairs
- Legal deadlines
- Clear accounts
What a management company can handle for you
A holiday rental pays. And it is work, every day.
Listing on Airbnb and Booking.com, photos, calendar, prices adjusted to the season and the day of the week. This is where the income comes from.
The wifi password, the key box that will not open, the flight landing at 3 a.m. while you are two thousand kilometres away. The company answers and welcomes your guests.
Two check-outs on the same day, a cleaner who does not turn up, sheets and towels to wash. The company organises the turnover between stays.
Air conditioning, hot water, a lock with flat batteries, in the middle of August. The company has the technicians and sends them.
SIBA reports for foreign guests within three working days, tourist tax where it applies, the complaints book. The company keeps track of the deadlines.
Every stay leaves a rating that weighs on the next bookings. The company answers reviews and sorts out complaints during the stay.
What came in and what went out, booking by booking. The company sends the statement and transfers your share.
Wheeled suitcases at dawn, rubbish out at the wrong time, complaints at the owners' meeting. The company deals with it on the spot.
Want the place for yourself in August? Agree with the company on the dates kept free of bookings.
Included services vary from one company to another. Check them in the contract.
How it works
Three steps, no commitment
Leave your number
With the country code, and tick what you agree to. It takes 20 seconds.
A company calls you
A management company working in your area presents its terms for your rental.
You decide
Compare the commission and the terms. No commitment.
Areas
Holiday rental management by area
Other municipalities: the Portuguese version of the site covers every concelho of mainland Portugal and Madeira. alemdia.pt
Guide
Before you sign
What to ask a management company
- The commission: what percentage, and on what amount (with or without cleaning, before or after platform fees).
- What is charged on top: cleaning, laundry, consumables, photos, onboarding fee.
- How long the contract lasts and the notice period to leave.
- Who keeps the listing and the reviews if you change company.
- Who is recorded as operator of the rental in the RNAL.
- When you receive your share, and with what statement.
- How you block dates for your own use.
Frequently asked questions
Holiday rental management in Portugal: FAQ
What does a holiday rental management company do?
It runs the day-to-day operation of the Alojamento Local on the owner's behalf: listings and prices, guest messages, check-in, cleaning, maintenance and Portuguese legal obligations. Included services vary from one contract to another.
How much does a management company cost?
Usually a commission on the revenue of each booking. The percentage and what it includes vary from one company to another. Some also charge an onboarding fee or cleaning separately.
Can I use my property whenever I want?
It depends on the contract. Some companies let you block dates in the calendar for your own use. Check before signing.
Commission or fixed rent?
There are two models. With a commission, the company takes a share of each booking. With a fixed or guaranteed rent, the owner receives an agreed amount that does not depend on bookings. Some companies offer both: compare them over the same period.
Can I end the contract with the company?
It depends on the contract. Look at the minimum term, the notice period, any penalties, and what happens to confirmed bookings and to the listing. Check before signing.
Who pays for damage caused by guests?
It depends on the contract and the insurance. Ask the company how it handles damage (deposit, platform guarantee, insurance) and who pays the part none of them covers.
I live abroad. Which Portuguese obligations apply to my rental?
Registration with the municipality and the registration number in every listing, the identification plaque at the entrance, third-party liability insurance with a minimum cover of 75 000 € per claim, the report of foreign guests through SIBA within three working days, the physical and electronic complaints book and, up to 10 guests, a fire extinguisher, a fire blanket, a first aid kit and the 112 number on display (Decree-Law 128/2014 as amended by Decree-Law 76/2024, Turismo de Portugal guide).
Is AL em Dia a management company?
No. AL em Dia checks registrations in the RNAL and, at the owner's request, passes the contact to a management company in the area. The terms and the contract are agreed directly with the company. AL em Dia is paid by the management company when the management contract is signed and charges the owner nothing.