I've bought the Algarve property....now how do I let it compliantly??

Buying a holiday apartment in the Algarve is an exciting investment, but before you can start welcoming guests and generating rental income, there are several important steps to follow.

From legal registration to marketing your property, ensuring everything is set up correctly from the outset will help you stay compliant and maximise returns.

Below is a clear 10 step guide to the key steps involved in letting a holiday apartment in the Algarve.

1. Register for an Alojamento Local (AL) Licence

To legally operate a holiday rental in Portugal, your apartment must be registered as Alojamento Local (AL) with the local council (Câmara Municipal).

This process includes:

• Submitting property and ownership details online

• Ensuring the apartment meets safety requirements, such as smoke detectors, fire extinguishers, a first-aid kit, and emergency information for guests

• Appointing a local representative if you are not resident in Portugal

It is important to confirm early on that your apartment and condominium allow AL licences, as restrictions may apply in certain areas or buildings.

2. Register with the Portuguese Tax Authority

Before you can accept bookings, you must register your rental activity with Finanças (the Portuguese Tax Authority). This includes:

• Obtaining a Portuguese NIF (tax number)

• Registering rental income activity

• Understanding your income tax obligations

• Determining whether VAT (IVA) applies to your rental operation

Most non-resident owners appoint a local accountant to ensure compliance and ongoing tax efficiency.

3. Arrange Appropriate Insurance

Standard home insurance is not sufficient for short-term holiday rentals. You should arrange:

• Public liability insurance to protect against guest claims

• Suitable building and contents insurance that covers holiday letting

Having the correct insurance in place protects both you and your guests.

4. Set Up Utilities and Essential Services

Ensure the apartment is fully operational before welcoming guests:

• Electricity, water, gas, internet, and television services

• Waste and recycling registration if required locally

Reliable utilities are essential for guest satisfaction and positive reviews.

5. Furnish and Equip the Apartment

Holiday apartments must be fully furnished and ready for immediate occupation. This includes:

• Comfortable furniture and quality mattresses

• A well-equipped kitchen

• Bed linen, towels, and essential amenities

• Clear house rules and emergency contact information

Well-presented properties typically achieve higher occupancy and better rental rates.

6. Decide How the Property Will Be Managed

You can choose between:

• Self-managing, handling bookings, guest communication, cleaning, and maintenance yourself

• Hiring a professional property management company to manage check-ins, cleaning, maintenance, and guest support

For overseas owners, professional management often provides peace of mind and smoother operations.

7. Set Your Pricing and Rental Strategy

Research similar properties in your area to establish competitive pricing. Consider:

• Seasonal pricing for peak and off-peak periods

• Short-term, mid-term, or mixed rental strategies

Spencer-Ryan are experts in supporting landlords and small businesses with well-planned pricing and strategies which can significantly improve annual returns.

8. Market and List Your Holiday Apartment

To attract bookings, you should:

• List the property on platforms such as Airbnb, Booking.com, and Vrbo

• Use professional photography and compelling descriptions

• Display your AL licence number as required by law

Strong marketing helps your property stand out in a competitive market.

9. Organise Cleaning and Maintenance

Arrange professional cleaning and linen changes between guest stays, and ensure you have reliable maintenance support for any issues that arise.

Consistent cleanliness and quick responses to problems are key to positive guest reviews.

10. Stay Compliant and Manage Ongoing Obligations

Finally, ongoing compliance is essential. This includes:

• Issuing receipts through Finanças

• Filing annual tax returns

• Reporting guest stays to the relevant authorities (AIMA)

• Renewing licences and insurance as required

Final Thoughts

Letting a holiday apartment in the Algarve can be a highly rewarding investment when set up correctly.

By following these steps and seeking professional advice where necessary, you can ensure your property is compliant, well-managed, and positioned for long-term success in one of Europe’s most desirable holiday destinations.

At Spencer-Ryan, we specialise in creating pricing and planning models designed to enhance your profit and simplify the management of your rental.

Happy renting!!!