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If you are planning to buy a property or already own one in Portugal, hiring a property manager can be a great way to ensure your investment is well taken care of.
A property manager can handle everything from finding tenants to managing maintenance and repairs, leaving you free to focus on other aspects of your life.
In this guide, we’ll explore the importance of a property manager and the benefits of hiring one in Portugal.
What Does a Property Manager Do?
A Property manager is a professional who manages and oversees the operations of real estate properties on behalf of the owner or landlord.
Property managers are responsible for a wide range of tasks related to the day-to-day management of a property, including:
- Marketing and advertising the property to attract tenants
- Screening and selecting tenants
- Negotiating lease agreements and renewals
- Collecting rent payments and other fees
- Coordinating repairs and maintenance of the property
- Handling tenant complaints and resolving disputes
- Managing budgets and finances related to the property
- Ensuring compliance with local laws and regulations
- Inspecting the property regularly to ensure that it is well-maintained
- Providing regular reports to the property owner.
Advantages of Working With Property Managers
Owning property in Portugal—whether it’s for personal use or as an investment—can be incredibly rewarding. But managing that property from day to day can also be demanding. That’s where a professional property manager makes all the difference. Here’s why partnering with one is a smart, stress-free choice:
Local Expertise
A property manager understands the Portuguese market inside out. They help you set the right rental price, find reliable tenants, manage leases, and coordinate maintenance—all while ensuring your property stays compliant with Portuguese laws. Their experience protects your investment and keeps everything running smoothly.
Effective Marketing to Reduce Vacancies
To avoid long vacancy periods, property managers market your property strategically. They use professional photos, strong listings, and local networks to attract quality tenants faster and secure steady rental income.
Maintenance & Repairs
Good maintenance protects your property’s long-term value. Property managers work with trusted local contractors, organize repairs, schedule inspections, and respond quickly to emergencies such as plumbing or electrical issues. Your property stays in excellent condition year-round.
Tenant Screening
Choosing the right tenant is essential for protecting your property. Property managers run background checks, verify employment, review rental history, and assess creditworthiness. This greatly reduces the risk of late payments, damage, or tenant problems.
Hassle-Free Rent Collection
Rent collection can become uncomfortable or time-consuming. A property manager ensures payments are made on time, enforces late fees when needed, and handles disputes professionally. You receive your income consistently without chasing anyone.
How to Choose the Best Property Management Company
Select a local company
It’s an essential factor to consider when selecting a property manager in Portugal. A property manager who is familiar with the local market can provide you with valuable insights and guidance on issues such as rental rates, market trends, tenant preferences, and local regulations.
Get Referrals
Make sure the property manager is licensed, insured, and has a good reputation. You can check their credentials with local government agencies, industry associations, and professional organizations.
Consider their Availability
Make sure the property manager is available when you need them. They should be responsive to your calls and emails, and provide you with prompt assistance and support.
Check their Contract Terms
Before signing a contract with a property manager, make sure you understand their terms and conditions. Look for any hidden fees or charges, and make sure the contract includes all the services you need.
Trust your Instincts
Finally, trust your instincts when selecting a property manager. If you feel uneasy or uncomfortable with a particular manager, it’s best to look for someone else who you feel more confident working with.
Costs of Working With a Property Management Company
Hiring a property manager in Portugal is generally affordable and often essential—especially if you live abroad. Most property management companies charge around 10% of the monthly rental income, plus VAT. This fee usually covers tenant communication, rent collection, inspections, maintenance coordination, and day-to-day management of your home.
If you’re a foreign investor and don’t live in Portugal, having a property manager is almost always necessary. They take care of everything on the ground, ensuring your property is looked after and your rental income stays consistent.
The only exception is when you invest in touristic properties or serviced apartments. These types of units typically come with built-in property management agreements, meaning the management service is already included as part of the investment. In those cases, you won’t need to hire an external property manager.
Questions to Ask Your Property Manager
- What services are included in your monthly management fee?
- How do you screen potential tenants?
- How do you handle maintenance and repairs?
- What is your process for rent collection and late payments?
- How often do you inspect the property?
- How do you communicate with owners living abroad?
- What are your procedures for emergencies?
- Can I review a sample lease agreement?
- How do you handle tenant disputes or contract breaches?
- What experience do you have in the Portuguese rental market?
Renting Out Your Property in Portugal
If you plan to rent your property in Portugal for mid-term stays (30 days to one year) or long-term rentals (more than one year), you don’t need any special license. The only requirement is to register your rental agreement with the Portuguese tax authorities and make sure you declare and pay taxes on the rental income.
However, if you intend to rent your property as a short-term rental, such as Airbnb or HomeAway, you will need a local accommodation licence (AL licence). This licence is issued by the city hall and is mandatory for anyone offering short-stay tourism rentals in Portugal.
Property Management Companies in Portugal
Due to the rise in foreign investors buying property in Portugal over the past few years, you’ll now find many property management companies across the country. Here are some examples:
- Property Management Portugal
- Weddo Living
- Host Wise
- Portugal Property Services
- HomeKeeper
Why Work With Us
Local Expertise
We know Portugal. Due to our extensive local knowledge, we believe that concentrating our services in a single country destination is the best way to give you the most thorough and useful information.
Holistic Approach
One single channel of communication for the entire process. We provide you with a comprehensive service that covers all aspects of your move, from identifying the ideal residency visa to finding your new home or helping you to settle.
Transparent Service
We recommend what’s best for you based on an extensive process experience that saves time and money to clients. Our pricing is clear and competitive, and we don’t sell services that make us more money.
Simple Process
Technology plays a very important role in our company. We minimize our clients’ involvement in paperwork. We are customers ourselves and we know how to serve you.
Frequently Asked Questions
What does a property manager in Portugal do?
A property manager handles all aspects of managing your property, including finding tenants, collecting rent, scheduling maintenance, ensuring legal compliance, and marketing your property if it’s a rental. They act as your representative, especially helpful if you live abroad.
How can I find a reliable property manager in Portugal?
Start by seeking recommendations from other property owners or expats. Look for online reviews, testimonials, and ratings. Reach out to multiple companies to compare their services and fees. Professional associations and local real estate agents can also provide trusted referrals.
Should I choose a local or national property management company?
Both options have benefits. Local companies often know the area well and have strong relationships with local vendors. National companies may have a wider reach, more resources, and standardized systems. Choose based on your property’s location and your management needs.
What should I ask a potential property manager?
When interviewing property managers, ask about:
- Their experience and the types of properties they manage.
- The specific services they provide.
- How they handle tenant screening and rent collection.
- Their approach to property maintenance and repairs.
- Costs, fees, and any hidden charges.
- References from current or past clients.
What are typical property management fees in Portugal?
Fees depend on the type of property and services provided:
- Long-term rentals: 5-10% of monthly rent.
- Short-term rentals: 15-30% of rental income, as these require more intensive services like guest check-ins, cleaning, and marketing.
an property managers help with legal and tax compliance?
Yes, many property managers assist with compliance, including:
- Registering for the Alojamento Local license for short-term rentals.
- Ensuring tax obligations are met.
- Navigating local rental regulations.
Do property managers handle maintenance and emergencies?
Most property managers coordinate regular maintenance and respond to emergencies on your behalf. They often have a network of trusted contractors and service providers.
Can I switch property managers if I’m unhappy with their service?
Yes, but check the terms of your contract for cancellation policies or notice periods. Always ensure you have a backup plan before terminating a current agreement.
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