Rental management
Owning a rented property is not passive income. It is an operation. We take on that operation entirely, so you are left only with the part that matters: the rent.
The cost of running a rented property badly never shows up on a bank statement. It shows up as income that never existed.
Every month without a tenant costs a full month’s rent, and it is never recovered. On a property let at €3,000, sixty empty days between leases are €6,000 gone.
A lease that is not updated every year is worth less each year. For 2027, the legal update coefficient is 1.0256 (2.56%).
The reference rate on residential rent is 25%. With rent up to €2,300 a month, rent received from 2026 to 2029 is taxed at 10%.
Without a photographic report at check-in, the deposit discussion at check-out is one word against another, and repairs end up paid by the owner.
A tenant’s call does not pick its hour. Building meetings, quotes, tax deadlines and inspections consume time that is rarely accounted for.
The monthly fee covers all day-to-day management of the property, with no cap on interventions.
Follow-up on the lease registration and rent and deposit receipts, with the owner and their accountant. With authorisation, we issue the receipts.
Checking timely payment, collecting proof of payment and acting immediately on any delay.
Representing the owner in all condominium matters and monitoring the fees due.
Technicians, quotes and follow-up until completion, as many times as needed.
Dealing with the multi-risk insurer for water leaks, floods or any other incident.
Opening and transferring water, electricity, gas and internet into the tenant’s name.
The tenant has one contact for day-to-day matters. The owner is no longer that contact.
A photographic report at the start and end of each tenancy, the basis for returning or withholding the deposit.
Gross income, costs, net result and tax framework, with what can improve in the next lease.
Quoted separately and always approved in advance: placing a new tenant, coordinating works, default proceedings and larger interventions.
The difference is not the list of tasks. It is who does them, and when.
8% of the monthly rent · minimum €110
A single percentage, the same for every owner. It is only charged while the property is let: when it is vacant, there is no management fee.
Monthly fee €160 + VAT
| Monthly rent | Monthly fee |
|---|---|
| €1,000 | €110 |
| €1,500 | €120 |
| €2,000 | €160 |
| €3,000 | €240 |
| €5,000 | €400 |
| €8,000 | €640 |
| €10,000 | €800 |
| above €10,000 | on request |
Illustrative examples. The fee is always 8% of the actual rent, with a €110 minimum, plus VAT at the legal rate. Owners with several units or total rent above €10,000 a month receive a dedicated proposal.
For part of the portfolio, how the lease is structured is worth more than the management fee itself.
The reference rate on residential rent is 25%. For leases exclusively for housing with rent up to €2,300 a month, rent received from 2026 to 2029 is taxed at 10% (Decree-Law 97/2026). Leases of 20 years or more are taxed at 5%. We review the applicable regime for each lease with your accountant.
The reduced rate applies to construction or refurbishment contracts on homes for residential letting with rent up to €2,300, where the planning process starts by the end of 2029. The home must stay let for at least 36 months in the first 5 years.
The legal coefficient is 1.0256, an increase of up to 2.56% (Notice no. 24199/2026/2 of 1 October). It requires written notice to the tenant 30 days in advance. We handle it every year.
Information as of October 2026. This does not replace tax advice: each regime depends on the legal requirements of each lease.
A large part of our portfolio belongs to non-resident investors who need to delegate the property’s operation entirely. We work to that standard every day.
From a studio in Santos to apartments on Avenida da Liberdade. The process is the same; the attention adjusts to the property.
We are lease managers and real estate advisors. If you decide to sell, buy more or reposition the property, you need no other contact.
Condition of the property, the lease in force and any particularities.
Written confirmation of the fee and the services contracted.
Management agreement signed and documents collected.
Management begins on the first day of the following month.
Twelve months, renewed automatically.
Sixty days, by either party.
Monthly, by transfer or direct debit, by the 8th.
No tenant, no management fee.
We present amounts, deadlines and documents and follow each matter up. Taxes, fees and invoices are paid by the owner.
Funds you entrust to us for payments are held in an account used only for client funds, with proof of every movement.
Tell us where the property is. We reply within 24 working hours at the latest.
8% of the monthly rent, with a minimum of €110 a month, plus VAT. On a rent of €2,000, the fee is €160.
No. The fee is only due while a lease is in force.
Placing a new tenant, coordinating works, default proceedings and larger interventions. These are quoted separately and always approved by you.
Yes. A large part of our portfolio belongs to non-resident owners who delegate the whole operation of the property to us.
Mainly Lisbon, Cascais and Oeiras.
The owner. We present the amounts, deadlines and documents and follow each matter up until it is resolved.
Twelve months, renewed automatically, with sixty days’ notice by either party.