Property Management
Property Management & Renting Your Algarve Home
Owning a property in the Algarve is one thing. Looking after it from a distance is another. Whether you plan to use it exclusively as a holiday home, rent it when you're not here, or a combination of both, having the right management in place makes all the difference.
Our property management division was set up for exactly this reason, because when we were recommending managers to our clients, we couldn't find one we were completely confident in. So we built our own.
What We Look After
Our management service covers the full scope of what your property needs to stay in good order year-round:
Property visits - weekly checks while the property is vacant, covering structure, security, and contents. During periods of heavy rain or extreme weather we carry out additional visits as standard.
Maintenance - a trusted network of local tradespeople for everything from a dripping tap to a full electrical inspection. Any spend over €350 is always approved by you first.
Pool maintenance - full weekly service including vacuuming, brushing, surface skimming, pump checks, and chemical or salt treatment. Emergency visits during guest stays are included.
Garden & landscaping - regular upkeep by our specialist team to keep the property looking its best year-round.
Cleaning & laundry - changeover cleans, deep cleans, and laundry handled by our in-house team.
Account management - full transparent reporting on all income and expenditure, so you always know exactly where you stand.
And beyond the formal list, setting up utilities, receiving deliveries, managing local service providers, dealing with the small things that come with owning a property abroad. That's very much part of what we do.
Download our full property management brochure below for a detailed breakdown of services and pricing.
Renting Your Property
Many of our clients rent their property during the periods they're not using it, most commonly the summer months, and find it covers their annual running costs comfortably, often with a surplus.
The Algarve rental season is driven by the European school holidays, with July and August commanding the highest weekly rates. Easter, half-terms, and shoulder season golf tourism add further opportunity, giving a well-positioned property a realistic window of 18 - 22 rentable weeks per year. A 10 - 15 week season is a common and achievable outcome for most properties.
There is also growing demand for longer winter lets, typically 3 to 6 months, which can provide a steady off-peak income with minimal running costs, as tenants generally cover utilities.
We work with trusted local rental partners and can handle the full rental process on your behalf, guest management, meet and greets, changeovers, and any issues that arise during stays.
The Alojamento Local Licence
Any property rented on a nightly or weekly basis must be registered and licensed as an Alojamento Local (AL). We assist all our managed property clients through this process as part of our service. The requirements are straightforward, safety equipment, insurance, digital invoicing, and guest reporting, and the updated 2024 legislation has made licences transferable with the property on sale, which is a practical benefit for owners.
Rental Income & Tax - A Brief Overview
Short-term AL rental income is classified as Category B (business income). Under the simplified regime, only 35% of gross income is treated as taxable, the remaining 65% is automatically treated as costs. For non-residents, a flat rate of 25% applies to that taxable portion. Long-term rentals fall under Category F, with a standard flat rate of 25% on net income after allowable expenses.
VAT at 6% applies once annual rental income exceeds €10,000. Social security contributions are generally exempt for non-residents already contributing in another country or receiving a pension — which covers the majority of our clients.
Tax rules change regularly and individual circumstances vary, we always recommend speaking with a qualified Portuguese accountant for a full picture.
Get In Touch
If you'd like to talk through what management would look like for your property, or want a quote for specific services, we're happy to have that conversation, no obligation.
One thing worth noting: our management service is available exclusively to IRG Property clients. It's a deliberate decision, we'd rather look after a smaller number of properties properly than spread ourselves too thin. If you've purchased through us, or are considering doing so, we'd love to talk.
