Alojamento Local (AL): the current system

Alojamento Local (AL) is Portugal’s legal framework for paid short-term accommodation that is not classified as a tourist enterprise. The rules changed substantially in 2023 and again under Decree-Law 76/2024. The current system is not accurately described as a nationwide ban: municipalities now have significant powers to regulate AL locally, including containment and sustainable-growth areas.

Before buying a property for Airbnb or Booking.com

Do not assume that because an apartment is advertised as “ideal for AL” you will obtain a registration. Check the exact address with the Câmara Municipal, its current municipal AL regulation, whether it lies in a containment/restricted area, the property’s authorised use, condominium position and any local limits before making the purchase dependent on tourist letting income.

Registration

Registration is by comunicação prévia com prazo through the Balcão Único Eletrónico/competent municipality. Current gov.pt guidance (updated 8 September 2026) states that the municipality can oppose the registration within 60 days, or 90 days in a containment area. The registration number, where there is no opposition, is the title allowing opening to the public.

Municipal rules matter

Municipalities can regulate AL for their territory and designate areas where new registrations are limited or subject to specific conditions. Rules can therefore differ materially between Lisbon, Porto, a coastal municipality and a small inland concelho. Always check the Câmara’s current regulation rather than relying on national summaries or an old Airbnb forum post.

Condominiums

For apartments, examine the building’s title, condominium rules and minutes and obtain current legal advice where there is conflict. The post-2024 regime changed the balance of powers again; do not rely on summaries written during the 2023 regime.

Insurance, safety and operation

  • Maintain the required liability insurance and submit proof as required.
  • Meet applicable fire/safety, equipment and capacity requirements.
  • Display the required identification/signage where applicable.
  • Provide the complaints book / Livro de Reclamações arrangements required for the activity.
  • Keep registration and operator details current.
  • Comply with guest-registration, tax/invoicing and other operating duties that apply to your circumstances.

Tax is separate from registration

An AL number does not settle your IRS/IRC, IVA or Social Security position. Before starting, confirm how the activity will be operated (individual or company), open/register the appropriate activity with Finanças and use compliant invoicing. Cross-border booking-platform commissions can also create VAT questions. An accountant familiar with AL is often worth using.

Airbnb and Booking.com do not legalise the property

A platform listing is a sales channel, not permission from Portugal to operate. The owner/operator remains responsible for AL registration and legal compliance. Conversely, having an AL registration does not guarantee platform acceptance or bookings.

AL buyer checklist

  1. Check the exact property and authorised use.
  2. Ask the Câmara whether the address is in a containment/restricted area and obtain the current municipal AL regulation.
  3. Check existing AL registration in the national register if the seller claims one exists.
  4. Confirm whether and how that existing position survives the transaction; do not assume an old registration simply transfers unchanged.
  5. Review condominium documentation.
  6. Budget insurance, safety equipment, cleaning, management, utilities, platform commissions and tax.
  7. If AL income is essential to the purchase, have a Portuguese lawyer/solicitor and accountant verify the plan before an unconditional CPCV.

Useful official links

Verified 3 October 2026. Because municipalities can change local AL rules, check the exact Câmara and address immediately before committing to a property or registration.