Directory · operations
AL property managers
Established Madeira Alojamento Local property managers post-DL 76/2024. Compliance-first operators handling RNAL, municipal licence navigation, condominium liaison, guest operations, and the new mandatory insurance layer.
An AL manager is the operational backbone of a yield-investment Madeira property. Good ones handle the regulatory weight (RNAL, DL 76/2024 insurance, municipal compliance, tourist tax filings), the commercial weight (pricing, channel management, bookings, guest support), and the physical weight (cleaning, linen, maintenance, damage).
Fees vary. 15–20% of net booking revenue is common; premium managers hit 25%+ and justify it with higher occupancy and ADR. Flat-fee models exist for smaller portfolios. Verify against the actual historical performance of comparable properties in the same concelho before committing - yield numbers quoted in marketing materials often understate vacancy and maintenance deductions.
How we vet this category
- ·Operating in Madeira for at least 3 years
- ·Active portfolio of 10+ AL properties under management
- ·Clean track record with Turismo de Portugal and municipal câmaras
- ·Compliance with DL 76/2024 (updated framework, mandatory liability insurance)
- ·Transparent fee structure - typically 15–25% of net revenue; flat-fee models considered
- ·English capacity confirmed; DE preferred for DE-speaking buyers
- ·Audited yield benchmarks for the concelhos they operate in
Questions to ask before engaging
- What is your realistic net-yield estimate for my property type in my concelho, after your fee?
- How do you handle RNAL registration and maintenance under DL 76/2024?
- What is your position on existing AL licences vs new licences post-Funchal suspension?
- How do you liaise with condominiums when AL-veto votes are called?
- What is your mandatory-insurance layer setup and who pays it?
- How do you handle guest screening, damage cases, and complaints?
- What reporting do you provide (monthly, quarterly) and in what language?
Roster status
We are actively onboarding partners for this section. While we finalise the listed roster, we can still introduce you to professionals we know personally - with full disclosure of any referral arrangement.
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Are you a Madeira professional in this category?
Email hello@madeirarealestate.org with a short introduction, your language capacities, and one or two buyer-side case references. Vetting involves a call and client-reference follow-up - no listing fee to apply.