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
No one is listed in this section yet. We list a professional only after checking their registration and public details, and nobody pays to be listed.
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Are you a Madeira professional in this category?
Write to us through the contact form with a short introduction and your language capacities. We check your registration and public details before listing you. There is no listing fee.