Pedro Correia Real EstateShort-term rental management, run the way I run my own listings
A short-term rental earns well in high season and loses money in the low season if nobody manages the gap. I price, host and run your property with the same system I use on my own listings: 9 years as host, 43 reviews, 4.81 stars. The system does not depend on where the property is. Pricing, listings, guests and compliance run centrally; cleaning and maintenance go to vetted local teams held to my checklist.
What is included
- Listing and photos. Airbnb, Booking.com and direct bookings from one calendar. Professional photos, a description in English and Portuguese, house rules that filter out the wrong guests.
- Pricing. Dynamic rates by season, event and lead time. Minimum stays that protect weekends in summer and fill mid-week in shoulder months.
- Guests. Every message answered within an hour in waking hours. Self check-in with a lockbox or smart lock, a printed and digital house guide, 24-hour contact for emergencies.
- Cleaning and linen. A vetted local cleaning team, hotel-grade linen, a checklist with photos after every turnover. Consumables restocked and invoiced at cost.
- Compliance. AL registration, guest reporting to the border authority (SIBA), tourist tax where it applies, the complaints book, and the annual checks on fire and gas equipment. Outside Portugal, the local registration and reporting rules instead.
- Reporting. A monthly statement with every booking, fee and expense, plus the figures your accountant needs at year-end.
What I do for my own listings
Rates reviewed every Monday, a 3-night minimum from June to September, a cleaner who has worked with me for years, and a guest guide that answers the twenty questions I used to get on WhatsApp. Reviews above 4.8 are the result of removing friction, not of luck.
Short-term or long-term?
Not every property should be on Airbnb. A two-bedroom close to a beach, a city centre or a business district, with parking, usually earns more as a short-term rental, net of all costs. A house far from what guests travel for usually does not. Run the numbers in the short-term vs long-term calculator or ask for the free audit and I will tell you which one I would choose with my own money.
How it starts
- Free audit of the property's earning potential and licence status.
- Agreement with a percentage of net booking income, no fixed monthly charge, so I only earn when you do.
- Set-up: licence, photos, listings, lockbox, house guide. Live within three weeks in most cases.
FAQ
Where do you manage short-term rentals?
Anywhere. Pricing, listings, guest communication and compliance are run centrally on one system; cleaning and maintenance go to vetted local teams that I brief, check and replace if they slip. My own listings are in Vilamoura, which is where the 4.81★ track record comes from.
Do I need an AL licence to rent short-term?
In Portugal, yes. The Alojamento Local registration is in your name and tied to the property. I prepare the application, the required documents and the on-site items (complaints book, information sheet, safety equipment).
Can I still use the apartment myself?
Yes. You block your own dates in the calendar. Most owners keep two to six weeks a year.
How are guests screened?
Verified profiles only, minimum stay rules, no parties clause, deposit where the platform allows it, and I message every guest before arrival. Over 9 years I have had no claim that was not covered.
What about tax on short-term rental income?
AL income is business income (Category B). Under the simplified regime only part of the gross is taxed. The free audit shows the net figure for your case; confirm the final numbers with your accountant.