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Local accommodation law in Portugal (alojamento local, AL, the regime for short-term rentals) changed twice in little more than a year. The Mais Habitação package (Law 56/2023) suspended new registrations, created the CEAL levy and put an expiry date on registrations. Decree-Law 76/2024, in force since 1 November 2024, revoked most of those measures and handed control to municipalities. Here is what applies today.
In short
- The 2023 national suspension of new registrations was revoked; each municipality can create containment areas in its regulations.
- Mandatory renewal of registrations and validity until 2030 were revoked: existing registrations remain valid.
- The CEAL was revoked by Decree-Law 57/2024 and is no longer due.
- In municipalities with more than 1,000 registrations, transitional suspensions can apply until 31 December 2026 at the latest.
- The condominium can ban local accommodation by two-thirds of the permillage (future registrations only), object to a specific one by more than half and charge up to 30% of the contribution.
What has changed since 2023
«São revogados: a) Os n.os 4 e 5 do artigo 5.º, a alínea h) do n.º 1 do artigo 6.º, o artigo 6.º-A, os n.os 2, 3 e 4 do artigo 7.º e o artigo 30.º do Decreto-Lei n.º 128/2014, de 29 de agosto, na sua redação atual; b) Os artigos 18.º, 19.º, 20.º, 21.º e 52.º da Lei n.º 56/2023, de 6 de outubro, na sua redação atual.» — Decree-Law 76/2024, article 5
In plain English: the decree-law repeals several provisions of Decree-Law 128/2014, the local accommodation regime, including article 6-A on the renewal of registrations, and articles 18 to 21 and 52 of Law 56/2023, the Mais Habitação law.
| 2023 measure | Current situation | Source |
|---|---|---|
| National suspension of new registrations | Revoked; municipalities can create containment areas | DL 76/2024, art. 5; DL 128/2014, art. 15-A |
| Renewal of registrations and validity until 2030 | Revoked | DL 76/2024, art. 5 |
| CEAL levy | Revoked | DL 57/2024 |
| Condominium objection | More than half of the permillage; the mayor decides | DL 128/2014, art. 9 |
| Ban in the condominium regulations | Two-thirds of the permillage; future registrations only | DL 128/2014, art. 6-B |
| Contribution to the condominium | Up to 30% of the annual contribution | DL 128/2014, art. 20-A |
| Transitional suspensions in municipalities with over 1,000 registrations | Until 31 December 2026 at the latest | DL 151/2026 |
New registrations: containment areas set by municipalities
In 2023, the Mais Habitação programme suspended new local accommodation registrations across much of the country. That national suspension was revoked by DL 76/2024. Now each municipality decides, in its own regulations, where and how to limit new registrations, by creating containment areas and sustainable growth areas by parish (art. 15-A of DL 128/2014).
«1 — Com o objetivo de preservar a realidade social dos bairros e lugares, o município territorialmente competente pode aprovar, no regulamento previsto no n.º 5 do artigo 4.º, a existência de áreas de contenção e áreas de crescimento sustentável, por freguesia ou união de freguesias, no todo ou em parte, para instalação de novo alojamento local.» — Decree-Law 128/2014, article 15-A(1), as worded by Decree-Law 76/2024
In plain English: to preserve the social fabric of neighbourhoods, the municipality may approve, in its regulations, containment areas and sustainable growth areas, by parish or group of parishes, in whole or in part, for the opening of new local accommodation.
In municipalities with more than 1,000 registrations, transitional suspensions of new registrations can apply until 31 December 2026 at the latest (Decree-Law 151/2026). To understand what comes next, see our article on short-term rentals and the 2035 plan.
Before investing, check the municipal local accommodation regulation in force on the council’s website. Containment areas, limits and deadlines vary from municipality to municipality and can change with each revision of the regulation. Containment areas aim to relieve pressure on residential renting, curb tourism-related property speculation and encourage responsible use of buildings in cities.
Registration is made by prior notice to the mayor, only through the Electronic Single Desk (Balcão Único Eletrónico), under art. 6 of DL 128/2014.
Existing registrations
Existing registrations remain valid. The mandatory renewal and validity until 2030 introduced in 2023 were revoked (art. 6-A of DL 128/2014 and art. 20 of Law 56/2023, both revoked by DL 76/2024). A registration can, however, be cancelled by the mayor in the cases set out in art. 9, for example when there is no valid insurance or after a reasoned objection by the condominium.
Supervision is the responsibility of ASAE, the food and economic safety authority, and the city council (art. 21 of DL 128/2014). Keep the establishment’s documents organised: the registration title, the civil liability insurance policy, the complaints book and the invoices issued. The registration number must appear in adverts and the identification plaque must be displayed next to the entrance; failing to display it is an administrative offence.
Check every year that the local accommodation’s civil liability insurance is valid. The lack of valid insurance is one of the grounds for cancelling the registration.
Low-density regions
With the end of the national suspension, the distinction between high-pressure and low-density areas has lost weight. What counts now is each municipality’s regulation. In an inland municipality, local accommodation can drive the local economy; in a high-pressure city centre, the council may limit it. In any case, check the local rules before investing.
Incentives for long-term renting
Alongside the local accommodation rules, the State has used taxation to encourage renting for permanent housing:
- residential rents are taxed at a flat IRS rate of 25%, with reductions for permanent housing contracts of 5, 10 or 20 years or more (art. 72 of the Personal Income Tax Code);
- contracts with a moderate rent pay 10% until 31 December 2029 (art. 45-C of the Tax Benefits Statute, added by DL 97/2026);
- the costs of repairing and maintaining the property can be deducted from rental income (art. 41 of the Personal Income Tax Code).
Long-term renting has its own challenges: a medium- to long-term commitment, managing the property and tenants, and meeting the conditions for the reduced rates. Compare both models in short-term or long-term rentals in Lisbon.
CEAL: the extraordinary levy has been revoked
The Extraordinary Contribution on Local Accommodation (CEAL), created in 2023, was revoked by Decree-Law 57/2024. It is no longer due.
The role of municipalities and condominiums
Local accommodation, especially in dense urban areas, can affect residents’ quality of life and how buildings function. That is why municipalities and general meetings have powers defined by law.
Municipalities can create containment and sustainable growth areas in the municipal regulation, object to new registrations and cancel registrations in the cases provided for by law, and supervise the activity together with ASAE.
The general meeting can:
- ban local accommodation in the condominium regulations, by two-thirds of the permillage, for future registrations only (art. 6-B(5) of DL 128/2014). See how to amend the condominium regulations and how majorities in decisions are counted;
- object to a specific local accommodation, by a reasoned decision of more than half of the permillage, in cases of repeated disturbance; the decision lies with the mayor (art. 9);
- charge an additional contribution of up to 30% of the annual contribution, to cover the greater use of the common parts (art. 20-A).
When there is local accommodation in the building, record incidents and complaints in the minutes. If it is ever necessary to ask for the registration to be cancelled, the general meeting must support its decision with facts.
How Condoroo helps
Condoroo manages more than 600 condominiums, with a team of more than 20 professionals. We prepare the notices and minutes when the general meeting needs to decide on local accommodation in the building, and we record incidents so that any decision is supported by facts. Plans start at €6.50 per unit per month.
Local accommodation law: frequently asked questions
Are new local accommodation registrations suspended?
The 2023 national suspension was revoked. Each municipality can create containment areas in its regulations, and in municipalities with more than 1,000 registrations transitional suspensions can apply until 31 December 2026 at the latest.
What happens to existing local accommodation registrations?
They remain valid. Mandatory renewal and the CEAL were revoked.
Is the CEAL still payable?
No. It was revoked by Decree-Law 57/2024.
What incentives exist for long-term renting instead of local accommodation?
Residential rents pay a flat IRS rate of 25%, with reductions for long contracts, and 10% for moderate-rent contracts until 31 December 2029. Repair and maintenance costs are deductible from rental income.
What can the general meeting do about local accommodation?
Ban it in the regulations by two-thirds of the permillage (future registrations only), object to one that disturbs the building by more than half of the permillage and charge an additional contribution of up to 30%.
What should I check before investing in local accommodation?
The current law, the municipal regulation and containment areas, the building’s title deed and condominium regulations, and the local market, to make sure the investment is sustainable.
This article is for information only and does not replace legal advice for your specific case. Legislation checked on 26 October 2026.
