Can you still open an Alojamento Local in Lisbon in 2026?

The short answer: yes, you can still open an Alojamento Local in Lisbon in 2026, but not everywhere, and not under the same conditions. It depends on the parish and neighbourhood where the property is, and sometimes on its history (was it let as someone’s main home in recent years?).

Here is what the current framework provides, without shortcuts. If you are new to Alojamento Local, start with our complete guide.

The framework since late 2024

Decree-Law 76/2024, in force since 1 November 2024, repealed several measures of the “Mais Habitação” package (including the extraordinary AL levy) and gave municipalities back the power to regulate the activity locally.

Lisbon used that power: on 2 December 2025 the Municipal Assembly approved an amendment to the Municipal Alojamento Local Regulation (RMAL), published in the Diário da República on 5 December 2025 (Notice 29926-A/2025/2). That text now sets the rules for new registrations.

Containment areas: how they work

The regulation measures AL pressure through a ratio between the number of AL establishments and the number of permanent homes (based on the latest INE census). The ratio is monitored every month at three levels: the whole city (concelho), the parish (freguesia) and the neighbourhood (bairro).

One important consequence: a property can sit in a parish outside containment but in a neighbourhood that is inside it. You need to look at the neighbourhood, not just the parish.

Where things stand in 2026

In February 2026, the City Council cancelled 6,765 registrations that had not submitted up-to-date insurance, around 40% of the city’s total. Ratios dropped in several neighbourhoods as a result.

According to information reported by the press in April 2026, the areas were then reclassified:

• absolute containment: the parishes of Santa Maria Maior, Misericórdia and Santo António;
• relative containment: São Vicente, Arroios and Estrela, previously in absolute containment;
• Avenidas Novas left containment;
• at neighbourhood level, 22 neighbourhoods in absolute and 11 in relative containment.

These classifications are dynamic and can change from one month to the next, in either direction. Before any decision, check the current delimitation published by Lisbon City Council.

What is possible in each area

Outside containment

Registration follows the normal route: a comunicação prévia com prazo through the online one-stop shop, with the general conditions (compliant property, insurance, building rules, etc.). The municipality can still object within the set period if the file does not meet the requirements.

In relative containment

New registrations are only possible with the City Council’s express, exceptional authorisation, in specific cases, including:

• rehabilitation of buildings in ruins, full rehabilitation of buildings entirely vacant for more than three years, or projects recognised as of special interest to the city (mixed-use buildings with a social or cultural project, or affordable rental housing);
• the “quarto” (room) type in a home of two bedrooms (T2) or more that has been the holder’s permanent residence and tax address for over three years: one room at most in a T2, two in larger homes.

In absolute containment

New registrations are excluded in principle. The regulation keeps exceptional routes, also subject to express authorisation and strict conditions. It is not an open door: each application must show it fits an exception precisely.

Two situations that rule out exceptions

Even when a project fits an exception, no authorisation can be granted if the property:

• was subject to a residential lease in the last five years (unless the application comes from the tenant, based on that very lease);
• was bought at a public auction held by the city, a Lisbon parish or a municipal company.

Time-limited authorisation

The exceptional authorisation is granted for five years, not renewable while the area stays in containment. For the “quarto” type, it is granted for one year, renewable as long as the conditions (permanent residence, tax address, number of rooms) are still met. When it expires, the establishment is treated as unregistered.

Buying a property that is already registered: watch the transfer

At national level, Decree-Law 76/2024 made registrations transferable again. But in Lisbon, within containment areas, the regulation restricts the transfer of registrations for houses and apartments: a transfer generally causes the registration to lapse, except in the cases provided by law.

In plain terms: buying an apartment “with an AL licence” in a contained neighbourhood does not guarantee you can keep operating it. Have a lawyer check this before signing. We cover it in our investment guide.

Suspending your AL to let long term

The regulation offers a useful option for owners in containment areas: suspend the activity for up to five years to let the property on a residential lease, by simple notice with the lease attached.

When the suspension ends, the holder can recover the registration if the area’s ratio allows it at that time; otherwise the request joins a waiting list, in order of arrival.

How to check your situation

1. 1Identify the exact parish and neighbourhood of the property.
2. 2Check the current containment delimitation published by the City Council.
3. 3Reconstruct the letting history of the last five years (any residential lease?).
4. 4Check the condominium deed and rules.
5. 5If buying, have a lawyer check whether the registration can be transferred.

Maison Tejo is not a law firm: we help you gather these elements and understand your situation, and point you to the right professionals when your case requires it.