Is Alojamento Local legal in Lisbon right now?

Yes — the national AL regime is in DL 128/2014 (as amended). In Oct 2024, DL 76/2024 revised AL (effective Nov 1, 2024), revoking several Mais Habitação measures and clarifying the municipal opposition windows and local powers (e.g., containment and areas of sustainable growth).

Step 1 — Register your AL in the RNAL (national)

• Where/how: File a comunicação prévia com prazo in the Balcão do Empreendedor; your submission receives a registo number in the RNAL.
• Timing: The municipality may oppose within 60 working days of submission — or 90 working days if the property is in a containment area. If there’s no opposition in time, the registration stands. (Stated in Turismo de Portugal guidance and mirrored in DL 76/2024.)
• What this is: A registration with a deadline (not a discretionary licence), but Lisbon can oppose based on its municipal regulation/maps.

Step 2 — Lisbon’s local rules (containment & “sustainable growth” areas)

Lisbon historically applied containment zones (RMAL 2019). After DL 76/2024, the City started updating its regulation in 2025 to integrate “áreas de crescimento sustentável” and local caps/ratios; a proposal went through public discussion in 2025. Track the City/Assembly pages for the final adopted text and maps before filing.

Temporary suspension & extension: Lisbon suspended new AL registrations on 5 Nov 2024 for six months (pending RMAL changes) and subsequently extended the suspension in May 2025. Check the current status on the City/Assembly pages before applying.

Tourist tax in Lisbon (TMT): exactly what to charge

• Amount: 4 € per person per night, maximum 7 nights per stay, applies to guests aged 13+.
• Platform & deadline: Register your entity on the TMT portal and self-assess; register within 30 days of starting activity. Show the TMT as a separate line on invoices.

Safety, insurance & house rules (national)

• Fire safety (SCIE): Follow DL 220/2008 for safety against fires in buildings—ensure appropriate alarms/egress per your building typology.
• Operation & identification: Portaria 262/2020 sets functioning and identification duties (complaints book, house rules, display of RNAL).
• Insurance: Portaria 248/2021 governs mandatory civil-liability insurance for AL; ensure the policy is valid and uploaded — the validity now appears publicly in RNAL.

What changed in 2024/2025

• National (DL 76/2024): Effective Nov 1, 2024 — revoked the freeze on new AL in apartments/hostels, the 5-year validity, condo authorisation (except hostels), the seasonal 120-day cap, and CEAL; introduced clearer opposition windows (60/90 dias úteis) and growth areas. See the DR text and Turismo de Portugal’s 2025 guide.
• Lisbon (2024–2025): Tourist tax increased to 4€ from 1 Sep 2024; Nov 2024 suspension of new AL extended in May 2025 while the City revises RMAL—verify current status before investing or filing.

How to stay compliant (step-by-step)

1. Check your address against Lisbon’s latest containment/growth maps or notices; if applicable, expect 90 working days opposition.
2. Prepare national docs: ownership/lease, ID, floor plan & SCIE basics, and insurance per Portaria 248/2021.
3. File RNAL (comunicação prévia com prazo) in the Balcão do Empreendedor; keep the registo number.
4. Wait out the opposition period: 60 working days (standard) or 90 (containment). Don’t market as AL until you meet all legal conditions.
5. Set up TMT: register on Lisbon’s TMT portal within 30 days, charge 4€/night (≤7 nights; 13+), report and pay as instructed.
6. Display & operate correctly: Post RNAL number and house rules; keep complaints book accessible; maintain safety kit and insurance validity.
7. Condominium rules: Condo authorisation is no longer required (except hostels), but nuisance can still trigger municipal action — manage house rules and noise.

Quick City check: Lisbon’s municipal regulation is evolving — confirm the suspension status and any new maps/caps before filing.

FAQs

1) Is there a citywide night cap in Lisbon?
No national cap. Lisbon instead uses containment/growth areas and may oppose your RNAL within 90 working days in those areas.

2) How do I register an AL in Lisbon?
Submit a comunicação prévia com prazo via the Balcão do Empreendedor (RNAL). The City has 60 working days — or 90 in containment — to oppose.

3) Do I still need condo approval?
No—condo authorisation for AL was revoked (hostels excepted) in DL 76/2024; nuisance-based opposition remains possible.

4) What tourist tax must I charge?
4 € per person per night, max 7 nights, 13+. Register on the TMT portal and show it as a separate invoice line.

5) Is Lisbon still suspending new AL registrations?
Lisbon suspended new registrations on 5 Nov 2024 and extended the suspension in May 2025 while revising RMAL — check the latest City/Assembly notices.

Not Advice: This guide highlights key points for short-term letting and is not legal or tax advice. Rules change — always check the relevant authority’s website for your property and seek professional advice if unsure.