What property management really costs in Cascais
Fee percentages are the least useful way to compare managers. What matters is what is included, what is charged on top, and what lands in your account at the end of the year. Here is how to compare properly.
How managers charge, and who each model suits
01 Commission on revenue
The manager takes a percentage of booking revenue. Interests are aligned: they earn more when you do. Best for short-term rentals with seasonal swings. Ask exactly which revenue the percentage applies to, before or after platform fees and cleaning.
02 Fixed monthly fee
A flat amount whatever the bookings. Predictable, and it can suit long-term lets or owners who mostly use the home themselves. The risk: a manager paid the same regardless of occupancy has less reason to chase it.
03 Hybrid
A smaller fixed base plus a smaller commission. Common for premium villas where year-round care matters as much as bookings. Judge it the same way: what is included, and what is extra.
What is included, and what is quietly extra
Two managers can quote the same headline fee and deliver completely different economics. Run any proposal through these two lists.
Should be included
- Listing, pricing and calendar management across all channels
- Guest communication from enquiry to checkout
- Monthly statements that show every booking and every cost
- Inspections between stays, with issues reported to you
- Compliance basics: tourist tax filing and guest reporting
? Onboarding and photography
Often a one-off extra. Fair enough, if the price is clear up front and you keep the photos.
? Cleaning and linen
Usually paid by the guest per stay. Check whether the manager adds a margin on top, and whether owner stays are charged the same way.
? Maintenance callouts
The classic leak: a callout fee plus an unchecked trades invoice. Ask who supervises the work and whether quotes above a threshold need your approval.
Self-managing, platform services, or a local team
A Do it yourself
Cheapest on paper, and a real job in practice: messages at midnight, turnovers in August, tourist tax filings. It can work if you live nearby and have the time. From abroad, it rarely survives the first emergency.
B Remote platform services
App-based services can juggle calendars and pricing from a distance. What they cannot do is stand in your kitchen when the water heater fails, or supervise the plumber who fixes it.
C A local full-service team
Costs more than doing nothing, and it is the only model where marketing, guest care, cleaning, repairs and compliance have one accountable owner: people who are minutes from the property.
Seven questions to ask any manager
- Exactly which revenue does your fee apply to?
- What is in the monthly statement, and can I see a sample?
- Who cleans and inspects, your team or subcontractors?
- How are maintenance jobs priced, supervised and approved?
- Who handles AL compliance, tourist tax and guest reporting?
- How easily can I block dates for my own stays?
- How long do your owners actually stay with you?
That last question is the one we like best. Our answer: our longest owner relationships run 8 to 18 years, and you can read them in their own words.
Start from what your home should earn
The clearest way to judge any fee is against a credible revenue number for your property. Get yours free:
- Revenue range from real Cascais comparables
- Season split and occupancy expectations
- Compliance checklist for your property
- A transparent management proposal, if the numbers work
Free and without obligation. We would rather lose a deal than surprise an owner in month three.
Fees, answered honestly
Why do you not publish a fee percentage on this page?
Is the cheapest manager the best value?
Who pays for cleaning?
What happens with maintenance costs?
Are there long contracts?
Judge us on the number that matters
Request the free profitability report and get a transparent proposal alongside it. Compare us with anyone.
