Authored by the expert who managed and guided the team behind the Portugal Property Pack
Yes, the analysis of Lisbon's property market is included in our pack
Thinking about starting an Airbnb in Lisbon in 2026? You are not alone, but the rules have changed significantly.
This guide breaks down what you can realistically earn, where you can legally operate, and which neighborhoods still offer opportunities.
We keep this article updated with the latest regulations and market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Lisbon.
Insights
- Lisbon Airbnb hosts can expect around €2,450 monthly in gross revenue, but self-managing owners typically net about €1,750 after expenses.
- The most restricted neighborhoods, including Santa Maria Maior and Misericórdia, have containment ratios that make new registrations nearly impossible.
- Top-performing hosts achieve 75 to 82% occupancy rates versus 63 to 67% for average hosts, creating a significant income gap.
- Summer months generate €3,600 to €4,800 monthly, while January and February drop to €1,300 to €1,900, making cash flow planning essential.
- The €90 to €140 per night range is extremely crowded, so new hosts targeting family-ready 2-bedrooms or event-optimized properties have better differentiation opportunities.
- Lisbon has 20,000 to 24,000 active short-term rental listings, shaped by years of municipal containment policies rather than organic growth.
- Web Summit in November and Rock in Rio in June create the biggest demand spikes, especially near MEO Arena and Parque das Nações.
- One-bedroom apartments get the most bookings, but two-bedroom units often deliver better revenue stability by attracting families and longer stays.
Can I legally run an Airbnb in Lisbon in 2026?
Is short-term renting allowed in Lisbon in 2026?
As of early 2026, short-term renting through Airbnb is legal in Lisbon, but operates under a heavily regulated system called Alojamento Local that restricts new registrations in many central neighborhoods.
The main legal framework is Portugal's Decreto-Lei 128/2014, updated in 2024 with Decreto-Lei 76/2024, combined with Lisbon's municipal regulation (RMAL) amended in December 2025.
The most important restriction is Lisbon's containment system, which limits new registrations in neighborhoods where short-term rentals exceed certain ratios of local housing stock.
Hosts must also meet safety requirements, maintain insurance, register guests, and comply with operational standards the municipality actively enforces.
Operating illegally can result in significant fines, and enforcement has increased in recent years.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Portugal.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Portugal.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Lisbon as of 2026?
As of early 2026, Portugal does not impose a universal maximum nights-per-year cap like the 90-day rule seen elsewhere, and Lisbon focuses on registration containment rather than blanket night limits.
These rules apply consistently across property types, with no differentiation between studios, apartments, or houses.
Since Lisbon does not use a nights-per-year tracking system, hosts are not required to log rental nights.
Non-compliance consequences come primarily from operating without proper registration rather than exceeding a night count, making the initial licensing process the critical hurdle.
Do I have to live there, or can I Airbnb a secondary home in Lisbon right now?
You do not have to live in the property to run an Alojamento Local in Lisbon, so secondary homes can legally operate as short-term rentals if you obtain the required registration.
Secondary home owners can legally run short-term rentals, but getting a new registration is difficult or impossible in many central neighborhoods due to containment restrictions.
In containment areas, secondary home owners face the same barriers as any new applicant, meaning you need an exception or a property in a less restricted zone.
The main difference between primary and secondary residence hosting is that room rentals within your own home have slightly different treatment, since they preserve resident presence.
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Can I run multiple Airbnbs under one name in Lisbon right now?
You can potentially run multiple Airbnb listings under one name in Lisbon, but the regulations explicitly reference limits on how many establishments a single owner can operate.
Lisbon's municipal rules point to national legislation defining these ownership limits, meaning there is a ceiling depending on your situation and property categories.
Hosts operating multiple listings must ensure each property has its own valid registration, and the municipality tracks ownership declarations during approval.
These limits aim to prevent large-scale investors from converting significant portions of residential housing into tourist accommodation.
Do I need a short-term rental license or a business registration to host in Lisbon as of 2026?
As of early 2026, you need to register your property as an Alojamento Local to legally operate a short-term rental in Lisbon.
The registration process involves submitting documentation, meeting safety and insurance requirements, and in containment areas, potentially waiting for an exceptional authorization.
Required documents typically include proof of ownership or authorization, liability insurance, a technical responsibility declaration, and identification.
Hosts should budget for administrative fees, insurance premiums, and potential costs for bringing the property up to safety standards.
Are there neighborhood bans or restricted zones for Airbnb in Lisbon as of 2026?
As of early 2026, Lisbon operates a containment system that effectively creates restricted zones where new registrations are extremely difficult, rather than outright bans.
The strictest restrictions apply to Santa Maria Maior (Baixa, Alfama, Castelo) and Misericórdia (Bairro Alto, Bica, Cais do Sodré), with the highest short-term rental concentrations.
Other high-pressure areas include Arroios, Santo António, São Vicente, Estrela, Campo de Ourique, Parque das Nações, Belém, Alcântara, Avenidas Novas, Penha de França, and Ajuda.
These zones are restricted because Lisbon treats short-term rental concentration as a housing-balance issue, aiming to preserve residential stock in tourist-heavy neighborhoods.
We made this infographic to show you how property prices in Portugal compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Lisbon in 2026?
What's the average and median nightly price on Airbnb in Lisbon in 2026?
As of early 2026, the average nightly price for an Airbnb in Lisbon is approximately €120 ($130 USD), while the median sits around €105 ($115 USD), reflecting the mix of budget studios and premium listings.
The typical nightly price range covering roughly 80% of listings falls between €75 and €180 ($80 to $195 USD), with most properties clustering in the €90 to €140 range.
Location has the biggest impact on nightly pricing, with historic core properties commanding significantly higher rates than residential neighborhoods.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Lisbon.
How much do nightly prices vary by neighborhood in Lisbon in 2026?
As of early 2026, nightly prices in Lisbon vary from around €80 ($87 USD) in residential areas like Benfica to €180 ($195 USD) in prime tourist zones like Baixa and Alfama, a gap of about €100 per night.
The three neighborhoods with highest prices are Baixa-Chiado at €160 to €180 ($175 to $195 USD), Alfama-Castelo at €150 to €170 ($165 to $185 USD), and Príncipe Real at €140 to €160 ($150 to $175 USD).
The lowest prices are in Benfica at €80 to €95 ($87 to $103 USD), Lumiar at €85 to €100 ($92 to $108 USD), and parts of Olivais at €80 to €100 ($87 to $108 USD), though guests still choose these areas for metro access and quieter atmosphere.
What's the typical occupancy rate in Lisbon in 2026?
As of early 2026, the typical occupancy rate for Airbnb listings in Lisbon is approximately 67%, meaning an average property books around 20 nights per month.
The realistic occupancy range covering most listings falls between 55% and 75%, with newer hosts often starting lower before building reviews.
Lisbon's occupancy compares favorably to Portugal's national average, benefiting from year-round tourism that keeps the city busier than seasonal coastal destinations.
The biggest factor affecting occupancy is listing quality: photography, host responsiveness, and whether the space offers reliable air conditioning and fast WiFi.
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What's the average monthly revenue per listing in Lisbon in 2026?
As of early 2026, the average monthly gross revenue per Airbnb listing in Lisbon is approximately €2,450 ($2,650 USD), while the median sits closer to €2,050 ($2,220 USD).
The realistic monthly revenue range covering roughly 80% of listings falls between €1,400 and €3,800 ($1,520 to $4,120 USD).
Top-performing listings, particularly well-located 2-bedroom apartments with strong reviews, can generate €4,000 to €5,500 monthly ($4,340 to $5,960 USD), roughly €145 per booked night at 80% occupancy.
Finally, note that we give here all the information you need to buy and rent out a property in Lisbon.
What's the typical low-season vs high-season monthly revenue in Lisbon in 2026?
As of early 2026, a typical Lisbon Airbnb can expect low-season monthly revenue of €1,300 to €1,900 ($1,410 to $2,060 USD) compared to high-season revenue of €3,600 to €4,800 ($3,900 to $5,200 USD).
Low season runs from January through February, while high season spans June through September when tourism peaks and hosts can charge premium prices.
What's a realistic Airbnb monthly expense range in Lisbon in 2026?
As of early 2026, realistic monthly operating expenses for an Airbnb in Lisbon range from €550 to €950 ($600 to $1,030 USD) for self-managed properties, and €900 to €1,600 ($975 to $1,735 USD) for professionally managed listings.
The largest expense category is property management or cleaning services, which can run €400 to €800 monthly ($435 to $870 USD), particularly with management companies taking 15% to 25% of revenue.
Hosts should expect to spend approximately 25% to 45% of gross revenue on operating expenses.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Lisbon.
What's realistic monthly net profit and profit per available night for Airbnb in Lisbon in 2026?
As of early 2026, a realistic monthly net profit for a self-managed Lisbon Airbnb is approximately €1,750 ($1,900 USD), roughly €58 ($63 USD) profit per available night before income taxes and mortgage.
The realistic monthly net profit range covering most listings falls between €800 and €2,500 ($870 to $2,710 USD).
Net profit margins typically range from 45% to 70% of gross revenue, depending on whether you self-manage or use a management company.
The break-even occupancy rate is approximately 30% to 40%, meaning you need around 9 to 12 nights monthly to cover operating expenses.
In our property pack covering the real estate market in Lisbon, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Portugal versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Lisbon as of 2026?
How many active Airbnb listings are in Lisbon as of 2026?
As of early 2026, Lisbon has approximately 20,000 to 24,000 active short-term rental listings, one of the most developed Airbnb markets in Southern Europe relative to city size.
This count has remained relatively stable, shaped more by municipal containment policies than organic growth, with the long-term trend showing consolidation rather than rapid expansion.
Which neighborhoods are most saturated in Lisbon as of 2026?
As of early 2026, the most saturated neighborhoods are Santa Maria Maior (Baixa, Alfama, Castelo), Misericórdia (Bairro Alto, Bica, Cais do Sodré), Santo António, Arroios, and São Vicente (Graça), where competition is intense.
These neighborhoods became saturated because they combine walkable historic charm, proximity to landmarks, and the "postcard Lisbon" experience tourists seek.
Relatively undersaturated neighborhoods include parts of Marvila, Ajuda, Lumiar, and Benfica, where new registrations face fewer restrictions, though demand is correspondingly lower.
What local events spike demand in Lisbon in 2026?
As of early 2026, the main events spiking Airbnb demand are Web Summit in November (affecting Parque das Nações), Rock in Rio Lisboa in June (driving eastern riverfront bookings), and the Lisbon Marathon.
During these events, hosts typically see bookings increase 30% to 50% and nightly prices rise 40% to 80%, with properties near venues often selling out weeks in advance.
Hosts should adjust pricing and open calendars 2 to 3 months before major events, as Web Summit attendees book early and pay premium rates for convenient locations.
What occupancy differences exist between top and average hosts in Lisbon in 2026?
As of early 2026, top-performing Airbnb hosts in Lisbon achieve 75% to 82% occupancy, significantly outpacing the market through better listing optimization and guest experiences.
Average hosts typically see 63% to 67% occupancy, meaning top performers book roughly 3 to 5 more nights monthly, compounding into thousands of euros annually.
New hosts typically need 6 to 12 months to reach top-performer levels, as building reviews and refining pricing takes time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Lisbon.
Which price points are most crowded, and where's the "white space" for new hosts in Lisbon right now?
The nightly price range with highest listing concentration in Lisbon is €90 to €140 ($98 to $152 USD), where standard 1-bedroom central apartments compete intensely.
White space exists at €160 to €220 ($175 to $240 USD) for family-ready 2-bedroom units, and €120 to €160 ($130 to $175 USD) near Parque das Nações for event-optimized properties.
To compete in underserved segments, focus on comfortable sleeping for 4 to 6 guests with proper beds, dedicated workspaces, and reliable air conditioning with strong WiFi.
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What property works best for Airbnb demand in Lisbon right now?
What bedroom count gets the most bookings in Lisbon as of 2026?
As of early 2026, 1-bedroom apartments (T1) get the most total bookings in Lisbon because they match the largest demand pool of couples and solo travelers.
Booking breakdown shows studios at about 15%, 1-bedrooms at roughly 40%, 2-bedrooms at about 30%, and 3-bedroom or larger units at 15%.
One-bedroom units perform best because Lisbon attracts many short weekend breaks and romantic getaways, where couples want a proper bedroom without needing family space.
What property type performs best in Lisbon in 2026?
As of early 2026, well-renovated apartments and condominiums are the best-performing property types for Airbnb in Lisbon, dominating the housing stock and offering the most scalable investment opportunity.
Occupancy rates show apartments at 65% to 70%, townhouses at 60% to 68%, and larger houses at 55% to 65%, with differences driven by supply concentration and pricing.
Apartments outperform because they are easier to maintain, more likely to have elevators and air conditioning, and their prices match what most visitors expect for a Lisbon city break.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Lisbon, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Diário da República (RMAL Amendment) | Portugal's official gazette gives the final word on what's legally in force. | We anchored Lisbon's municipal short-term rental rules using this source. We avoided relying on summaries by going directly to the legal text. |
| Câmara Municipal de Lisboa (RMAL PDF) | The municipality's published regulation matches the official gazette notice. | We extracted practical constraints including containment ratios and exceptions. We cross-checked against the Diário da República for consistency. |
| Lisbon AL Monitoring Report | This official city report documents Lisbon's monitoring and policy rationale. | We used it to name real freguesias that were historically suspended or highly concentrated. We triangulated saturation patterns with market datasets. |
| Turismo de Portugal (SIGTUR) | The national tourism authority maintains official tourism systems. | We used it as the official reference for Alojamento Local. We separated national versus city restrictions using this source. |
| Lisbon Open Data Portal | Lisbon's official portal provides traceable datasets and metadata. | We supported "how many" and "where" questions with verifiable data. We cross-checked counts against independent trackers. |
| Decreto-Lei 128/2014 (RJAL) | This national law defines the Alojamento Local framework across Portugal. | We grounded baseline legal steps before layering Lisbon's extra rules. We cross-checked municipal powers against this national regime. |
| Decreto-Lei 76/2024 | This decree-law is explicitly referenced in Lisbon's RMAL update. | We used it to avoid outdated rules since Lisbon's amendment aligns with it. We treated it as the national-level change log. |
| Instituto Nacional de Estatística (INE) | Portugal's official statistics agency provides the most defensible baseline. | We anchored tourism nights and arrival trends using INE statistics. We triangulated demand signals with short-term rental performance data. |
| Banco de Portugal | The central bank's data is the standard reference for rates and credit conditions. | We translated profitability into real-world ownership conditions. We triangulated with price levels from property indices. |
| European Central Bank (ECB) | ECB rates are the most defensible way to convert USD to EUR. | We converted AirDNA's USD figures using documented reference rates. We kept conversions explicit for verification. |
| AirDNA | A widely used short-term rental analytics provider with transparent metrics. | We used it for pricing, occupancy, and revenue since Airbnb doesn't publish city-level medians. We cross-checked with InsideAirbnb and INE. |
| Inside Airbnb | A transparent public dataset built from observable Airbnb listings. | We sanity-checked listing counts and neighborhood concentration. We treated it as a cross-reference to AirDNA. |
| Lisbon Tourist Tax Notice | The official gazette is the cleanest way to cite fees and taxes. | We used it when estimating guest-facing charges and host overhead. We avoided press summaries for tax information. |
| Web Summit | The event organizer's announcement is a primary source. | We explained why certain weeks price higher in Lisbon. We paired event dates with seasonality from tourism stats. |
| Rock in Rio Lisboa | The official festival site is a primary source for event information. | We showed how festival weekends create localized demand spikes. We combined it with neighborhood notes on guest preferences. |
| EDP Lisbon Marathon | The official registration site confirms event dates and scale. | We included it as an event creating broad demand across Lisbon. We noted runner preferences for transit and flat routes. |
| Cuatrecasas Legal Analysis | A reputable law firm providing expert legal interpretation. | We used their analysis for practical implications of regulatory changes. We cross-referenced with primary legal sources. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Portugal. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.