"Property management" covers two very different services in the Algarve, and they are priced in very different ways. Before comparing numbers, it is worth knowing which one you are being quoted for.
Two models: rental management and second-home management
Rental management is built around guests. The company markets the home, takes bookings, handles check-ins, cleaning turnovers and guest messages, and usually runs the Alojamento Local obligations. Fees are typically a percentage of rental income, plus cleaning and laundry charged per stay. If the house earns nothing, the arrangement rarely makes sense for either side.
Second-home management is built around the house. Nobody is booking it; you use it yourself, or lend it to family. The service is scheduled inspections, key holding, reports and coordination of the people who maintain the pool, garden and building. Because there is no rental income to take a share of, it is charged as a fixed monthly fee.
If you use the house yourself, a percentage-of-rent quote is the wrong comparison. You need a fixed fee for oversight.
What drives the monthly price
For a non-rental home, the price mostly reflects how much time someone spends at, and travelling to, your property:
- Visit frequency. Monthly, twice a month or weekly is the biggest single factor.
- Size and complexity. A two-bedroom apartment takes less time to inspect properly than a villa with a pool, a garden, irrigation zones and several outbuildings.
- Location. A compact service area keeps travel time down. Remote rural properties take longer to reach.
- What happens after the visit. A short message is cheaper to produce than a dated report with photographs and a clear status for each part of the house. The report is also what makes the service useful from abroad — and useful as a record if you ever need to show your insurer how the home was looked after.
- Coordination. Meeting your pool company, letting in a plumber or chasing a quote is real work, and should be clear in the price.
Guardemar's prices, as an example
At the time of writing, Guardemar's plans for privately used homes between Carvoeiro and Sagres are:
| Plan | Visits | Price per month (incl. VAT) |
|---|---|---|
| CARE | 1 scheduled inspection a month | €97.17 |
| CARE+ | 2 scheduled inspections a month | €158.67 |
| COMPLETE | Weekly scheduled inspections | €232.47 |
Every plan includes secure key holding, a digital report with photographs after each visit, and notification of anything that needs attention. Plans run on a 12-month agreement; paying annually in advance saves 10%. One-off needs — letting in a contractor, a storm check or an emergency call-out — are listed as optional services with their own published fees. The current figures are always on the plans page.
What a management fee does not include
Whoever you choose, some costs sit outside the management fee:
- Pool maintenance, gardening and cleaning. These are paid to the providers who do the work. A good manager coordinates them rather than replacing them.
- Repairs and technical work. Plumbers, electricians and air-conditioning engineers invoice for their own work. Ask whether you approve every quote before work starts.
- Running costs of the house. Utilities, condominium charges, IMI and insurance remain the owner's.
How to compare quotes fairly
When you have two or three proposals, put them side by side on the same questions:
- How often will someone actually enter the house? "Regular checks" is not a frequency.
- What will I receive after each visit? Ask to see a sample report.
- How are keys stored and who may use them? Keys labelled with your address are a risk.
- Is VAT included in the price shown?
- How long is the contract, and how does it end?
- What happens in an emergency, and what does a call-out cost?
- Who approves spending? You should see quotes before anyone commits your money.
The cheapest monthly figure is not always the cheapest outcome. An empty house that is checked rarely can hide a small leak or a failed irrigation zone for weeks; see why small water leaks matter in vacant homes and how often an empty property should be inspected.
If you would like a price for your own house, request a property assessment. We will look at the home and recommend a frequency, rather than starting from the most expensive plan.