(last updated in december 3rd, 2025)
📋 Key Takeaways - Essential Information
✅ APPROVED: Lisbon Municipal Assembly definitively approved the new Municipal Short-Term Rental Regulation (RMAL) on December 2, 2025. The regulation is now in force.
Main Change: Containment ratios cut in half:
- Absolute containment: from 20% → 10%
- Relative containment: from 10% → 5%
6 Parishes Under Absolute Containment (new licenses prohibited): Santa Maria Maior (66.9%), Misericórdia (43.8%), Santo António (25.1%), São Vicente (16.1%), Arroios (13.5%), Estrela (10.8%)
1 Parish Under Relative Containment: Avenidas Novas (6.6%)
22 Neighborhoods Under Containment: 9 in absolute containment, 13 in relative containment
New Feature: "Room" modality allowed - 1 room in 2-bedroom, 2 rooms in 3+ bedroom owner's primary residence
Granular Analysis: First time the regulation evaluates individual neighborhoods, not just complete parishes
Context: Short-term rentals represent 67% of Lisbon's tourist accommodation. Current municipal ratio: 7%
Monitoring: The entire city will be permanently monitored, allowing dynamic containment by parish and neighborhood
The Lisbon Municipal Assembly definitively approved on December 2, 2025, the new Municipal Short-Term Rental Regulation (RMAL), marking a decisive step in redefining the rules applied to the sector. This is the most restrictive Lisbon short-term rental regulation ever, doubling requirements compared to the 2019 regulation and directly affecting property owners and investors throughout the capital.
With approval now completed, the new Lisbon short-term rental regulation rules officially enter into force, definitively replacing the previous framework.
Context: Why Did Lisbon Short-Term Rental Regulations Change?
Lisbon faces growing housing pressure, with short-term rentals representing 67% of the city's total tourist accommodation supply. Urban pressure and residential supply scarcity have been central themes in public debate.
The current ratio between STR units and permanent housing stands at 7% at the municipal level, but in central parishes like Santa Maria Maior exceeds 66%, creating serious imbalances between tourism and permanent housing.
The 6 Structural Changes in Lisbon Short-Term Rental Regulations
1. Permanent Monitoring by Parishes and Neighborhoods
One of the most structural changes in Lisbon short-term rental regulations relates to adopting new territorial control units:
How it works:
- Monitoring at parish level
- Within these, specific neighborhood analysis
- The entire city will be permanently monitored
- Any area can be declared under containment whenever it exceeds defined ratios
This continuous surveillance allows dynamic responses adjusted to each specific zone's evolution, unlike the previous system based only on static "tourist zones."
2. Significantly More Restrictive Ratios
The approved Lisbon short-term rental regulation introduces much more demanding ratios:
Absolute Containment:
- 2019 Regulation: Ratio ≥ 20% (20 STRs per 100 homes)
- New 2025 regulation: Ratio ≥ 10% (10 STRs per 100 homes)
- Impact: Threshold halved
Relative Containment:
- 2019 Regulation: Ratio between 10% and 20%
- New 2025 regulation: Ratio between 5% and 10% (only 5 STRs per 100 homes)
- Impact: Also halved
This change has immediate effects on the city map, significantly expanding areas under containment.
3. Massive Expansion of Containment Areas
With the new Lisbon short-term rental regulation ratios, the restriction map changes dramatically:
6 Parishes in Absolute Containment:
- Arroios (13.5%)
- Santo António (25.1%)
- São Vicente (16.1%)
- Santa Maria Maior (66.9%)
- Misericórdia (43.8%)
- Estrela (10.8%)
1 Parish in Relative Containment:
- Avenidas Novas (6.6%)
9 Neighborhoods in Absolute Containment 13 Neighborhoods in Relative Containment
The municipality emphasizes that this strengthening of limits will allow "more effective control of short-term rental expansion in saturated zones and also their surrounding areas."
4. Municipal Absolute Containment Area
The Lisbon short-term rental regulation establishes an unprecedented municipal-scope mechanism:
Automatic trigger:
- If the municipality reaches ratio ≥ 10% STR compared to total homes
- Automatically creates a single absolute containment area
- Valid for all of Lisbon
Current ratio: 7% (only 3 points from municipal trigger)
According to the municipality, this measure "guarantees immediate intervention capacity in potential excessive pressure scenarios," functioning as a preventive brake on uncontrolled growth.
5. Exceptional Opening of "Room" Modality
Despite strengthening restrictions, the Lisbon short-term rental regulation introduces an important exception for residents:
How it works:
- Permitted in relative containment areas
- Only in owner's permanent residence
- T2 or larger typologies
- 1 room in T2, 2 rooms in T3+
Objective: According to the municipality, this solution "may represent supplementary income for resident families" and favor a more balanced relationship between visitors and local community.
This modality promotes more integrated forms of tourism, allowing residents to benefit economically without depopulating neighborhoods.
6. Additional Limitations and Enhanced Control
The approved Lisbon short-term rental regulation includes several complementary restrictions:
Public Auction:
- End of exceptional authorizations for properties acquired at public auction
- Aims to prevent speculative market expansion
Complementary Uses:
- Limitation on installing commerce, services, restaurants or bars inside establishments
- Objective: reduce impacts on buildings' residential dynamics
Transferability:
- Limits on registration title transfer in containment areas
- Safeguards only legally provided exceptions (successions, divorces)
Complete Map: Parishes and Neighborhoods Under Containment
Parishes Under Absolute Containment (6)
According to data from November 1, 2025, Lisbon short-term rental regulations place these parishes under absolute containment (new licenses practically impossible):
| Parish | STR Ratio | Status |
|---|---|---|
| Santa Maria Maior | 66.9% | Absolute Containment |
| Misericórdia | 43.8% | Absolute Containment |
| Santo António | 25.1% | Absolute Containment |
| São Vicente | 16.1% | Absolute Containment |
| Arroios | 13.5% | Absolute Containment |
| Estrela | 10.8% | Absolute Containment |
São Vicente, Arroios and Estrela are the three parishes now entering absolute containment under the new regulation, marking significant expansion of the restricted area.
Parish Under Relative Containment (1)
Avenidas Novas (6.6%): Under 2019 regulation would be exempt, but with the new 5% limit for relative containment, now faces restrictions.
Neighborhoods Under Absolute Containment (9)
Lisbon short-term rental regulations identify these neighborhoods where new unit registration is impossible:
| Identification | Neighborhood | Parish |
| 5808 | Bom Sucesso | Belém |
| 5807 | Belém | Belém |
| 5801 | Ajuda | Belém |
| 201 | Alcântara | Alcântara |
| 5908 | São Bento | Campo de Ourique |
| 5708 | Picoas | Avenidas Novas |
| 5709 | São Sebastião da Pedreira | Avenidas Novas |
| 6310 | Sapadores | Penha de França |
| 6205 | Parque das Nações - Centro | Parque das Nações |
Neighborhoods Under Relative Containment (13)
Exceptional authorizations possible under specific conditions:
| Identification | Neighborhood | Parish |
| 5809 | Junqueira | Belém |
| 5805 | Bairro Novo da Memória | Belém |
| 107 | Bairro Novo da Memória | Ajuda |
| 101 | Ajuda | Ajuda |
| 206 | Junqueira | Alcântara |
| 204 | Bairro do Calvário | Alcântara |
| 5904 | Estrela | Campo de Ourique |
| 5907 | Santa Isabel | Campo de Ourique |
| 6302 | Arroios | Penha de França |
| 703 | Beato | Beato |
| 2116 | Marvila | Marvila |
| 6202 | Cabo Ruivo | Parque das Nações |
| 6201 | Bairro dos Retornados | Parque das Nações |
What Do Containment Zones Mean in Lisbon Short-Term Rental Regulations?
Absolute Containment
General rule: New STR establishment registrations are not admissible.
Very limited exceptions:
- Buildings in ruins considered of heritage interest to the city
- Specific cases of relevant municipal interest
In practice, obtaining a new license in absolute containment zones is practically impossible under the approved Lisbon short-term rental regulation.
Relative Containment
General rule: New registrations may be exceptionally authorized subject to express City Council authorization.
Situations allowing exceptional authorization:
-
Deep rehabilitation:
- Buildings in poor or very poor conservation condition
- Buildings in ruins
-
Vacant properties:
- Buildings completely vacant for more than 3 years
- Units vacant for more than 3 years
-
Use change:
- Conversion from industrial/services/logistics to residential in previous 2 years
-
"Room" modality:
- In owner's permanent residence (T2 or larger typology)
Duration: Exceptional authorizations are typically temporary, valid for 3 to 5 years.
Practical Impact: What This Means For You
If You Already Have a Short-Term Rental License
Good news: Existing licenses remain valid. The Lisbon short-term rental regulation doesn't revoke already issued licenses.
Points of attention:
- Strictly comply with all rules to avoid revocation
- Limitations on transfer if selling property in containment zone
- Prohibition of complementary uses (restaurants, commerce)
- Stay alert to renewals and modifications
If You Plan to Invest in Short-Term Rentals
⚠️ ATTENTION: With the Lisbon short-term rental regulation approved and in force, opportunities for new investments have drastically reduced.
Essential checklist before investing:
- ✅ Check if parish is under containment (verify table above)
- ✅ Verify specific neighborhood in regulation
- ✅ Confirm if property qualifies for exceptions (ruin, vacant, rehabilitation)
- ✅ Evaluate "room" modality if it's your permanent residence
- ✅ Consider mixed developments with affordable housing
- ✅ Consult professional manager for legal feasibility analysis
Areas with room: Parishes like Belém, Campo de Ourique, Penha de França, Beato (except specific neighborhoods), Marvila (except specific neighborhoods) still have space, but subject to permanent monitoring.
For Properties Under Rehabilitation
The Lisbon short-term rental regulation offers opportunities in relative containment zones for properties that:
- Are in poor or very poor conservation condition
- Are classified as ruins
- Are completely vacant for more than 3 years
Important: Exhaustively document initial condition to prove eligibility with City Council.
Enhanced Enforcement and Control
The approved Lisbon short-term rental regulation significantly strengthens municipal management capacity:
Permanent monitoring:
- Entire city under continuous observation
- Dynamic containment adjustments by parish and neighborhood
Complaint portal:
- Creation of specific location on CML website
- Reporting RMAL violations and legal regime
You can report:
- Non-compliance with regulation rules
- Units operating without license
- Unauthorized complementary uses
This enhanced enforcement significantly increases risks for those operating illegally.
Complete Timeline: From Proposal to Approval
November 2019: Previous RMAL enters into force
2024: Temporary suspension of new STR registrations
March to April 2025: Public consultation with 71 written submissions
November 27, 2025: City Council approves proposal with PSD/CDS/IL and Chega votes
December 2, 2025: ✅ Municipal Assembly definitively approves new regulation
Present: Lisbon short-term rental regulation 2025 in force, replacing 2019 regulation
Comparison: Lisbon Short-Term Rental Regulations 2019 vs 2025
| Criterion | 2019 | 2025 Approved | Impact |
|---|---|---|---|
| Absolute Containment | ≥ 20% | ≥ 10% | ⬇️ Much more restrictive |
| Relative Containment | 10-20% | 5-10% | ⬇️ Lower limits |
| Analysis unit | Tourist zone | Parish + Neighborhood | 🔍 More precise analysis |
| Monitoring | Static | Permanent and dynamic | 📊 Continuous control |
| "Room" modality | No | Yes | ✅ New opportunity |
| Municipal containment | No | Yes (≥10%) | ⚠️ Preventive brake |
| Parishes in absolute containment | 3 | 6 | ⬆️ Doubled |
| Public auction | Exceptions allowed | Prohibited | 🚫 End speculation |
| Complementary uses | Allowed | Limited | 🏘️ Residential focus |
Commitment to a More Balanced City
In a statement, City Council concludes that the approved Lisbon short-term rental regulation represents a strengthened commitment to "a more balanced city," simultaneously defending:
✅ Residents' quality of life
✅ Permanent housing supply
✅ Municipal territory integrity
✅ More sustainable and integrated tourism
Frequently Asked Questions About Approved Lisbon Short-Term Rental Regulations
Q: Is the regulation already in force?
A: Yes, it was definitively approved by the Municipal Assembly on December 2, 2025 and is now in force.
Q: Is my existing license affected?
A: No, valid licenses remain active. Regulations apply to new applications.
Q: Can I sell my STR in containment zone?
A: Yes, but license transfer has limitations. Exceptions only for inheritances, divorces and dissolution of de facto unions.
Q: How do I know my neighborhood's ratio?
A: Consult official Lisbon short-term rental regulation document on City Council website or contact specialized manager. The city has permanent monitoring.
Q: Can I convert my 3-bedroom to "room" modality?
A: Yes, if it's your permanent residence, you can offer 2 rooms for STR, even in relative containment area.
Q: What if I bought property at City Council public auction?
A: You cannot obtain exceptional authorizations for STR under the new regulation.
Need Help with Lisbon Short-Term Rental Regulations?
At Host Wise, we monitor all changes to Lisbon short-term rental regulations and help owners navigate this new legal framework now approved and in force. Our experience managing over 620 units across 30 cities ensures your investment is in good hands, always complying with the latest regulations.
Our services include:
✅ Feasibility analysis under approved Lisbon short-term rental regulations
✅ Complete and professional STR management
✅ Advisory on licensing processes and exceptions
✅ Profitability maximization within legality
✅ Continuous monitoring of regulatory changes
✅ Support with "room" modality for residents
Whether you need to understand how the new Lisbon short-term rental regulations affect your property, explore opportunities in the "room" modality, or ensure professional and legal management, contact us.
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