Short-Term Rental Yield Calculator 2026

The net yield of a short-term rental (Alojamento Local) is gross revenue (Airbnb/Booking) minus platform fees, operating costs and IRS. Under the simplified regime, taxable income is 35% of gross revenue for houses and apartments (0.35 coefficient), 50% in containment areas and 15% for guesthouses and rooms; VAT (6%) and the tourist tax are charged to the guest and remitted to the State.

How the calculator works

Enter the annual gross revenue, platform commission, operating costs and your marginal IRS rate — the calculator estimates the IRS (base = coefficient × revenue, with 0.35, 0.50 or 0.15 depending on the type and location) and the net income to the owner.

Need help with your AL accounting? See HVR accounting for short-term rentals.

What the calculator works out

Starting from annual gross revenue, it deducts the platform commission and the operating costs you enter (cleaning, utilities, condominium, maintenance, insurance) and estimates the owner's IRS. The result is the net income from the property and the net yield on its value.

How short-term rental income is taxed

• Category B, simplified regime: taxable income is gross revenue multiplied by a coefficient. For short-term rentals in a house or flat the coefficient is 0.35 (Article 31(1)(c) of the IRS Code), rising to 0.50 in areas the municipality has declared containment areas (Article 31(1)(h)). Guesthouse-type accommodation (hospedagem, including hostels) and rooms use 0.15 (Article 31(1)(a)).
• Expense condition: with the 0.35 coefficient, part of the deduction depends on proven expenses. If the amounts that count for this test (a fixed allowance or Social Security contributions, staff costs, property costs and invoiced expenses) fall short of 15% of gross revenue, the shortfall is added back to taxable income (Article 31(13)).
• Simplified regime ceiling: the regime applies while category B income did not exceed €200,000 in the previous year (Article 28(2)); above that, organised accounting applies.
• VAT: accommodation is taxed at the reduced 6% rate (Article 18(1)(a) and item 2.17 of List I of the VAT Code), unless the owner qualifies for the small-business exemption, available up to €15,000 of annual turnover (Article 53 of the VAT Code). VAT and the municipal tourist tax are charged to the guest, so they are not the owner's income.

Worked example

A flat outside a containment area earns €30,000 a year on Airbnb and Booking. Platform fees of 15% (€4,500) and operating costs of €6,000 leave €19,500 before tax. Under the simplified regime, taxable income is 0.35 × €30,000 = €10,500 (the expenses that count for the 15% test exceed €4,500, so nothing is added back). That €10,500 is added to the household's other income and taxed at the IRS rates that apply to it.

The calculator gives an estimate; the final figure depends on the household's total income and on the property's licensing and location.