Short-term rental management and cleaning in Cova da Piedade
In Cova da Piedade, a turnover clean costs from €48 excluding VAT for a studio or one-bedroom and €60 for a two-bedroom. The parish belongs to Almada, so a €2 per night tourist tax applies, capped at 5 nights, while the neighbouring parishes charge none.
How short-term rental works in Cova da Piedade
Cova da Piedade is the clearest illustration of how a municipal boundary changes an owner's obligations on the south bank. The parish is urban, served by the Metro Sul do Tejo and a short distance from the Cacilhas ferry, with a stock of two- and three-bedroom flats and a demand profile identical to the neighbouring parishes of Barreiro and Moita. The difference is fiscal and purely administrative: because it belongs to Almada, every night is subject to a €2 tourist tax from age 13, capped at 5 nights, with notification by the 15th and payment by the 30th of the following month. For a non-resident owner holding property on both sides of that boundary, it means two invoicing regimes never to be confused, and a monthly deadline to keep from abroad.
Seasonality: Urban demand spread from April to October, carried by Lisbon visits via the Cacilhas ferry and the Metro Sul do Tejo.
Local data for Cova da Piedade
| Field | Value |
|---|---|
| Municipality | Almada |
| District | Setúbal |
| Parishes covered | Almada, Cova da Piedade, Pragal e Cacilhas |
| Municipal tourist tax | €2 per night, from age 13, 5 nights maximum |
| In force since | 6 February 2026 |
| Scope of the tax | Todos os empreendimentos turísticos e estabelecimentos de alojamento local, incluindo parques de campismo. |
| Municipal short-term rental regulation | Regulamento municipal de alojamento local de Almada em elaboração. |
| Travel time from our base | about 10 minutes (route estimate) |
| Dominant property types | T2, T3 |
| High season | June to August |
Legal source: Regulamento n.º 125/2026, DR 2.ª série, N.º 25, 05-02-2026 · municipal portal
Sem isenções por motivos de saúde ou deficiência. Comunicação até ao dia 15 e entrega até ao dia 30 do mês seguinte.
The travel time shown is an estimate calculated by road routing, excluding traffic. It is not a measurement and it does not determine the 15 % surcharge that applies beyond 25 minutes: that surcharge is based on the actual time recorded at the property visit.
Services available in Cova da Piedade
| Property type | Turnover clean | Check-in | Check-out |
|---|---|---|---|
| T0 / T1 | €48 | €22 | €20 |
| T2 | €60 | €22 | €20 |
| T3 | €78 | €25 | €22 |
| T4 | €95 | €28 | €25 |
| House | from €140 | €30 | €28 |
Prices are the same across the whole coverage area. Beyond 25 minutes from our base a 15 % surcharge applies to on-site work.
What you need to know about Almada
- Cova da Piedade belongs to Almada municipality and is therefore subject to the €2 per night tourist tax, unlike the neighbouring parishes of Barreiro and Moita.
- The parish forms part of the Almada, Cova da Piedade, Pragal e Cacilhas parish union, served by the Metro Sul do Tejo.
- The short distance to the Cacilhas ferry terminal allows guests to reach Cais do Sodré without crossing a bridge.
- Almada's forthcoming municipal short-term rental regulation, still being drafted, will cover this parish.
- The stock is urban, mostly two- and three-bedroom flats, with no houses and no private outdoor space.
- The tourist tax falls outside the scope of VAT and must be shown on a separate invoice line, carrying exemption code M99.
Frequently asked questions about Cova da Piedade
Why a tourist tax here and none a few kilometres away?
Because the tax is municipal. Cova da Piedade belongs to Almada, which has charged it since February 2026; Barreiro and Moita, close by, charge none. The administrative boundary decides the obligation, not the distance. Owners with several properties miss this most often.
What are the exact deadlines in Almada?
Notification of nights by the 15th of the following month, payment by the 30th, with a quarterly option available. The tax is €2 per night from age 13, capped at 5 nights per stay, with no exemption on health or disability grounds.
How do I invoice this correctly from abroad?
The tax is outside the scope of VAT and must appear on a separate invoice line with exemption code M99. If you also own in Barreiro or Moita, the two invoices cannot be identical: only one of them carries that line at all.
Neighbouring areas
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