Project name
Does the house pay for itself? A cash-flow model for buying a property and running it as a short-term let. Every assumption is editable, and the URL is your saved scenario.
Same property, same purchase, same mortgage. Only the use changes. Annual cash flow after tax and debt service.
You live elsewhere. Maximum revenue, maximum operating drag, and you are running a small hospitality business.
The realistic hybrid at 32% of the revenue and 45% of the fixed costs — the annex needs its own licence and shares your garden and pool all summer.
Taxed at the 25% flat rate. Far less work, far less revenue, and no exposure to short-stay licensing rules.
No income. This is the honest baseline — the number to compare against what renting the equivalent house costs you.
Accommodation in estabelecimentos do tipo hoteleiro is taxed at 6% under verba 2.17 of Lista I. Whether a registered AL moradia counts as hotel-type is genuinely contested — the cautious reading is the standard 23% rate. Switch the VAT input to 23% to see the gap; the honest move is a binding ruling from the AT before you build a business case on either number. The IVA exemption threshold is €15.000 of turnover, so this bites from roughly week six of the first summer.