Built only for Alojamento Local in Portugal.
Alojamento Local in Portugal is complicated. ALerta isn't. An intelligent platform that tracks SIBA, taxes, compliance, and cleaning — and shifts the moment Portugal's laws change, so you don't have to.
Built for hosts in Lisboa, Porto, Algarve, and the Silver Coast
HOW ALERTA WORKS
Built only for Alojamento Local in Portugal. Nothing else, nothing generic.
Hover or tap a step to see its tools.
Tap a step to see its tools.
DASHBOARD + CHANNEL MANAGER
Bookings from Airbnb, Booking.com and your own booking page land in one calendar. SIBA and tax follow every booking, and what needs attention is one list.
3 channels
in one calendar: Airbnb, Booking.com and direct bookings
1 list
for what needs attention today — SIBA, tax and team
Direct bookingsAirbnb and Booking.com through the channel manager; direct bookings paid through Stripe.
WHAT ALERTA DOES
EVERY PROPERTY IS DIFFERENT
One dashboard that adapts to each property — track AL licenses, insurance, safety certs, and SIBA in a single calm view. Configure once, monitor forever.
3 WORKING DAYS. EVERY GUEST. ZERO GUESSWORK.
ALerta automates the entire SIBA loop — your guest receives a unique form, fills it out, and we submit it to SIBA (now under AIMA) on your behalf the moment you approve. No more login portals. No more deadline anxiety.
PORTUGAL'S AL RULES CHANGE. EVERY. SINGLE. QUARTER.
ALerta's intelligent layer scans Diário da República, EU directives, and 40+ municipal ordinances — then matches each new rule to your specific properties and tells you exactly what to do next.
IRS DEADLINES. SIMPLIFIED REGIME MATH. NO ACCOUNTANT IN YOUR KITCHEN.
Per-property income tracking, IRS deadlines surfaced when they matter, and one-click exports your accountant will love. Simplified regime aware, multi-year, ready when you are.
CLEANERS DON'T HAVE LAPTOPS. GUESTS DON'T READ EMAILS. THINGS SLIP.
ALerta coordinates everything between bookings — cleaners get tasks on their phones, guests get wifi and lockbox codes when they arrive, and you get incident alerts when something needs your attention.
NEW IN ALERTA
Booking.com and Airbnb, one calendar.
Connect your listings through Channex and keep availability, prices and minimum stays in one grid. Every channel booking lands in ALerta, ready for SIBA.
Direct Booking
Your own booking page, per property.
Publish a public page, receive requests, approve them in one click and take card payment through Stripe. No commission to a platform.
Arrival details, house rules and local tips — shared by link.
One guidebook per property, in the guest's language, with a map of what's around. Access details unlock only for confirmed guests, close to their stay.
ALL TOOLS
Nineteen tools across the six steps of running Alojamento Local, each with the lowest plan that includes it.
Everything that needs your attention today, on one screen.
AL licence, insurance, contacts and SIBA details per property.
One number per property that shows what is still missing.
National and municipal rule changes, explained for your properties.
What is overdue or due soon, per property, in one list.
Connect Booking.com and Airbnb through Channex, with one calendar.
Blocks, prices and minimum stays sent to the channels in one save.
Guest messages and reviews from the channels, answered here.
A public page per property, requests approved in one click, card payment.
Every stay with its guests registered and SIBA submitted.
Stays, cleanings and incidents on the same calendar.
Arrival, rules and local tips by link; access details only for confirmed guests.
IRS, VAT and tourist tax worked out from your bookings, with accountant exports.
A fatura-recibo per booking, pushed to InvoiceXpress and filed with the AT.
Conversations between you and your cleaning crews, per task.
Cleaning tasks generated from check-outs, with checklists.
Damage, breakdowns and complaints logged per property until resolved.
Invite cleaning crews to their own portal, with access to their tasks only.
Add a colleague or your accountant to your account with their own login.
ANY CHANNEL. ANY SYSTEM.
Airbnb, Booking.com and your direct bookings sync in real time through the Channel Manager. Using another platform or a PMS in Portugal? Forward its confirmation emails and every booking lands in Reservations like the rest — read by AI, approved by you.
Direct Booking
Click. Review. Approve.
Connect your InvoiceXpress account to ALerta, and every completed booking becomes a ready-to-send fatura-recibo — pushed straight to InvoiceXpress and filed with the AT. You just approve.
Start Free 10-Day Trial10-day free trial · cancel anytime
FROM CHECK-OUT TO THE AT — AUTOMATICALLY
Fatura-recibo
Fatura-recibo
Check-out
Guest checks out
ALerta drafts
Auto-fills the fatura-recibo
You approve
One tap to confirm
InvoiceXpress
Certifies · ATCUD + QR
Filed with the AT
Done automatically
THE STATE OF HOSTING IN PORTUGAL
the legal deadline to report every guest (SIBA).
a missed AL obligation is a contraordenação under DL 128/2014.
Lisbon's tourist tax — every concelho sets its own.
ALerta automates the parts that put you at risk — and shows you the parts you still need to do.
THREE STEPS TO COMPLIANT
NIPC, AL license, SIBA credentials. Encrypted at rest.
Direct, Airbnb, Booking.com — log a reservation in seconds.
Guest links go out, SIBA submits, deadlines surface, cleaners get tasked.
NOT A GENERIC PMS
International tools force you to translate everything. ALerta was built in Portugal, for Portugal — SIBA-native, IRS-aware, with the municipal rules of Lisboa and Porto already mapped to your properties.
Made for Portugal.
DATA & TRUST
Your guest data should be handled with the same care you give your properties. ALerta is designed around clear, responsible data practices from the start.
PRICING
Up to 3 properties
4–8 properties
9–20 properties
21+ properties
The price you see is the price you pay. Founding members keep their founder price for life.
EARLY HOSTS
“It feels like someone finally built this for the way we actually work here.”
Marta · Algarve, 9 properties
“I used to keep three spreadsheets and still miss things. Now I open one dashboard.”
Rui · Lisboa, 6 properties
“The SIBA part alone gave me back hours every week.”
Inês · Porto, 11 properties
FAQ
Yes. ALerta is built around direct SIBA workflows, not a workaround spreadsheet process.
ALerta keeps the record visible, retries safely, and tells you exactly what needs attention.
No. We do not need your AT password to help you track deadlines, income and tax obligations.
Yes. Cleaner access is designed for operations, not extra seat fees.
No. It gives you cleaner records and fewer surprises, so your accountant gets better information sooner.
10 days, on every plan. You choose a plan, enter your card and your business NIF at checkout, and the first monthly charge only happens after day 10 — if you stay.
Your subscription starts and the first month is charged to the card on file. Cancel before day 10 in Settings → Subscription and nothing is charged.
Hosts who were with ALerta before launch keep their founder price for life: it never rises while the subscription stays active, whatever the public price does.
Yes. Cancel in Settings → Subscription. You keep full access until the end of the month you paid for; then the account stays read-only for 30 days so you can export everything.
ALerta is sold by Seventh Swell LLC, a company outside the EU, to your business. Under the EU reverse-charge rule (Article 196 of the VAT Directive) the invoice carries no VAT and states "IVA – autoliquidação"; you account for the VAT in your own return. The price you see is the amount charged. If in doubt, ask your accountant.
Questions before you start? Send us a note or book a demo with our founder.
I'm a Brazilian-American who grew up in the SF Bay Area working in Tech. Years ago, my family fell in love with Portugal — and my father and I, on a father-son trip, bought a small apartment in Nazaré to rent out.
While researching how to rent it out, we hit the wall every AL host hits: SIBA, AL licensing, IRS, and municipal rules. I'd worked on large SaaS implementations for years — and I still felt overwhelmed. The only way to keep track of it all was spreadsheets, calendar reminders, and a handful of disconnected tools.
So I built ALerta. The all-in-one tool every Portuguese AL host deserves. Alongside Airbnb and Booking.com on every host's home screen — calm dashboard, less anxiety, built by someone who lives this too.
Carlo, Founder of ALerta