For real estate agencies
Rental management software for real estate agencies.
A portfolio of several landlords in one account. NRAU leases, electronic rent receipts on the tax authority portal, SEPA collection paid straight to each landlord and a tenant portal with the agency's brand.
- 3 months free
- Then from €29/month + VAT
- No activation fee
- rent receipts a year for a portfolio of 40 leases, issued without logging in to the Portal das Finanças
- 480
- free to create the agency account and use the platform with the real portfolio
- 3 months
- activation fee, with the portfolio migration handled by us
- 0 €
Built for portfolios
Everything an agency needs to manage its landlords' rentals.
From the tenant's application to each month's receipt, with every property linked to its landlord and the team in the same account.
Several landlords, one account
Each property is linked to its landlord, with their own tax number, IBAN and credentials. The portfolio map filters by landlord and shows the status of each rent.
NRAU leases and e-signature
Lease filled in, e-signature and reporting to the tax authority (AT) with the landlord's tax number. Already have leases? Import them.
AT receipts per landlord
The electronic rent receipt is issued every month with the Portal das Finanças credentials of each landlord, who authorises them in Aluseg.
SEPA collection to the landlord's account
Direct debit from the tenant to each landlord's account. Aluseg does not hold third-party funds. 1% fee per rent (min. €0.50, max. €3).
Applications with a link per property
Every property has its own application link. The applicant uploads the documents and the solvency analysis runs automatically, with rent-to-income and anti-fraud checks.
See the screeningTenant portal with the agency's brand
The tenant portal, the invitation and the signing page carry the agency's name, colour and logo on the Pro plan.
See the portalTeam in the same account
Several users working on the same portfolio. The team is included in the Pro plan.
Portfolio import
Upload the agency's Excel or CSV. Aluseg recognises the columns, shows a preview and only saves when you confirm.
See how to migrateBulk rent updates
The official coefficient applied to the whole portfolio at once, filterable by landlord, with the letter to the tenant prepared.
Late rent and deposits
Each late payment opens a case with the next step, the deadline and the timeline. Deposits are tracked per property.
See the follow-upExpenses and accountant
Expenses per property, with invoice scanning, and read-only access for the agency's accountant.
See the accountant portalAnnex F and reports
Annex F of the income tax return is organised per landlord and income reports per property, with export.
See Annex F
Simulator
How much time does your team save?
Enter the size of the portfolio and how many new leases you sign each month. The starting values are our estimate of the manual work, itemised below, and you can change them. It is an estimate, not a promise of results.
- 15 min: issuing the rent receipt on the Portal das Finanças
- 15 min: checking payments and bank statements
- 10 min: reminders and chasing late rents
- 5 min: yearly rent update and letters
- 45 min: collecting landlord and tenant data and documents
- 1 h: drafting and reviewing the lease
- 30 min: signatures
- 45 min: registering the lease with the tax authority (AT)
Hours saved per month39 h
Value of that time, per month€585
After the 3 free months: Pro plan (+ VAT, per month)€59
An estimate, not a promise of results. The starting values are our estimate of the manual work and depend on each team: replace them with yours. 3 months free for agencies; then the Pro plan (up to 500 leases).
Create a free accountAn alternative to Excel
Excel + Portal das Finanças vs Aluseg
Most agencies start with a spreadsheet for rents and the Portal das Finanças for receipts. It works until the portfolio grows. See where the difference shows.
| Excel + Portal das Finanças | Aluseg | |
|---|---|---|
| Landlords and properties | One sheet or tab per landlord, linked by hand | Each property linked to its landlord, with a landlord filter on the portfolio map |
| NRAU leases | One template copied and adapted from client to client | NRAU lease filled in, with e-signature |
| Reporting to the AT | Log in to the Portal das Finanças and report, lease by lease | Lease reported to the AT from the app |
| Electronic rent receipts | One receipt per rent and per landlord, issued by hand every month | Electronic rent receipt issued every month, per landlord |
| Checking payments | Bank statements compared line by line with the sheet | Optional SEPA direct debit, paid straight to the landlord |
| Late rent | A red cell and the memory of whoever follows it | Each late payment opens a case with the next step, the deadline and the timeline |
| Yearly rent update | Look up the coefficient, calculate and write the letter | New rent calculated with the official coefficient and the letter prepared, in bulk |
| Tenant applicants | Documents by email and income compared by hand | Application link per property and automatic solvency analysis |
| Team and landlords | One shared file, with versions and mistakes | Team in the same account and a tenant portal with the agency's brand |
| Cost | Free in licences, paid in team hours | 3 months free; then from €29/month + VAT |
Want to bring the portfolio you already have? See how to migrate from Excel to Aluseg. Comparing tools? Read our guide to the best landlord software in Portugal.
Property management or rental management?
Property management software or rent management software?
Agencies searching for property management software usually find two very different kinds of tool. It helps to know which one solves your problem.
Brokerage software
CRM, listings, viewings, offers and portal ads. It handles everything that happens until the agency has a tenant.
- Sourcing and CRM
- Viewings and offers
- Portal ads
Rental management software
Also called rent management software. It handles what happens once you have a tenant, from the lease to each month's receipt. That is Aluseg.
- Leases and rent receipts
- Collection and late rent
- Yearly update and reports
What to ask for
What to ask of a rent management tool.
Aluseg does not source properties or replace your CRM: it takes over the repetitive part of rental management, the part that weighs most once the portfolio passes 20 or 30 leases. Before choosing any tool, check that it covers the whole cycle. To compare with the market, read our guide to the best landlord software in Portugal and the honest comparison of Rentila alternatives.
NRAU-compliant leases
With e-signature and reporting to the AT.
Electronic rent receipts
Issued without logging in to the Portal das Finanças for each landlord.
Collection and payment checks
With late payments always in view.
Yearly rent update
With the official coefficient and the letter ready to send.
Several users and several landlords
In the same account, with each property linked to its landlord.
A professional image
For the landlord and the tenant, with the agency's brand.
Electronic rent receipts
Receipts, updates and late rent, without repeating the work every month.
Electronic rent receipts
On a portfolio of 40 leases that is 40 receipts a month and 480 a year, each with the right amount, date and lease. On Aluseg the lease is reported to the AT and the receipt is issued every month, with each landlord's authorisation and credentials. For the manual process, see how to issue a rent receipt on the Portal das Finanças.
Yearly rent update
Looking up the coefficient, calculating the new rent and writing the letter, lease by lease. On Aluseg the calculation and the letter are prepared. See the rent update coefficient and the rent update calculator.
Late rent
The earlier a late payment is spotted, the cheaper it is to fix. On Aluseg each late payment opens a case with the next step, the deadline and the timeline. See tracking rent payments and what to do in the first 30 days of unpaid rent.
When Excel stops being enough
Four signs the spreadsheet already costs more than it seems.
More than 20 leases
Some receipts go out late or are never issued.
Several people in the file
More than one person edits it and there have already been different versions.
Dates to double-check
Nobody is sure when each rent is next due for an update.
The landlord wants an update
The answer means opening several tabs.
Roadmap
What comes next.
Features in development or planned. Dates are indicative and may change. Founding agencies get them first, at no extra cost.
In development · Q4 2026
Invoicing
Agency fee invoices, through a partner certified by the tax authority.
In development · Q1 2027
Open banking
Connection to bank accounts to check the rents received.
Planned · Q1 2027
Insurer integration
Connecting the portfolio to insurers, from the platform. No insurance product or price announced.
Offer for agencies
3 months free. Then the Pro plan.
Try Aluseg with the agency's real portfolio for 3 months, at no cost. After that, the Pro plan is billed per month + VAT, with no activation fee.
- 3 months free
- No activation fee
- New features first
Up to 25 leases
For agencies with a portfolio of up to 25 leases.
Create a free account€29per month + VAT
- Team included
- Tenant portal with the agency's brand
- Portfolio import
- Most chosen
Up to 100 leases
For agencies with a portfolio of up to 100 leases.
Create a free account€59per month + VAT
- Team included
- Tenant portal with the agency's brand
- Portfolio import
Up to 500 leases
For agencies with a portfolio of up to 500 leases.
Create a free account€99per month + VAT
- Team included
- Tenant portal with the agency's brand
- Portfolio import
More than 500 leases? Talk to us.
Subscription terms for agencies
Monthly prices + VAT, which may change: customers are informed. Everything that is included. SEPA collection: 1% per rent (min. €0.50, max. €3). All plans: see the pricing page.
Pro plan
Everything that is included.
The features are the same in all three tiers. Only the number of active leases and the price change.
| Up to 25 leases | Up to 100 leases | Up to 500 leases | |
|---|---|---|---|
| Price and capacity | |||
| Monthly price + VAT | €29 | €59 | €99 |
| Active leases | Up to 25 | Up to 100 | Up to 500 |
| Properties and tenants | Unlimited | Unlimited | Unlimited |
| Team users | Unlimited | Unlimited | Unlimited |
| Document storage | Unlimited | Unlimited | Unlimited |
| Portfolio and landlords | |||
| Several landlords, each with their own tax ID, IBAN and credentials | |||
| Portfolio table view, by landlord | |||
| Assign properties to a landlord in bulk | |||
| Portfolio map filtered by landlord | |||
| Portfolio import from Excel or CSV | |||
| Tenant portal with the agency's brand | |||
| Leases and applications | |||
| NRAU lease with electronic signature | |||
| Lease and signature in the landlord's name | |||
| Leases with the agency's brand | |||
| Import leases from PDF (OCR) | |||
| Application link per property | |||
| Automatic applicant solvency check | |||
| Letter templates and rental documents | |||
| Rents and arrears | |||
| SEPA Direct Debit, straight to the landlord's account | |||
| Arrears with next step, deadline and timeline | |||
| Annual rent update, in bulk by landlord | |||
| Deposits tracked per property | |||
| Tax authority, expenses and accounting | |||
| Lease registered with the AT | |||
| Electronic rent receipts with the AT, by landlord | |||
| Expenses per property, with invoice scanning | |||
| Annex F by landlord and reports per property | |||
| Financial analytics and report export | |||
| Read-only access for the accountant | |||
| Tenant solvency checks | |||
| Checks included per year | 4 | 4 | 4 |
| Price of each extra check | €4 | €4 | €4 |
| Fees and extras | |||
| Fee per rent collected (SEPA) | 1% (min. €0.50, max. €3) | 1% (min. €0.50, max. €3) | 1% (min. €0.50, max. €3) |
| Registered letter with return receipt | €14.99 per letter | €14.99 per letter | €14.99 per letter |
| Activation fee and migration | No fee, migration with us | No fee, migration with us | No fee, migration with us |
| Roadmap (founding agencies get it first) | |||
| Fee invoicing, through an AT-certified partner | Coming soonQ4 2026 | Coming soonQ4 2026 | Coming soonQ4 2026 |
| Open banking, to check the rents received | Coming soonQ1 2027 | Coming soonQ1 2027 | Coming soonQ1 2027 |
| Insurer integration | Coming soonQ1 2027 | Coming soonQ1 2027 | Coming soonQ1 2027 |
Monthly prices + VAT, which may change (customers are informed). SEPA collection and extra solvency checks are charged separately, as shown. Roadmap dates are indicative and may change.
How to start
From the free account to the first receipt, in three steps.
- Step 1
Create the agency account
3 months free, no activation fee. Add the landlords and properties of the portfolio.
- Step 2
Import your leases
Upload your Excel or CSV file, with one row per lease. Aluseg recognises the columns, shows a preview and only saves when you confirm. If you need help, write to hello@aluseg.com.
- Step 3
Let receipts and rents run
The lease is reported to the AT, the rent receipt goes out every month and late payments stay in view.
Frequently asked questions
What agencies ask
What is the best rental management software for a real estate agency?
It depends on what you need to solve. If the problem is administering rentals once you have a tenant (NRAU leases, AT rent receipts, collection, updates and late payments), you need rent management software such as Aluseg. If you are looking for sourcing, CRM and offers, you need brokerage software. The two work well together.
How much does Aluseg cost for an agency?
The first 3 months are free. After that, the Pro plan costs €29/month + VAT up to 25 leases, €59 up to 100 and €99 up to 500, with no activation fee. Prices may change and customers are informed. See the tiers.
Can I manage several landlords in the same account?
Yes. Each property is linked to its landlord, with their own tax number, IBAN and credentials, and the portfolio map filters by landlord. The agency team works in the same account.
Does Aluseg replace my brokerage software?
No. Aluseg handles the rental, from the tenant's application to the monthly receipt. It is not a sourcing or sales CRM.
Does Aluseg issue electronic rent receipts on the tax authority portal?
Yes. The lease is reported to the tax authority (AT) and the electronic rent receipt is issued every month, with each landlord's authorisation and credentials. The agency stops logging in to the Portal das Finanças receipt by receipt. For the manual process, see how to issue a rent receipt on the Portal das Finanças.
Is it worth swapping Excel for rent management software?
Once the portfolio passes 20 or 30 leases, almost always. Excel does not issue receipts, does not report leases to the AT, does not calculate the update with the official coefficient and does not warn you of a late payment. The time the team spends on that is the real cost of the spreadsheet. Use the simulator on this page to estimate your case.
How do I move my leases from Excel to Aluseg?
Upload your Excel or CSV file, with one row per lease. Aluseg recognises the columns, shows a preview and only saves when you confirm. See the guide to migrating from Excel to Aluseg and, if you need help, write to hello@aluseg.com.
Does rent money go through Aluseg?
No. SEPA direct debit is optional and goes straight from the tenant to the landlord's account. Aluseg does not hold third-party funds.
Can I put my agency's brand on the tenant portal?
Yes, on the Pro plan. The tenant portal, the invitation and the signing page carry the agency's name, colour and logo.
Can my team work in the same account?
Yes. The team is included in the Pro plan.
Does the tenant pay anything?
No. The tenant portal and the Tenant Passport are free for the tenant.
When do invoicing and open banking arrive?
Both are in development, planned for the fourth quarter of 2026 (invoicing) and the first quarter of 2027 (open banking). Dates are indicative. Founding agencies get new features first, at no extra cost. See the roadmap.
Does Aluseg sell rent insurance?
No. Rent protection is in preparation and not yet available to purchase. You can join the waiting list (page in Portuguese).
Send a message.
Have a question about your portfolio? Leave your details and we reply by email within 2 working days. You can also write straight to hello@aluseg.com.
Less admin per lease. More time for your agency.
3 months free · no activation fee