What is not spotted in time
A leak that starts in January is a wall to be rebuilt in July. Dry traps send back drain odours. A tripped circuit breaker ruins a full freezer.
Property care · Arrival concierge · Lisbon
Your home in Lisbon,
always ready.
We look after your apartment while you are away and prepare it for the moment you open the door. Visits with a contractual checklist, a dated photographic report, cleaning, repairs and suppliers coordinated through a single point of contact.
- from 95 €/month VAT included
- 48 hours Report after each visit
- 12 hours Emergency call-out
- 100% Works attended by us in person
The problem
A closed-up home does not stand still. It stands alone.
Most apartments owned by foreign owners in Lisbon spend ten or eleven months a year with nobody in them. What goes wrong is not dramatic — it is slow, silent and only discovered on arrival.
Post and deadlines that do not wait
Notices from the tax office, the building management, the insurer and the utilities pile up in the letterbox. An ignored water disconnection notice means a home with no water on the day you return.
Nobody to open the door
The technician, the meter reader, the insurance loss adjuster, the furniture delivery. Each one requires a person on site, on a date you do not choose.
Arriving at a home that is not ready
Dust, stale air, unmade beds, an empty fridge, the hot water switched off. The first two hours of the stay spent sorting out what should already have been done.
Solving this from abroad requires someone in Lisbon you trust with the keys to your home — and a written record of everything that was done.
What we do
Two things, kept clearly apart
Property Care is the monthly subscription that keeps the home looked after all year round, whoever happens to be in Lisbon. Concierge is what you ask us for when someone is about to arrive or leave, and it is paid for only when it is used. You can have the first on its own. We never charge you for the second without telling you the price beforehand.
Monthly subscription
Property Care
The home watched over, looked after and documented all year round — even if months go by without a visit from you.
- You know the real condition of your home every month, with dated photographs always taken from the same angles.
- Nothing gets worse in silence. A leak is spotted in the week it starts, not the following summer.
- Post with a deadline is not left forgotten in the letterbox, and meters stop being billed on an estimate.
- There is always someone with a key who answers the telephone and who opens the door to the technician, the neighbour or the building management.
- A single point of contact who deals with the Portuguese trades for you, instead of ten suppliers to find from a distance.
from 95 €/month
See the plansOn request, when you need it
Concierge
The home ready for the moment you open the door, and securely closed up when you leave.
- You arrive at a clean home, with the beds made, at the temperature you asked for and with the larder stocked to your taste.
- You leave at whatever hour you choose and think no more about it: laundry washed, fridge emptied, water and gas shut off.
- Between one departure and the next arrival, we deal with the home in a single mobilisation, not two.
- We attend on your behalf for deliveries, technicians, moves, renovation works and building management meetings.
- Every request ends with photographs and written confirmation that it is done.
from 135 € per service
See the services
How it works
Four steps, and after that it is routine
From first contact to the first report usually takes two weeks. From then on the service is predictable: the same checklist, the same day of the month, the same report format.
Conversation and proposal
Tell us where the property is, its approximate floor area, how many times a year you use it and what concerns you most. We come back with a proposal setting out the plan, the final price and the onboarding fee itemised.
Onboarding and the property file
An initial technical survey visit, a photographic inventory identifying items of value, a linen inventory, the list of consumables to be restocked, watering instructions by plant species, and receipt and blind labelling of keys, closed with a numbered seal.
Contract and working fund
A bilingual contract — Portuguese and English or French —, with the checklist and the full price list annexed. You deposit the working fund — a small sum of your own money, in a separate account, that lets us resolve things without asking your authorisation for every purchase.
Visits, reports and requests
You receive the photographic report and the fund statement in the same email. Request an arrival preparation, an extra clean or a repair whenever you need it, by email or telephone.
48 hours
Report delivered after each visit
24 business hours
Response to any client request
12 hours
Emergency call-out: leak, break-in, supply cut
Immediate
Email and telephone alert on any serious fault
Property Care
Three levels of care, final price in plain sight
Choose by how often you want someone to enter your home and by the condition you want to find it in. The amounts are final prices, with VAT included, for apartments of up to 90 m².
VAT included (23%)
Keys under numbered seal
Report within 48 h
Minimum term 6 months
Annual prepayment −10%
Keeper Watch
One visit per month
95 € / month
Watching over the home and proving its condition
- Monthly visit with the contractual checklist
- Dated photographic report within 48 hours
- Post collected, scanned and forwarded
- Meter readings taken and submitted by us
- Keys sealed with a numbered seal, with a record of every movement
Keeper Care
One visit per month · with cleaning
170 € / month
The home maintained, not just checked
- Everything in Keeper Watch
- Professional cleaning included in every visit
- Basic consumables restocked, at cost
- Attendance included to receive a technician or a delivery
- Quarterly report comparing the home with itself
Keeper Care+
Two visits per month · with cleaning
230 € / month
For owners who come several times a year
- Everything in Keeper Care
- Two visits per month, each with its own report
- The cleaning included can be used to prepare your arrival
- Windows and balconies cleaned on a cycle through the year
- Scheduling priority in high season, and a direct line to your coordinator
- A check of the home after every storm, at no cost
- Bookings and appointments handled by us
None of these plans fits?
Then we build one. These three plans cover most apartments, but they do not cover every home or every life. Tell us how you use yours and we will design the scope around it — the frequency, what we check, what is included — and write it into the contract, with a fixed price agreed before you sign. Most of the time we start from one of these three plans and adjust what is missing: a Watch with monthly cleaning, a Care with fortnightly visits in winter only, a Care+ without cleaning because you already have someone for that. It is not necessarily more expensive than the grid — just different from it.
Keeper Residence
Houses, large properties, or properties with a pool and garden. Frequency, team and checklist designed case by case, including coordination of gardening and pool maintenance.
on request, from 425 €/month
Need more than two visits a month — plants to water, a garden, a pool, or building work to oversee? Keeper Care+ takes additional visits at 55 €/month each, which you can switch on only for the months you need them, with a minimum of three consecutive months.
Larger homes
The published prices are for apartments of up to 90 m². Above that area, or with a pool, a garden or home automation to be monitored, we prepare a tailored proposal — what changes is the cleaning time and the number of points to be checked.
Price agreed before you sign
Onboarding, paid once
It covers the initial visit, the photographic inventory identifying items of value and the preparation of the property file. It is the record of condition that protects both of us on the first day — and on the last.
from 125 €, or 90 € with annual prepayment
The essentials of the contract
- Minimum term of 6 months
- Termination by either party with 30 days' notice
- Professional liability insurance, with the sum insured and cover stated in the proposal
- Bilingual contract: Portuguese and English or French
- Prices revised once a year, notified 60 days in advance
The full price list — the hours included in each plan, notice periods for scheduling, the floor-area scale and urgency surcharges — is annexed to the proposal and to the contract. We prefer the page to be simple and the contract to be exhaustive, rather than the other way round.
Concierge
Request by request, with the price agreed before we start
You pay only when you use it. The amounts are final prices with VAT included, for apartments of up to 90 m², and every request is confirmed in writing, with the price, before we proceed.
Arrival prepared
You find the home clean, the beds made, the towels laid out, the temperature adjusted and the hot water switched on. You receive photographs of the home ready before you walk in.
135 €
85 € when using the cleaning in your plan
Departure and closing up
You leave at whatever hour you choose. We wash the laundry, empty and clean the fridge, take out the rubbish, shut off the water and gas and record any fault the home has left in plain sight.
125 €
75 € when using the cleaning in your plan
Stays prepared, all year
If you come three times a year, buy the whole cycle at once: three prepared arrivals, three closings after departure and three stocked larders. Book the dates whenever you know them.
525 € / year
instead of 615 € bought separately · prepaid
Between two stays
When one person leaves and another arrives a few days later, closing up and preparation are done in a single mobilisation, with no second call-out to pay for.
195 €
Larder stocked
Your usual list of products and brands, bought and put away before you walk in. Purchases are charged at the amount on the receipt, with no mark-up of ours.
45 €
plus the purchases, at cost
One-off cleaning
Standard, enhanced or pre-season deep cleaning, with balconies, the inside of appliances and the inside of cupboards. Laundry washed, folded and beds remade, with or without ironing.
from 85 €
One extra visit
An additional pass through the home, with the same checklist and the same photographic report, booked 48 hours ahead. If the need is permanent, adding visits to your plan is cheaper — 55 €/month each.
65 €
one-off visit, with no change to your plan
Attendance on your behalf
We take receipt of deliveries and receive technicians, supervise moves and renovation works, and attend the building management meeting under power of attorney, voting in line with your written instructions and sending you a translated summary of the minutes.
35 € / hour
half day 110 € · full day 190 €
Repairs coordinated
Diagnosis, selection of the technician, quote, scheduling, door opened, on-site supervision, verification of what was done and warranty management. The supplier's work is re-invoiced at cost, without a cent of mark-up.
45 € per intervention
renovation works carry a fee set out in the proposal
Keeper Admin
The tax calendar for the property with reminders, official correspondence translated in summary, liaison with your accountant and a permanent digital archive of everything concerning the home.
240 € / year
Requests with less than 48 hours' notice are subject to availability and carry a surcharge — but the amount is always confirmed in writing before we proceed, and never appears later on the invoice. Management of insurance claims, travel outside Lisbon, electronic locks and the remaining extras are set out in the price list annexed to the contract.
Your money
The working fund, without the small print
For us to pay a 120 € plumber at nine in the morning without waiting for your authorisation, we need to hold a small amount of your money. That is what the working fund is. Since the money is yours, it is only fair that you know exactly how it is structured — including what this arrangement does not guarantee.
The money is yours, from the first day to the last
The fund is a deposit you hand over to us so that we can carry out the service for your account and on your instructions. In law it is a mandate: Keepers is under a duty to account to you (article 1161(d) of the Portuguese Civil Code), just as the client is obliged to provide the means necessary to carry out the mandate (article 1167(a)). It is not revenue of Keepers, it is not a security deposit and it is not an advance against our fees.
Where the account is
In a bank account held in the name of Keepers Lisbon and used exclusively for client funds, separate from the company's operating account, with an individual accounting sub-account in your name. One client's balance never pays another client's expense.
The fund never pays our fees
The monthly fees and the Keepers fees are invoiced separately and paid by direct debit or transfer. That way, the fund statement shows only your money going out to third parties — and it is legible in a single reading.
Zero mark-up on what goes out
Suppliers' invoices are issued in your name and with your tax number, paid by us from the fund and re-invoiced at cost by debit note, with no added tax, under article 16(6)(c) of the Portuguese VAT Code. You always receive the original document.
Accounts rendered every month
A monthly statement in the same email as the visit report, with the opening balance, each movement, the scanned receipt and the closing balance. At the end of the contract, the balance is returned within 15 days, with a final statement.
The honest limit of this arrangement
This account is not a regulated client account like those of lawyers or estate agents — in Portugal there is no such obligation for our activity, and we do not want you to think there is. Accounting segregation removes the practical risk of commingling of funds, which is the day-to-day risk, but it is not legal protection in an insolvency, because the account is held in the company's name. That is why we keep the fund small, take renovation works out of it and accept, if you prefer, that you pay suppliers directly.
What is, and what is not, an emergency
The word has to be defined, otherwise it covers everything and nothing. For Keepers, an emergency is any situation in which waiting for the next visit makes the damage worse, compromises the security of the home or creates a risk to health. In those situations we act first and explain afterwards — in two hours, in writing and with photographs.
This is an emergency
- Water leak or burst pipe, flooding, active seepage
- Smell of gas
- Total power failure, a panel tripping repeatedly, a cable or socket at risk
- A door, lock or window that will not close, has been forced or shows signs of intrusion
- A blocked drain that is overflowing
- Fridge or freezer breakdown with contents inside
- Storm damage that leaves the interior exposed
- Consequences of fire, smoke or flooding from a neighbour
- Imminent disconnection of water, electricity or gas
This is not an emergency
- An appliance breakdown that causes no damage — washing machine, oven, television, internet
- Air conditioning not working outside a period of stay
- Light bulbs, batteries, small fixes and cosmetic touch-ups
- Marks, scratches and normal wear
- Noise, works or complaints from neighbours
- Last-minute cleaning or preparation requests — these are urgent, not emergencies
- Post and administrative deadlines, even if they are close
In an emergency: we are at the property within 12 hours, we notify you within 2, we spend up to 500 € from the fund without asking your authorisation and we send you the receipt. Above 500 € we need your written authorisation; if we cannot reach you and the damage is growing, we limit ourselves to containing the damage — shutting off the water, covering, sealing, securing the home — and we justify everything in writing.
Outside an emergency: the matter is dealt with on the next visit or by appointment, and it is quoted before any work begins.
About us
A Portuguese company, built for owners who live far away
Keepers Lisbon grew out of a simple observation: Lisbon has thousands of excellent apartments whose owners live in another country and use them only a few weeks a year. Those owners do not want a letting agent. They want someone they can trust to look after the home as if it were their own, and to prove in writing what was done.
We work with a closed network of specialist partners — insured cleaning with guaranteed replacement staff, plumbing, electrics, renovation works, legal — and we retain end-to-end operational responsibility. We concentrate our portfolio in a small number of Lisbon parishes, so that there is always a keeper minutes from your property.
We communicate in Portuguese, English and French, with a bilingual contract, and we publish every price. There are no hidden mark-ups on third-party invoices: our remuneration is the monthly fee and the fees set out on this page.
Proof, not promises
Photographs of the same points, every month, dated. If it is not in the report, it did not happen.
Money in plain sight
A segregated account, a monthly statement with receipts, and no mark-up on purchases or suppliers.
Limits in writing
We state clearly what we do and what we do not do. Outside our scope, we refer the matter on.
Contact
Let us talk about your home
Tell us where the property is, its approximate floor area and how many times a year you use it. We come back with a proposal setting out the plan, the final price and the onboarding fee itemised, normally within two business days.
- Telephone and WhatsApp
- +351 927 163 495
- Office
- Lisbon
- Website
- KeepersLisbon.com
Business days, 9 h to 19 h. Emergency line for clients, 24 h.
Meetings by appointment. Service area: the city of Lisbon, extending to Cascais, Oeiras, Almada and Sintra with a travel surcharge.
Legal notices and limits of the service
What you need to know before signing up
Prices and VAT
All prices shown on this website are final consumer prices, with VAT included at the statutory rate of 23% in force in mainland Portugal, and refer to an apartment of up to 90 m² in the city of Lisbon unless stated otherwise. Services relating to property situated in Portugal are taxed in Portugal, irrespective of the client's residence or nationality. In the contract, amounts are expressed as the net amount, with any change in the statutory VAT rate passed through automatically.
Status of the published prices
The amounts on this page are indicative and do not constitute a contractual offer. The final price is set out in the written proposal, which reflects the actual floor area, the applicable modifiers and the location of the property. The price grid may be updated; the signed proposal and contract always prevail.
Services provided by third parties
Cleaning, plumbing, electrics, renovation works, laundry, gardening and legal or tax services are carried out by qualified independent partners. The invoice for those services is issued in the owner's name and tax number, paid by Keepers Lisbon from the working fund and re-invoiced at cost with no mark-up and no added tax, under Article 16(6)(c) of the Portuguese VAT Code (Código do IVA). Only the services provided by Keepers Lisbon are invoiced by us with VAT. The warranty on the work is that of the supplier who carries it out; Keepers Lisbon coordinates its activation.
Scope and exclusions
Keepers Lisbon does not act as an estate agent, does not look for tenants or negotiate rents, does not provide legal or tax advice and does not act as fiscal representative before the Portuguese Tax Authority (Autoridade Tributária). At its current stage of activity it does not provide short-term rental (alojamento local) management or letting management services. It is not a private security operator: key holding and inspection visits do not constitute surveillance or alarm monitoring.
Working fund
The working fund is a client provision, handed over under a mandate and subject to the duty to render accounts of article 1161(d) of the Portuguese Civil Code, held in a segregated bank account in the name of Keepers Lisbon, with an individual accounting sub-account and per-client reconciliation. There is no legal requirement in Portugal for a segregated account in this activity: it is a voluntary governance choice. Accounting segregation reduces the risk of commingling of funds, but does not constitute a legal guarantee of asset separation in the event of insolvency. The balance is returned within 15 days of the end of the contract, with a final statement.
Insurance and liability
Keepers Lisbon takes out professional liability insurance for this activity, covering key holding and damage caused by act or omission on third-party premises. The sum insured, the cover and the applicable deductibles are stated in the proposal and in the contract, and the insurer's certificate is provided on request before signature. Liability for pre-existing damage, construction defects, fortuitous events or force majeure, and acts of third parties outside our supply chain is excluded.
Service commitments
The 48-hour deadline for delivery of the report, 24 business hours for responding to requests and 12 hours for an emergency call-out are contractual commitments measured under normal conditions of access to the property and to the city. They are suspended where access is impossible, or in the event of road closures, strikes, disasters or orders from a public authority.
Images and personal data
The photographs on this page are ambient images created for illustrative purposes and do not depict client properties. No photograph of a client property is published or shared without written authorisation. Personal data collected through the form is processed solely to respond to the enquiry, under Regulation (EU) 2016/679, and may be corrected or deleted at the data subject's request via the email address given in the contact details.
Dispute resolution
In the event of a consumer dispute, the client may refer the matter to the Centro de Arbitragem de Conflitos de Consumo de Lisboa (the Lisbon consumer disputes arbitration centre), under Law no. 144/2015. The contract is drawn up in Portuguese and in a second language chosen by the client — English or French —, the Portuguese version prevailing, and is governed by Portuguese law.