Market context
Price per m² by municipality
Before deciding whether a listing is expensive, you need a ruler. This is the public one: the median of registered sales, in euros per square metre, municipality by municipality, as INE publishes it.
The national ruler
What this number is, and what it is not
It is the median value of dwelling sales over the last 12 months, in euros per square metre. Median, not mean: half the sales fell below it and half above. That is why a single very expensive transaction does not move it.
These are registered sales, not asking prices. It is the most important distinction on this page: the listings you see express a claim, and this series expresses what actually ended up in the deeds.
And it is always a rolling twelve-month window. It is not this month’s price nor one street’s: it is what changed hands across the whole municipality over a year.
A municipal median blends the historic centre and the outskirts, the new building and the one needing work. It is for spotting a gap of scale, not for fine-tuning ten thousand euros.
Method
How to use the table without over-reading it
Start by finding the property’s municipality — the listing’s own, not the large city next door. The gap between neighbouring councils is often larger than the gap between quarters.
Then work out the asking €/m²: divide the listing price by the area. Always use the same definition of area you are comparing against, and be wary of listings where the area is unclear.
Finally compare orders of magnitude. A listing 15% above the municipal median is entirely ordinary; a listing at double calls for an explanation, which may well exist and be a good one.
- The right municipality: the property’s, not the metropolitan area’s.
- The same period: compare against the quarter stated, not an old news story.
- Order of magnitude: the ruler spots large gaps; it does not fine-tune offers.
The change column
What the change shows — and does not forecast
The third column compares the most recent period with the first period in this series. It is a change observed between two moments, not an annual rate and not a projected trend.
Small municipalities can swing a lot from quarter to quarter, because few transactions are enough to move the median. A large change in a council with a thin market says more about the number of sales than about price.
Nothing on this page predicts what happens next. A past rise is not a promise, and a past fall is not a buy signal.
Coverage
Why some municipalities are missing
The table shows exactly the municipalities this series publishes a value for in this period. Portugal has 308 municipalities, and not all appear every quarter: where there are too few transactions, there is no median to publish.
A missing row therefore does not mean there is no market in that council. It means this series, in this period, publishes no value for it.
One case needs reading with care. Two names each designate two different municipalities in Portugal: Calheta — in Madeira and in the Azores, on São Jorge — and Lagoa — in the Algarve and in the Azores, on São Miguel. The series identifies municipalities by name, so a row carrying one of these names should be confirmed at the source before attributing it to a particular council.
The data
Median by municipality, in €/m²
Sorted by name. The change compares the most recent period with the first in this series.
| Municipality | Median €/m² | Change in series |
|---|---|---|
| Abrantes | €975 | +69% |
| Águeda | €1,366 | +50.4% |
| Aguiar da Beira | €474 | +18.5% |
| Alandroal | €771 | +44.9% |
| Albergaria-a-Velha | €1,357 | +28.5% |
| Albufeira | €3,354 | +26.1% |
| Alcácer do Sal | €1,932 | +51.3% |
| Alcanena | €779 | +75.8% |
| Alcobaça | €1,808 | +60.9% |
| Alcochete | €2,883 | +52.5% |
| Alcoutim | €917 | +42.8% |
| Alenquer | €1,928 | +56.1% |
| Alfândega da Fé | €419 | +2.9% |
| Alijó | €472 | -21.3% |
| Aljezur | €3,240 | +17.6% |
| Aljustrel | €890 | +45% |
| Almada | €3,267 | +44.1% |
| Almeida | €342 | +35.7% |
| Almeirim | €1,522 | +66% |
| Almodôvar | €979 | +43.5% |
| Alpiarça | €1,291 | +60.4% |
| Alter do Chão | €461 | +8.2% |
| Alvaiázere | €651 | +36.2% |
| Alvito | €970 | +81% |
| Amadora | €3,143 | +45.9% |
| Amarante | €1,192 | +34.2% |
| Amares | €1,566 | +57.9% |
| Anadia | €941 | +30.9% |
| Angra do Heroísmo | €1,316 | +34.6% |
| Ansião | €727 | +21.4% |
| Arcos de Valdevez | €914 | +21.2% |
| Arganil | €685 | +37% |
| Armamar | €403 | +44.4% |
| Arouca | €1,012 | +17% |
| Arraiolos | €1,286 | +87.5% |
| Arronches | €842 | +89.6% |
| Arruda dos Vinhos | €2,161 | +45.6% |
| Aveiro | €2,329 | +29.2% |
| Avis | €767 | +56.5% |
| Azambuja | €1,902 | +68% |
| Baião | €841 | +50.4% |
| Barcelos | €1,678 | +48.9% |
| Barreiro | €2,705 | +69.6% |
| Batalha | €1,387 | +75.8% |
| Beja | €1,252 | +44.2% |
| Belmonte | €500 | -18.3% |
| Benavente | €2,063 | +64.6% |
| Bombarral | €1,582 | +53.1% |
| Borba | €924 | +55.8% |
| Boticas | €532 | +28.2% |
| Braga | €2,100 | +47.2% |
| Bragança | €1,157 | +37.1% |
| Cabeceiras de Basto | €893 | +15.2% |
| Cadaval | €1,432 | +66.1% |
| Caldas da Rainha | €2,092 | +47.8% |
| Calheta (R.A.A.) | €697 | +3.4% |
| Calheta (R.A.M.) | €1,722 | +29.9% |
| Câmara de Lobos | €2,500 | +67.9% |
| Caminha | €1,646 | +28.6% |
| Campo Maior | €697 | +45.2% |
| Cantanhede | €1,100 | +42.5% |
| Carrazeda de Ansiães | €352 | -5.6% |
| Carregal do Sal | €697 | +35.6% |
| Cartaxo | €1,553 | +57.2% |
| Cascais | €4,687 | +27.8% |
| Castanheira de Pêra | €609 | +23.5% |
| Castelo Branco | €1,026 | +40.9% |
| Castelo de Paiva | €952 | +1% |
| Castelo de Vide | €705 | +39.6% |
| Castro Daire | €652 | +30.4% |
| Castro Marim | €2,542 | +24.7% |
| Castro Verde | €1,095 | +119% |
| Celorico da Beira | €497 | +60.8% |
| Celorico de Basto | €886 | +30.5% |
| Chamusca | €909 | +46.6% |
| Chaves | €1,184 | +32.1% |
| Cinfães | €509 | -4.9% |
| Coimbra | €2,210 | +30.1% |
| Condeixa-a-Nova | €1,622 | +47.1% |
| Constância | €1,032 | +52.9% |
| Coruche | €1,383 | +59.7% |
| Covilhã | €1,116 | +37.1% |
| Crato | €508 | +55.8% |
| Cuba | €692 | +25.4% |
| Elvas | €938 | +54.8% |
| Entroncamento | €1,646 | +77% |
| Espinho | €2,776 | +48.9% |
| Esposende | €2,152 | +42.7% |
| Estarreja | €1,248 | +29.5% |
| Estremoz | €843 | +10.3% |
| Évora | €2,255 | +24.7% |
| Fafe | €1,303 | +48.9% |
| Faro | €3,125 | +37.2% |
| Felgueiras | €1,201 | +32% |
| Ferreira do Alentejo | €841 | +52.6% |
| Ferreira do Zêzere | €883 | +24.5% |
| Figueira da Foz | €1,789 | +36.6% |
| Figueira de Castelo Rodrigo | €332 | +58.9% |
| Figueiró dos Vinhos | €555 | +0.7% |
| Fornos de Algodres | €502 | +133.5% |
| Freixo de Espada à Cinta | €280 | -19.5% |
| Fronteira | €596 | +39.9% |
| Funchal | €3,322 | +41.7% |
| Fundão | €803 | +36.8% |
| Gavião | €529 | +38.8% |
| Góis | €756 | +41% |
| Golegã | €1,263 | +55.2% |
| Gondomar | €2,227 | +43.6% |
| Gouveia | €525 | +32.2% |
| Grândola | €2,533 | +38.2% |
| Guarda | €955 | +29.6% |
| Guimarães | €1,733 | +49.5% |
| Horta | €1,359 | +24.8% |
| Idanha-a-Nova | €412 | +29.2% |
| Ílhavo | €2,248 | +46.6% |
| Lagoa | €3,220 | +32.6% |
| Lagoa (R.A.A.) | €1,761 | +29.9% |
| Lagos | €3,855 | +30.6% |
| Lajes do Pico | €1,138 | +60.3% |
| Lamego | €973 | +32.2% |
| Leiria | €1,922 | +44.4% |
| Lisboa | €5,082 | +24.6% |
| Loulé | €4,091 | +33% |
| Loures | €3,191 | +34.1% |
| Lourinhã | €2,030 | +46.9% |
| Lousã | €1,411 | +64.3% |
| Lousada | €1,348 | +41% |
| Mação | €372 | +28.7% |
| Macedo de Cavaleiros | €799 | +35.2% |
| Machico | €2,027 | +64% |
| Madalena | €1,118 | +59.5% |
| Mafra | €2,942 | +38.9% |
| Maia | €2,462 | +43% |
| Mangualde | €806 | +52.9% |
| Manteigas | €424 | +21.5% |
| Marco de Canaveses | €1,366 | +56.3% |
| Marinha Grande | €1,462 | +40.3% |
| Marvão | €654 | +61.9% |
| Matosinhos | €3,058 | +37.3% |
| Mealhada | €1,132 | +32.4% |
| Mêda | €411 | +76.4% |
| Melgaço | €734 | +83.5% |
| Mértola | €723 | +102.5% |
| Mesão Frio | €657 | +34.4% |
| Mira | €1,515 | +28.8% |
| Miranda do Corvo | €903 | +51% |
| Miranda do Douro | €477 | +26.5% |
| Mirandela | €1,042 | +40.4% |
| Mogadouro | €356 | 0% |
| Moimenta da Beira | €571 | +59.9% |
| Moita | €2,371 | +68.8% |
| Monção | €1,197 | +33.7% |
| Monchique | €1,637 | +63.7% |
| Mondim de Basto | €980 | +78.2% |
| Monforte | €544 | +7.9% |
| Montalegre | €800 | +37.9% |
| Montemor-o-Novo | €1,436 | +42.2% |
| Montemor-o-Velho | €1,142 | +35.5% |
| Montijo | €2,608 | +45.5% |
| Mora | €1,041 | +72.6% |
| Mortágua | €738 | +18.5% |
| Moura | €792 | +40.9% |
| Mourão | €755 | +25.4% |
| Murça | €529 | +18.3% |
| Murtosa | €1,406 | +31.8% |
| Nazaré | €2,424 | +17.4% |
| Nelas | €787 | +32.7% |
| Nisa | €500 | +52% |
| Nordeste | €1,164 | +58.4% |
| Óbidos | €2,242 | +27.2% |
| Odemira | €1,799 | +35.5% |
| Odivelas | €3,462 | +40.5% |
| Oeiras | €4,297 | +36.6% |
| Oleiros | €556 | +38.7% |
| Olhão | €2,725 | +36.7% |
| Oliveira de Azeméis | €1,412 | +49.4% |
| Oliveira de Frades | €968 | +50.5% |
| Oliveira do Bairro | €1,358 | +35% |
| Oliveira do Hospital | €746 | +19% |
| Ourém | €1,348 | +35.1% |
| Ourique | €846 | +59.3% |
| Ovar | €1,836 | +43.8% |
| Paços de Ferreira | €1,472 | +51.1% |
| Palmela | €2,375 | +43.6% |
| Pampilhosa da Serra | €465 | +54.5% |
| Paredes | €1,643 | +64.3% |
| Paredes de Coura | €777 | +20.5% |
| Pedrógão Grande | €576 | +1.1% |
| Penacova | €595 | +9.8% |
| Penafiel | €1,455 | +45.5% |
| Penalva do Castelo | €429 | +18.8% |
| Penamacor | €395 | +20.1% |
| Penedono | €441 | +38.7% |
| Penela | €744 | +25.5% |
| Peniche | €2,219 | +41.5% |
| Peso da Régua | €1,119 | +16.7% |
| Pinhel | €429 | +50% |
| Pombal | €1,230 | +33.7% |
| Ponta Delgada | €2,017 | +42% |
| Ponta do Sol | €1,718 | +26.2% |
| Ponte da Barca | €1,239 | +42.7% |
| Ponte de Lima | €1,450 | +27.4% |
| Ponte de Sor | €960 | +30.1% |
| Portalegre | €1,088 | +54.3% |
| Portel | €815 | +77.9% |
| Portimão | €3,125 | +25.9% |
| Porto | €3,510 | +30.8% |
| Porto de Mós | €1,233 | +64.4% |
| Porto Moniz | €1,490 | +87.4% |
| Porto Santo | €2,484 | +61.8% |
| Póvoa de Lanhoso | €1,339 | +39.3% |
| Póvoa de Varzim | €2,345 | +35.4% |
| Povoação | €1,426 | +91.4% |
| Proença-a-Nova | €584 | +57% |
| Redondo | €920 | +32.6% |
| Reguengos de Monsaraz | €1,100 | +38% |
| Resende | €637 | +30.5% |
| Ribeira Brava | €1,508 | +29.2% |
| Ribeira de Pena | €357 | +9.5% |
| Ribeira Grande | €1,565 | +60.8% |
| Rio Maior | €1,278 | +50% |
| Sabrosa | €757 | +95.1% |
| Sabugal | €427 | +19.9% |
| Salvaterra de Magos | €1,787 | +47.6% |
| Santa Comba Dão | €767 | +48.4% |
| Santa Cruz | €2,617 | +76.9% |
| Santa Cruz da Graciosa | €560 | +68.7% |
| Santa Maria da Feira | €1,700 | +44.2% |
| Santa Marta de Penaguião | €500 | +25% |
| Santana | €1,605 | +83.4% |
| Santarém | €1,495 | +53.5% |
| Santiago do Cacém | €2,019 | +41% |
| Santo Tirso | €1,700 | +61.1% |
| São Brás de Alportel | €2,381 | +29.7% |
| São João da Madeira | €1,836 | +75% |
| São João da Pesqueira | €446 | +22.9% |
| São Pedro do Sul | €970 | +16.2% |
| São Roque do Pico | €1,390 | +17.4% |
| São Vicente | €1,331 | +36.2% |
| Sardoal | €675 | +52% |
| Sátão | €715 | +34.1% |
| Seia | €708 | +36.4% |
| Seixal | €2,800 | +49.1% |
| Sernancelhe | €297 | +44.9% |
| Serpa | €662 | +13.4% |
| Sertã | €915 | +26.6% |
| Sesimbra | €2,909 | +40.5% |
| Setúbal | €2,638 | +50.1% |
| Sever do Vouga | €786 | +51.4% |
| Silves | €2,815 | +37.1% |
| Sines | €2,473 | +43.9% |
| Sintra | €2,908 | +52% |
| Sobral de Monte Agraço | €1,865 | +54.6% |
| Soure | €884 | +32.9% |
| Sousel | €668 | +76.3% |
| Tábua | €768 | +22.9% |
| Tabuaço | €582 | +31.4% |
| Tarouca | €750 | +20% |
| Tavira | €3,152 | +22.6% |
| Terras de Bouro | €1,071 | +12% |
| Tomar | €1,285 | +50.5% |
| Tondela | €810 | +39.2% |
| Torre de Moncorvo | €448 | +29.9% |
| Torres Novas | €1,199 | +50.8% |
| Torres Vedras | €2,292 | +47.5% |
| Trancoso | €492 | +23% |
| Trofa | €1,847 | +43.2% |
| Vagos | €1,715 | +39% |
| Vale de Cambra | €1,318 | +15.1% |
| Valença | €1,181 | +25.4% |
| Valongo | €2,204 | +52.2% |
| Valpaços | €684 | +41.6% |
| Velas | €1,103 | +86.3% |
| Vendas Novas | €1,646 | +55.4% |
| Viana do Alentejo | €1,058 | +64.5% |
| Viana do Castelo | €1,857 | +40.2% |
| Vidigueira | €763 | +55.7% |
| Vieira do Minho | €1,144 | +76% |
| Vila da Praia da Vitória | €1,349 | +55.2% |
| Vila de Rei | €864 | +90.7% |
| Vila do Bispo | €3,236 | +10.7% |
| Vila do Conde | €2,262 | +34% |
| Vila do Porto | €1,409 | +28.3% |
| Vila Flor | €487 | +46.7% |
| Vila Franca de Xira | €2,822 | +54% |
| Vila Franca do Campo | €1,585 | +46.1% |
| Vila Nova da Barquinha | €1,415 | +46.8% |
| Vila Nova de Cerveira | €1,097 | +15.4% |
| Vila Nova de Famalicão | €1,795 | +49.8% |
| Vila Nova de Foz Côa | €423 | +13.7% |
| Vila Nova de Gaia | €2,583 | +48.5% |
| Vila Nova de Paiva | €340 | 0% |
| Vila Nova de Poiares | €1,031 | +43.6% |
| Vila Pouca de Aguiar | €800 | +27.4% |
| Vila Real | €1,591 | +29.6% |
| Vila Real de Santo António | €3,001 | +39.3% |
| Vila Velha de Ródão | €395 | +54.3% |
| Vila Verde | €1,506 | +41.3% |
| Vila Viçosa | €838 | +18.4% |
| Vimioso | €464 | +39.3% |
| Vinhais | €352 | -27.3% |
| Viseu | €1,595 | +40.3% |
| Vizela | €1,540 | +55.6% |
| Vouzela | €625 | +12.4% |
304 municipalities with a published value in this series, in this period.
Frequently asked
Is this the price of listings?
No. It is the median of sales registered over the last 12 months, published by INE. Listings express asking prices, which are different data and generally higher.
Why the median and not the mean?
Because the median resists extremes. Half the sales fell below the figure and half above, so a handful of very expensive transactions does not shift it the way it would shift a mean.
Can I use this to know what my house is worth?
No. A municipal median covers very different streets, conditions and layouts. It frames an order of magnitude; a valuation is a different exercise and is done on the property itself.
How often does it change?
INE publishes quarterly, always covering the last 12 months. The period used on this page is stated at the top and beside the table.
Is the change in the third column annual?
No. It compares the most recent period with the first period in this series, which spans twelve quarters. It is neither an annualised rate nor a projection.
My municipality is missing. Why?
Because this series publishes no value for it in this period — usually because there were too few transactions to derive a median. Portugal has 308 municipalities and the table shows those the series covers this quarter.
Source
Every figure on this page comes from a single public series, with the reference period stated beside it.
- INE — indicator 0012234 — median value of dwelling sales over the last 12 months (€/m², 2022 methodology), by municipality. Period used: 1.º Trimestre de 2026.
General information drawn from public statistics. It is not a property valuation, not financial or investment advice, and contains no price forecasts.
Put a listing next to this ruler
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