Buying property in Comporta and Melides as a foreigner (2026): areas, prices and total costs

Where to buy around Comporta

Comporta is a parish of Alcácer do Sal; Carvalhal, Pego and Tróia are in Grândola; Melides straddles the two. This matters, because the municipality decides your tax records, your council and your planning rules, and the two municipalities price very differently.

Area	Parish (municipality)	What it is	Asking, €/m²
Comporta	Comporta (Alcácer do Sal)	The village, rice fields and the beach road; the name that carries the market	7,848
Carvalhal, Pego, Tróia	Carvalhal (Grândola)	Pine forest behind the dunes, beach clubs, and the Tróia peninsula	6,119
Melides	Melides (Grândola)	Lagoon, pine and the newest development	no series published
Grândola town	Grândola e Sta Margarida da Serra	The inland town; everyday Portugal	4,018
Alcácer do Sal town	Alcácer do Sal e Sta Susana	Riverside town on the Sado	3,250
Grândola municipality	–	–	5,502
Alcácer do Sal municipality	–	–	5,106
Setúbal district, for context	–	–	3,476

Asking figures are idealista averages for August 2026. Comporta parish is the only market in this guide where asking prices have fallen over the year, down 1.7% and 7.8% below the October 2025 peak of €8,511. Carvalhal is up 4.3% but also below its February 2026 peak.

Prices paid are a different, much lower number

Area, 12 months to June 2026	Median €/m² paid	Change
Grândola municipality	€2,543	+28.5%
Alcácer do Sal municipality	€1,956	+22.4%
Alentejo Litoral	€2,150	+16.8%
Portugal	€2,264	+17.7%

Those are municipal medians covering towns, villages and farmland as well as the coast, so they are not a Comporta price. The useful points are the direction and the scale of the gap: Grândola rose 28.5%, one of the fastest rates in Portugal, and the municipal median is roughly a third of the Comporta parish asking price.

INE does not publish a parish-level transaction median for Comporta or Melides. Anyone quoting you a precise “Comporta price per square metre paid” is quoting asking prices or their own sales.

What the prime market actually costs

This is a market where the headline numbers come from brokerages and consultancies rather than from official statistics, so treat them accordingly.

Source	Figure	What it is
idealista/data, Q2 2026	Grândola €14,286/m² for homes listed above €1m, the highest of any Portuguese coastal municipality	Asking prices of €1m+ listings
Porta da Frente Christie’s, Realty Premium Market 2026	Comporta €6,800–10,700/m² at the high end	Asking-based percentile analysis, published by a brokerage that sells in Comporta
Knight Frank, Residence Report 2025/26	A Comporta development sold at €15,000–20,000/m² during the pandemic and “remains in demand”	A single developer’s sales, not a market average
Live listings, John Taylor Comporta, September 2026	Villas at roughly €9,850 to €15,900/m² on stated built areas	Individual asking prices

We have seen a widely repeated figure of €11,200–18,700/m² for Comporta prime attributed to a September 2026 Knight Frank report. We could not find that report, and the 2025/26 edition does not contain those numbers. We are not publishing it as fact.

Why supply is so tight

The Alentejo coast is heavily protected. Environmental rules along the coastline limit new licences, which is the usual explanation given for Comporta’s scarcity and its prices. In practice this means three things for a buyer.

Plots with existing permission trade at a premium to plots without. Confirm what is actually licensed, not what is “possible”.

Rebuilds and extensions are not a formality. Inside protected areas, approval involves more than the council.

From 1 October 2026, the deed must state whether a habitation licence exists (Decree-Law 108/2026). In a market with a long history of rural buildings and additions, that is a material change. See selling with unlicensed works.

The total cost of buying

Since 25 May 2026, Decree-Law 97/2026 charges buyers who are not Portuguese tax resident a flat 7.5% IMT.

On a €1,500,000 house	Non-resident	Resident
IMT	€112,500	€112,500
Stamp duty (0.8%)	€12,000	€12,000
Difference	none	–

Above €1,150,853 everyone pays a flat 7.5%, and most of the Comporta and Carvalhal market sits above that. The non-resident rule is largely irrelevant here, unlike in the Algarve where it adds €10,000 to €15,000 on mid-market purchases.

Add notary and registration, commonly €1,000 to €1,500 through Casa Pronta, plus legal and survey costs. Use the IMT calculator and the buying cost calculator.

Who Comporta suits

Buyers who want scarcity and privacy rather than services and infrastructure. This is pine forest, rice fields and beach, about an hour from Lisbon.

Buyers comfortable with an illiquid market. Falling asking prices and a thin set of transactions mean selling can take time; our Comporta selling guide covers that side.

Buyers who want new branded development, which is where much of the activity is.

It suits you less if you want a town, a hospital, international schools or a short airport transfer.

Our Comporta estate agents page lists the agencies operating locally.

Key points

• Comporta parish asks €7,848/m², down 1.7% on the year and 7.8% below its October 2025 peak — the only falling market in this guide.
• Carvalhal, which includes Tróia, asks €6,119/m².
• Municipal medians paid are far lower (Grândola €2,543, Alcácer do Sal €1,956) because they cover inland land; INE publishes no parish median for Comporta.
• Grândola prices paid rose 28.5%, among the fastest in Portugal.
• Prime figures all come from brokerages and consultancies. One widely quoted Knight Frank range could not be verified and is not repeated here.
• The 7.5% non-resident IMT changes nothing above €1,150,853, which covers most of this market.