Portugal Owners Seller Index (2026): prices paid, sales, foreign buyers and asking prices in 20 areas

The Portugal Owners Seller Index is our own compilation of the numbers a seller needs, area by area: what homes actually sold for, how many sold, what buyers from abroad paid, what sellers are asking and what commission costs in euros. Prices paid and sales come from INE, Portugal’s statistics office, for the 12 months to June 2026, the latest period it has published for municipalities. Asking prices come from idealista. Download the full table as a CSV file.

Key findings

• +161%: the widest gap between asking and paid prices is around Comporta. idealista asking prices averaged €5,106/m² in Alcácer do Sal municipality in August 2026, against an INE median of €1,956/m² paid; in Grândola the gap was 116%. Both municipalities include inland towns that sell for far less than the coast, so the gap overstates what a beach-house seller faces, but it shows how little listings tell you there. Outside the Alentejo coast, the widest gaps were Madeira (41%) and the Azores (33%).
• +28.5%: the fastest rise in prices paid was in Grândola, from €1,979 to €2,543/m², on just 264 sales. Sintra (26.9%) and Alcobaça (24.5%) followed. No place saw the median fall; Nazaré rose only 4.6% and Madeira 5.1%.
• 54%: buyers from abroad paid most over the local price in Alcobaça: €2,803/m² against €1,816 for buyers based in Portugal. Mafra, which includes Ericeira, was close behind at 52.6%. Coimbra was the only area where buyers from abroad paid less (0.3%). Across Portugal, they paid 33.5% more.
• 21 of 25: sales fell in most places, and they fell 5.3% nationally. Madeira sold 25.8% fewer homes (2,770 against 3,731) and Cascais 19.2% fewer. Quarteira parish, which contains Vilamoura, sold 3.1% more.
• €9,129 to €31,931: commission at 5% plus VAT on a 100 m² home at the local median. The lowest is in the Azores, where prices are lowest and VAT on commission is 16%; the highest is Lisbon, at 23%.

The index: 20 areas, 12 months to June 2026

Median paid, sales and the foreign-buyer comparison are INE figures for the 12 months to June 2026, with the change against the 12 months to June 2025. “Buyers from abroad paid” compares the median paid by buyers with a tax address abroad with the median paid by buyers with a tax address in Portugal. Asking prices are idealista averages for the same geography in the month shown (2026). Commission is 5% of a 100 m² home at the INE median, plus VAT at 23% on the mainland, 22% in Madeira and 16% in the Azores. Each area links to its estate agents page.

Area (INE geography)	Median paid, €/m²	Change on a year	Sales	Change on a year	Buyers from abroad paid	Asking, idealista €/m²	Asking vs paid	Commission at 5% + VAT, 100 m² home at the median
Lisbon (Lisboa)	€5,192	+14.7%	7,739	−13.5%	28.1% more	€6,227 (Aug)	+19.9%	€31,931
Oeiras & Carcavelos (Oeiras)	€4,438	+16.7%	2,637	−6.9%	18.4% more	€4,907 (Aug)	+10.6%	€27,294
Cascais & Estoril (Cascais)	€4,889	+14.6%	2,622	−19.2%	27.5% more	€6,055 (Aug)	+23.8%	€30,067
Sintra	€3,068	+26.9%	5,934	−6.9%	7.8% more	€3,565 (Aug)	+16.2%	€18,868
Ericeira & Mafra (Mafra)	€3,006	+14.9%	1,190	−15.4%	52.6% more	€3,099 (Aug)	+3.1%	€18,487
Almada & Costa da Caparica (Almada)	€3,387	+18.1%	2,645	−10.7%	9.3% more	€3,907 (Aug)	+15.4%	€20,830
Silver Coast: Óbidos	€2,249	+12.1%	281	−7.9%	25.7% more	€2,982 (Sep)	+32.6%	€13,831
Silver Coast: Caldas da Rainha	€2,188	+23.1%	1,052	+7.0%	18.4% more	€2,339 (Sep)	+6.9%	€13,456
Silver Coast: Peniche	€2,332	+21.5%	453	−8.3%	n/a (not published)	€2,525 (Sep)	+8.3%	€14,342
Silver Coast: Nazaré	€2,656	+4.6%	342	−20.6%	20.7% more	€3,183 (Sep)	+19.8%	€16,334
Silver Coast: Alcobaça	€1,876	+24.5%	960	−0.2%	54.4% more	€2,388 (Sep)	+27.3%	€11,537
Coimbra	€2,295	+21.1%	2,201	−7.8%	0.3% less	€2,499 (Sep)	+8.9%	€14,114
Lagos & Praia da Luz	€3,949	+8.5%	951	−5.5%	20.0% more	€4,655 (Aug)	+17.9%	€24,286
Portimão & Alvor	€3,259	+19.9%	1,757	−7.2%	21.3% more	€3,587 (Aug)	+10.1%	€20,043
Carvoeiro & Lagoa (Lagoa, Algarve)	€3,371	+14.4%	659	+5.1%	27.3% more	€4,113 (Aug)	+22.0%	€20,732
Albufeira	€3,490	+11.3%	1,358	−8.9%	15.8% more	€4,168 (Aug)	+19.4%	€21,464
Quinta do Lago, Vale do Lobo & Vilamoura (Loulé)	€4,137	+13.7%	2,004	+0.3%	31.8% more	€5,159 (Aug)	+24.7%	€25,443
Vilamoura (Quarteira parish)	€4,482	+11.1%	1,122	+3.1%	13.0% more	€5,198 (Aug)	+16.0%	€27,564
Tavira & the east Algarve	€3,282	+11.8%	867	−7.2%	16.4% more	€3,574 (Aug)	+8.9%	€20,184
Comporta & Melides: Grândola	€2,543	+28.5%	264	−2.2%	n/a (not published)	€5,502 (Aug)	+116.4%	€15,639
Comporta & Melides: Alcácer do Sal	€1,956	+22.4%	203	−1.0%	n/a (not published)	€5,106 (Aug)	+161.0%	€12,029
Porto	€3,631	+18.7%	4,268	−8.9%	22.8% more	€4,324 (Aug)	+19.1%	€22,331
Braga	€2,199	+21.6%	2,488	−5.9%	16.2% more	€2,396 (Sep)	+9.0%	€13,524
Madeira (whole region)	€2,690	+5.1%	2,770	−25.8%	31.6% more	€3,795 (Aug) ¹	+41.1%	€16,409 (22% VAT)
The Azores (whole region)	€1,574	+23.5%	2,440	−12.2%	15.8% more	€2,101 (Sep)	+33.5%	€9,129 (16% VAT)
Portugal, for comparison	€2,264	+17.7%	156,713	−5.3%	33.5% more

¹ Madeira island only: idealista publishes no asking price for the whole region, so Porto Santo is excluded from the asking figure but included in the INE figures.

The Silver Coast and the Comporta area each span several municipalities, so each has one row per municipality. The Vilamoura row (Quarteira parish) is part of the Loulé row above it. Carcavelos sits in Cascais municipality, so it is in the Cascais row, not the Oeiras one.

What the index means for a seller

Price from completed sales, not listings. Across the 25 places in the table, asking prices sat a median 19.1% above the INE median paid. Part of each gap is timing, since the asking prices are two or three months more recent, and part is mix: listings that linger push the average up. A valuation should rest on completed sales near you.

Rising prices with fewer sales means a slower market for the wrong price. Prices paid rose faster than the national 17.7% in 12 of the 25 places, but sales fell in 21. Buyers are still paying more, but there are fewer of them, so an overpriced home waits longer. See why a house isn’t selling.

Know who your buyer is likely to be. Where buyers from abroad pay far more per m², as in Alcobaça, Mafra, Loulé and Madeira, an agency that reaches them matters. Since 25 May 2026 a buyer who is not tax resident in Portugal pays IMT at a flat 7.5%, which can shrink that pool; see is 2026 a good time to sell.

Compare commission in euros. On a typical home, each point of commission is worth €1,826 in the Azores and €6,386 in Lisbon, including VAT. See estate agent commission and the costs of selling.

Method

Sources. INE’s local housing price statistics (2022 methodology): indicator 0012236 for the median price per m² of family dwellings sold, 0014363 for the number of sales and 0012246 for the median by the buyer’s tax domicile. All are rolling 12-month figures; “Q2 2026” means July 2025 to June 2026, published on 23 October 2026, and the change on a year compares it with the 12 months to June 2025. We downloaded every INE figure from INE’s own database on 26 October 2026 and checked them against the figures in our area research files. idealista asking prices come from our area research, read on idealista’s price-report pages: August 2026 figures read in late September, September 2026 figures read in October. idealista changed its method in July 2026, so we use only figures from the new series.

Mapping areas to INE geographies. Each area uses the municipality that contains it: Lisboa, Oeiras, Cascais (Cascais and Estoril), Sintra, Mafra (Ericeira), Almada (Costa da Caparica), Coimbra, Lagos (Praia da Luz), Portimão (Alvor), Lagoa in the Algarve (Carvoeiro), Albufeira, Loulé (Quinta do Lago, Vale do Lobo and Vilamoura), Tavira, Porto and Braga. Vilamoura also has its own row for Quarteira parish, which contains it. The Silver Coast is Óbidos, Caldas da Rainha (Foz do Arelho), Peniche, Nazaré and Alcobaça (São Martinho do Porto). Comporta is in Alcácer do Sal and Melides and Carvalhal are in Grândola. Madeira and the Azores use their whole autonomous region.

Calculations. Changes are the 2026 figure divided by the 2025 figure, minus one. The foreign-buyer comparison is the median paid by buyers with a tax address abroad divided by the median for buyers with a tax address in Portugal, minus one. The asking-vs-paid gap is the idealista asking price divided by the INE median, minus one. Commission is 100 m² × the INE median × 5% × (1 + VAT). INE does not publish a median floor area, so 100 m² is a stated example, not the typical home in each area. All arithmetic was done in code from the downloaded figures and rounded at the end.

Limits.

• INE does not publish a figure where there are too few sales. The foreign-buyer comparison is missing for Grândola, Alcácer do Sal and Peniche for that reason, and parish figures are missing for most small places, including Comporta and Melides.
• A municipal median mixes very different homes. In Mafra, Ericeira parish alone sold for a median €4,033/m² on 200 sales; in Loulé, Almancil parish sold for €5,617/m². Use your area page for parish figures.
• Medians on a few hundred sales, as on the Silver Coast and in the Comporta area, can move sharply from year to year.
• Asking and paid prices cover different periods and different homes, so the gap is a guide to how far listings run ahead of sales, not a discount you should expect.
• The foreign-buyer column compares prices, not volumes: it does not show how many of each area’s sales went to buyers from abroad.

Cite this

Portugal Owners (2026). Portugal Owners Seller Index (2026). Published 22 October 2026. https://portugalowners.com/guides/seller-index. Data: INE (indicators 0012236, 0014363, 0012246) and idealista. Download: https://portugalowners.com/data/seller-index-2026-10.csv

You are welcome to quote or chart the figures with a link to this page.

Frequently asked questions

Where in Portugal are prices rising fastest in 2026?

Among the areas we cover, prices paid rose fastest in Grândola, near Comporta and Melides (+28.5% in the 12 months to June 2026), then Sintra (+26.9%) and Alcobaça (+24.5%), against 17.7% for Portugal (INE). No place saw the median paid fall.

How much more do foreign buyers pay for property in Portugal?

Across Portugal, buyers with a tax address abroad paid a median 33.5% more per m² than buyers based in Portugal in the 12 months to June 2026 (INE). The premium varies widely: 54.4% in Alcobaça, 52.6% in Mafra (Ericeira) and 31.8% in Loulé, but 7.8% in Sintra, 15.8% in the Azores, and in Coimbra buyers from abroad paid 0.3% less.

How far above sale prices are asking prices in Portugal?

In the 25 places in our table, idealista asking prices sat a median 19.1% above the INE median actually paid. The gap was smallest in Mafra (3.1%) and Caldas da Rainha (6.9%) and widest around Comporta, in Alcácer do Sal (161%) and Grândola (116%), where coastal listings are priced far above the inland homes that make up most sales.

Are fewer homes selling in Portugal?

Nationally, sales fell: 156,713 in the 12 months to June 2026, down 5.3% (INE). In 21 of the 25 places in our table they fell, most in Madeira (−25.8%), Nazaré (−20.6%) and Cascais (−19.2%). Quarteira parish, which contains Vilamoura, rose 3.1% and Loulé 0.3%.

How much commission will I pay to sell my home in Portugal?

Commonly about 5% plus VAT, and it is negotiable. On a 100 m² home at the local median that is €31,931 in Lisbon, €22,331 in Porto, €14,114 in Coimbra and €9,129 in the Azores, where VAT is 16% rather than 23%. In Madeira VAT is 22%. For your own home, get 2–3 free price estimates.

Key points

• The Seller Index sets INE prices paid, sales counts and the foreign-buyer premium (12 months to June 2026) beside idealista asking prices for the 20 areas Portugal Owners covers; the full table is a free CSV download.
• Prices paid rose everywhere, fastest in Grândola (+28.5%), Sintra (+26.9%) and Alcobaça (+24.5%).
• Sales fell in 21 of the 25 places, most in Madeira (−25.8%), and fell 5.3% nationally.
• Buyers from abroad paid up to 54% more per m² (Alcobaça); in Coimbra they paid 0.3% less.
• Asking prices sat a median 19.1% above prices paid, and more than double them around Comporta.
• Commission at 5% plus VAT on a 100 m² home at the median runs from €9,129 (Azores) to €31,931 (Lisbon).