The average cost of housing in Portugal reached historic highs in 2025 amid sustained demand and limited supply, and analysts expect prices to continue to rise in 2026 despite tight affordability conditions.
According to data from the Portuguese Statistical Office (INE), in October 2025, the median bank valuation of residential real estate exceeded the threshold of €2,000 per square meter for the first time, reaching approximately €2,025 per square meter, which is 17.7% more than a year earlier. This marks more than a year of double-digit annual growth in housing prices.
The apartment segment is rising in price faster than villas: according to Global Property Guide estimates, the median bank valuation of apartments reached €2,345 per square meter (+22.1% year-on-year), while villas reached €1,472 per square meter (+11.8%). The highest prices are recorded in the Greater Lisbon agglomeration and in the Algarve tourist region.
According to the Idealista portal, by November 2025, the median asking price for residential real estate across the country reached around €3,000 per square meter (+7.8% year-on-year). At the same time:
Lisbon remains the most expensive market, with an average price of €5,914 per square meter (+4% over the year).
In Porto, the average price is around €3,908 per square meter (+5.9% over the year).
Inland regions (the center, part of Alentejo) are significantly cheaper – in many municipalities, prices range from €1,400 to €1,700 per square meter, while the most affordable districts in the country, according to local research, offer housing from €800 to €900 per square meter.
At the end of 2024, the INE housing price index (HPI) rose by 9.1%, with existing housing rising by 9.7% and new housing by 7.5%. In real terms (adjusted for inflation), prices have been rising continuously since 2013 and have increased by more than 80% during this period, which is significantly higher than the dynamics in neighboring Spain.
The market remains extremely active. In the first half of 2025, 84,247 residential properties were sold in Portugal, 20% more than in the same period in 2024. Sales of secondary housing amounted to 67,578 properties (+20.6% year-on-year), and new housing – 16,669 (+17.7%).
95% of transactions were made by buyers with tax residency in Portugal (about 80,000 properties, +21.9% year-on-year). Foreigners (both from the EU and third countries) purchased 4,205 properties, which is 7.2% less than a year earlier. Experts attribute the decline in the share of foreigners to reforms: the abolition of “golden visas” for real estate investments and the termination of the Non-Habitual Resident preferential tax regime from 2024, which reduced fiscal incentives for foreign investors.
At the same time, 2024 saw a record volume of transactions: in the third quarter of 2024 alone, €9.05 billion worth of housing was sold (+28% year-on-year), with 93.5% of buyers being Portuguese residents and the share of foreigners at around 6.5%.
Supply remains a bottleneck in the market. In the first half of 2025, 13,244 new homes were completed in the country, only 4.9% more than a year earlier and significantly below the rate of increase in the number of transactions. At the same time, the number of building permits issued is growing rapidly: in the first six months of 2025, 21,057 new housing units were licensed (+28.8% year-on-year), reflecting the growing confidence of developers and the expected acceleration in the introduction of new housing in the coming years.
According to BPI Research estimates, the growth in housing prices in Portugal is likely to continue in 2026. This is indicated by a stable labor market, record employment, and real wage growth, which support household purchasing power, as well as the stabilization of interest rates in the eurozone at “neutral” levels after a period of sharp tightening. Analysts expect that, given the current set of factors, prices in 2026 will grow at a rate above the European average, although probably slower than the double-digit figures of 2024-2025 (we are talking about high single-digit percentage growth, provided there are no new shocks in the eurozone). This will sustain investor interest but keep pressure on housing affordability for the local population, especially in large cities and on the coast.
