Almada property guide: prices, rents and rules

The average asking price for an apartment in Almada reached €3,905.1/m² in Q3 2026, according to CASAFARI Area Insights (location id 1875, asking prices from indexed listings, not transaction prices), up 12.4% year on year and 51.3% since Q1 2023. That sits well below Lisbon municipality’s median transaction price of €5,292/m² in Q1 2026 (INE local housing price statistics), though annual growth has slowed every quarter since peaking at +21.6% in Q4 2025. For that difference, buyers get an approximate ten-minute ferry to Cais do Sodré and direct access to Costa da Caparica’s Atlantic beaches.

Stand on the deck of the 8.10 ferry from Cacilhas with a coffee in hand, and Lisbon’s Cais do Sodré is about ten minutes ahead across the Tagus. You will very likely stand next to a couple who spent last year viewing cramped flats in Alcântara or Belém, directly across the river, before crossing the water and buying a three-bedroom apartment in Cova da Piedade for roughly three-quarters of the capital's price per square metre.

Where is Almada and why do Lisbon buyers look across the river?

Almada sits directly opposite Lisbon on the south bank of the Tagus River, in the Setúbal district. With 177,268 residents recorded in the definitive INE Censos 2021 (+1.9% compared with 2011), it is Portugal’s eighth most populous municipality. It is not a dormitory suburb, nor a resort town, though it encompasses both: under the gaze of the Cristo Rei monument, the municipality stretches from the dense riverfront parishes of Cacilhas, Cova da Piedade and Almada centre, through the residential neighbourhoods of Pragal, Laranjeiro and Feijó, out to the pine-backed villas of Charneca de Caparica and Sobreda, and finally to the Atlantic coastline of Costa da Caparica, Fonte da Telha and the fishing village of Trafaria.

Three transport links bind these parishes to Lisbon:

• The Cacilhas–Cais do Sodré ferry: Operated by Transtejo, the river crossing takes about ten minutes and drops passengers directly at Lisbon’s metro, suburban rail and riverside tram hub.
• The Ponte 25 de Abril: Carries both road traffic and Fertagus commuter trains. From Pragal station in Almada, trains cross the bridge into central Lisbon stations in a few minutes.
• Metro Sul do Tejo: A surface light-rail network linking Cacilhas ferry terminal with Almada centre, Cova da Piedade, Laranjeiro, Pragal rail station and the university campus at Caparica.

Most buyers in the urban parishes are domestic Lisbon-area households trading the capital's prices for a river or bridge commute. International buyers remain a smaller share of the market, most visible in the coastal parishes of Costa da Caparica and Charneca de Caparica. Across Portugal as a whole, buyers with a tax domicile outside the country accounted for 4.7% of dwellings sold (1,890 properties) in Q2 2026, down 10.3% year on year, according to INE's house price index release for Q2 2026.

How much does an apartment cost in Almada?

In Q3 2026, the average asking price for an apartment in Almada was €3,905.1/m², up from €3,474.7/m² in Q3 2025 (+12.4%), according to Area Insights documentation on developers.casafari.com (location id 1875). It is essential to note that the CASAFARI Area Insights figures in this guide measure asking prices from indexed property listings with outliers excluded, not closed transaction prices.

Over the fourteen quarters from Q1 2023 to Q3 2026, Almada apartment asking prices rose from €2,581.3/m² to €3,905.1/m², a cumulative increase of 51.3%. Across that entire three-and-a-half-year span, the series recorded only a single flat quarter (Q4 2023, at −0.1%).

In practical terms, a standard 90 m² two-bedroom apartment priced at the municipal asking average of €3,905.1/m² comes to approximately €351,000. That figure sits just above the €330,539 threshold for full tax relief under Portugal's young buyer scheme, making exact unit pricing an important threshold in local negotiations.

To put Almada’s price level in context against its neighbours on the north bank, it helps to look at official transaction records alongside listing data:

Municipality / Country	Price per m²	Measure & Source	Period
Almada	€3,905.1/m²	Average asking price (CASAFARI Area Insights, apartments)	Q3 2026
Lisbon	€5,292/m²	Median transaction price (INE local housing price statistics)	Q1 2026
Cascais	€5,000/m²	Median transaction price (INE)	Q1 2026
Oeiras	€4,511/m²	Median transaction price (INE)	Q1 2026
Portugal	€2,337/m²	Median transaction price (INE)	Q1 2026

Even when comparing Almada’s Q3 2026 asking average against the Q1 2026 closed-transaction medians of Lisbon, Cascais and Oeiras, on the north bank—two different statistical measures—Almada asks roughly 74% of Lisbon’s transacted level. Because values vary sharply between a beach flat in Costa da Caparica and a walk-up in Laranjeiro, buyers and advisers use Comparables and the valuation and market study tools to price a specific apartment rather than relying on the municipal average.

Are Almada prices still rising, or is the market cooling?

Prices in Almada are still rising, but the pace of growth is clearly decelerating. According to CASAFARI Area Insights (location id 1875, asking prices), year-on-year growth in apartment asking prices peaked at +21.6% in Q4 2025. Since then, annual growth has eased for three consecutive quarters: to +16.4% in Q1 2026, +14.8% in Q2 2026 and +12.4% in Q3 2026.

Looked at quarter on quarter, 2026 has brought steady, moderate increases rather than the surges of 2025: asking prices rose +0.9% in Q1 2026, +2.6% in Q2 2026 and +2.1% in Q3 2026 (from €3,824.3/m² in Q2 to €3,905.1/m² in Q3).

That local moderation mirrors broader property market trends across Portugal. Nationally, INE’s House Price Index (IPHab, which measures closed transactions) rose 16.5% year on year in Q2 2026, down from 17.8% in Q1 2026, while the number of completed transactions fell 6.4% year on year (INE, Q2 2026). At the same time, the implicit interest rate on housing loans in Portugal stood at 3.162% in August 2026 (INE), weighing on the mortgage-dependent commuter households that drive Almada’s domestic market.

When reading the chart above, note that the two series measure different things in slightly different periods: Almada’s +12.4% is the Q3 2026 change in asking prices on listings, whereas Portugal’s +16.5% is the Q2 2026 change in INE’s transaction-based index. Asking prices often adjust slowly when transaction volumes dip, which suggests buyers in late 2026 have more room to negotiate than they did a year ago.

What do apartments rent for in Almada, and what yield can an investor expect?

In Q3 2026, the average asking rent for an apartment in Almada stood at €18.0/m² per month, according to CASAFARI Area Insights (location id 1875). Rental listing data in Almada is thin, however, and must be read with care: the series ranged from €15.1/m² in Q1 2024 up to €23.6/m² in Q3 2025 before returning to €18.0/m² in Q3 2026. Because the 2025 spike reflects a small and mixed sample of coastal and urban listings rather than a true market shift, no year-on-year percentage change should be drawn from it.

For a firmer statistical anchor, the INE local rent statistics for Q1 2026 record a median rent on newly signed tenancy contracts in Almada municipality of €13.64/m² per month, well above the national median of €9.46/m². Portal asking rents (€18.0/m² in Q3 2026) typically sit above INE’s signed-contract median (€13.64/m² in Q1 2026) because advertised stock skews towards newly refurbished flats and coastal apartments, and because landlords often accept a slight discount to secure a reliable long-term tenant.

Comparing the Q3 2026 average asking rent (€18.0/m²) against the average asking sale price (€3,905.1/m²) gives an indicative gross rental yield of approximately 5.5% (12 × €18.0 ÷ €3,905.1). Investors evaluating opportunities through CASAFARI for investors should treat this 5.5% figure as indicative only—it is based on asking figures and a thin rental sample, before deducting municipal property tax (IMI), condominium charges, maintenance, income tax and vacancy.

Long-term rental demand is underpinned by three distinct groups: commuters working in central Lisbon, students and academic staff at the NOVA School of Science and Technology (FCT NOVA) campus in Caparica, and remote workers seeking coastal housing in Costa da Caparica.

Can you run a short-term rental in Costa da Caparica?

Short-term tourist lets (Alojamento Local, or AL) are concentrated heavily along the municipality's Atlantic strip. As of May 2026, Almada counted 1,777 registered Alojamento Local properties, with the largest concentration in Costa da Caparica and more than 500 registrations in the neighbouring parish of Charneca de Caparica e Sobreda, according to Público on Almada's forthcoming short-let regulation (21 May 2026).

Because registrations have crossed the 1,700 mark, the Câmara Municipal de Almada announced in May 2026 that it is drafting its first municipal regulation for Alojamento Local. While these municipal rules are not yet in force, any buyer whose financial model depends on short-term holiday lets in Costa da Caparica or Fonte da Telha should verify the exact status of the municipal regulation with a lawyer before signing a promissory contract.

One municipal measure is already active: under Regulamento n.º 125/2026, the Câmara Municipal de Almada tourist tax (Taxa Municipal Turística) charges €2 per guest per night, up to a maximum of five consecutive nights, for guests aged 13 and over.

What taxes and costs apply when buying in Almada?

Purchase taxes in Almada follow the national rules set out in our Portugal property guide, and apply equally to resident and non-resident buyers:

• Standard IMT (Property Transfer Tax) and Stamp Duty: For a permanent primary residence (habitação própria e permanente), purchases are exempt from IMT up to €106,346 on the 2026 tax scale, with progressive marginal rates applying above that threshold (Doutor Finanças, 2026). Stamp duty (Imposto do Selo) is charged at a flat 0.8% of the purchase price.
• IMT Jovem (Exemption for buyers aged 35 or under): Under Decreto-Lei n.º 48-A/2024, updated by the 2026 State Budget, first-time buyers aged 35 or under purchasing a permanent primary home receive a full exemption from both IMT and the 0.8% stamp duty on properties priced up to €330,539, and a partial exemption on the portion between €330,539 and €660,982, according to DECO Proteste on the IMT Jovem exemption. In Almada, where many two-bedroom apartments in Cova da Piedade, Laranjeiro and Feijó sit below €330,539, this tax break is a major driver of local demand.
• Ongoing taxes and purchase fees: Buyers should budget for notary and land-registry fees, legal representation, and annual municipal property tax (Imposto Municipal sobre Imóveis, or IMI).

Before making an offer, international buyers need a Portuguese tax number (NIF) and an independent property lawyer to verify the building's habitation licence (licença de utilização), land registry entry and condominium minutes. Portuguese banks lend to non-resident buyers, typically at lower loan-to-value ratios than for domestic residents.

Will the Almada waterfront regeneration change the market?

Walk along the riverfront between Cacilhas and Cova da Piedade and you look out over the vast, silent docks of the former Lisnave shipyard at Margueira. This site is the centrepiece of the Almada Nascente – Cidade da Água plan (Plano de Urbanização Almada Nascente – Cidade da Água), an urban masterplan covering 115 hectares—including the 50-hectare shipyard—with approximately 630,000 m² of gross building area planned for mixed residential, commercial, cultural and waterside use.

For property buyers, realism is essential. The urbanization plan has been in force since 2009, and while the Portuguese state formally released the land for urban use by decree-law in 2023, construction had not started as of 2026. If and when works begin, the adjoining neighbourhoods of Cacilhas, Cova da Piedade and Almada centre stand to gain the most from new riverfront infrastructure. Until diggers are on site, however, buyers should treat Cidade da Água as long-term upside with delivery risk, never as a reason to pay a premium today.

How to check Almada prices yourself with CASAFARI

Every listing-based figure in this guide comes directly from CASAFARI’s live database and can be checked or updated at any time.

Inside the web application, Area Insights, where the Almada price series comes from, displays quarterly asking-price and rental trends for Almada (location id 1875) and its constituent parishes, automatically excluding statistical outliers so a single luxury villa in Aroeira does not distort apartment averages. When you are ready to move from market research to an active search, Property Sourcing aggregates newly listed and historic stock across every Portuguese portal into a single deduplicated view, while Comparables and the valuation and market study tools value a specific flat against active and historic listings on the same street.

For developers, analysts and investment teams building their own models, the Area Insights documentation on developers.casafari.com and the Comparables and valuation API documentation return the exact time series shown in the charts above, while Casafari MCP connects the same market data directly to an AI assistant. You can create an account on the CASAFARI platform to explore Almada’s parishes and run your first property valuation today.