Lisbon, Portugal · Property experts on the buyer's side
Lisbon real estate — an independent, source-cited guide to buying a home
We work for you as the buyer, never for the seller. Leitstern Lisbon Estates sets out what homes actually sell for in each parish, which areas still allow short lets, how the metro reaches each of them and what the purchase will cost before you make an offer. On request, our property experts select homes that match your brief.
In short. Homes in the municipality of Lisbon sold for a median €5,192/m² in the 12 months to June 2026 (INE), 14.7% more than a year earlier. Across the 24 parishes the median ran from €3,850/m² in Santa Clara to €7,254/m² in Santo António, and three central parishes accept no new short-let registrations. Leitstern Lisbon Estates is an independent, source-cited guide for buyers: areas, prices, purchase costs, short-let rules and the steps to the deed; on request, our property experts select homes that match your brief.
Lisbon in five numbers
Sources: INE, Estatísticas de Preços da Habitação ao nível local, release of 23 October 2026, 12 months to June 2026 (buyers' domicile: 12 months to March 2026; next release expected in January 2027) · Lisbon Alojamento Local regulation (RMAL), Aviso n.º 29926-A/2025/2, in force since 6 December 2025.
Explore by area
Lisbon, area by area
INE publishes prices for parishes, not neighbourhoods, so each area below carries the median of its parish. In the 12 months to June 2026 the eight ran from €5,200/m² in Santa Maria Maior to €7,254/m² in Santo António, against €5,192/m² for the city.
How the eight compare on price, transport, schools and short-let status: where to buy in Lisbon.
Figures: INE median sale price per m², parish level, 12 months to June 2026, and change on the 12 months to June 2025.
Short lets (AL)
Can you let a Lisbon home to visitors?
Only in some parishes. Lisbon's Alojamento Local regulation (RMAL, Aviso n.º 29926-A/2025/2) has been in force since 6 December 2025, and Santa Maria Maior, Misericórdia and Santo António are in absolute containment, so no new registration is issued there. São Vicente, Arroios and Estrela were reported in April 2026 to have moved to relative containment, though no formal publication or street list has appeared.
Inside a containment area, the RMAL says a sale ends the flat's existing registration. Do not price a home on letting income until its exact address has been checked.
- Absolute containmentSanta Maria Maior (Alfama, Baixa), Misericórdia (Chiado, Bairro Alto), Santo António (Príncipe Real, Avenida)
- Relative containment, reported April 2026São Vicente, Arroios, Estrela (Lapa, Santos); not formally published
- Reported to have left containmentAvenidas Novas, April 2026; not formally published
- No parish-level containmentCampo de Ourique, Belém, Parque das Nações; confirm the exact address
Registrations, ratios, what happens on a sale and when a long lease is the better plan: Lisbon's AL rules for 2026.
Getting around
How well does the metro serve each area?
Very unevenly. Avenidas Novas has six stations and Santa Maria Maior five, while Estrela and Campo de Ourique have none yet and Belém relies on the CP riverside train to Cais do Sodré.
To the airport. The Red line runs from Saldanha and São Sebastião straight to Aeroporto, about 20 minutes (estimate), and Oriente in Parque das Nações is three stops away. Oriente is also the station for Alfa Pendular and Intercidades trains to Porto and the Algarve.
Circular line. New stations at Estrela and Santos will link Rato with Cais do Sodré. Metro de Lisboa confirmed completion for the first quarter of 2027 to Parliament on 31 March 2026, more than three years late, so treat it as a target.
Red line to Alcântara. The planned extension includes a station at Campo de Ourique, with operation given for 2030; as of July 2026 construction had not started.
Low-emission zone. The Baixa and the Avenida da Liberdade form zone 1: Euro 3 minimum on weekdays from 07:00 to 21:00.
| Area | Metro | Airport by car |
|---|---|---|
| Alfama & Baixa | 5 stations | ~20 min |
| Chiado & Bairro Alto | 2 stations | ~20 min |
| Príncipe Real & Avenida | 4 stations | ~15 min |
| Lapa & Santos | None yet, ~15 min walk | ~25 min |
| Avenidas Novas | 6 stations | ~15 min |
| Campo de Ourique | None yet, ~15 min walk | ~20 min |
| Belém & Restelo | Train only | ~25 min |
| Parque das Nações | 3 stations, Red line | ~10 min |
Calculators
Work out your own figures
Both calculators start from Lisbon's INE medians and the 2026 tax rules, and you can enter any price.
Guides
Guides for buying in Lisbon
Written for international buyers, each with its sources and the date it was last checked.
Property types
What we handle
We advise on every kind of purchase in the municipality, from a first flat near a metro station to a building that needs work.
How we work
How does buying with us work?
We act for you, the buyer, from the first call to the day you get the keys. The route has six steps, and you know what each of them costs before you make an offer.
Costs on the table first. A 100 m² home at Lisbon's median of €5,192/m² costs €519,200; buying it adds about €32,300 in tax and registry costs as a permanent home, €33,400 as a second home and €43,500 for a non-resident paying the flat 7.5% IMT, before the lawyer. We go through the figures for your case before you commit.
Who pays the sales commission? In Portugal it is normally the seller, under the contract they signed with the agent marketing the home.
- Your briefBudget, areas, must-haves, timing and how the purchase will be funded.
- Areas, prices and homesThe parishes that fit the brief, set against their INE medians, the metro and the short-let rules, and a selection of homes chosen by our property experts.
- ViewingsIn person or by video call, with notes on what the listing leaves out.
- Lawyer and due diligenceAn independent Portuguese lawyer checks the land registry, licences and any debts; we keep the process moving.
- CPCVThe promissory contract, usually with a deposit: terms, deadlines and penalties explained before you sign.
- Deed (escritura)IMT and stamp duty paid, the deed signed and the home registered in your name.
FAQ
Buying in Lisbon: common questions
Short answers with the figures and their sources.
Get in touch
Tell us what you are looking for in Lisbon
Tell us what you are looking for; we reply personally with the relevant data and next steps for your areas and budget, and our property experts select homes that match your brief.
Email
ola@lisbon.house
Region
Lisbon (24 parishes), Portugal
Your brief
General information, not legal, tax, financial or mortgage advice. Rules, rates and prices change: check the date on this page and confirm your case with a Portuguese lawyer, tax adviser or bank before you decide. Legal notice and disclaimer.