01
First in the city
At €7,254/m² in the 12 months to June 2026, Santo António has Lisbon's highest parish median, ahead of Parque das Nações (€6,269/m²) and Avenidas Novas (€6,144/m²), all INE. A year earlier it stood at €6,031/m².
Buying property in Príncipe Real & Avenida
The boulevard, the palacete quarter round the garden, and the quieter streets of Rato: Lisbon's most expensive parish.
In short. Santo António, the parish of Príncipe Real, the Avenida da Liberdade and Rato, had Lisbon's highest median sale price at €7,254/m² in the 12 months to June 2026 (INE, parish level), up 20.3% on a year earlier. Four metro stations serve it, and Rato will start the Circular line. The parish is in absolute short-let containment, so no new AL registration is issued.
€7,254Parish median / m² (INE)
4 stationsmetro and train
~15 minto the airport by car
~10 min walkto Rossio and the Baixa
INE median sale price per m², 12 months to June 2026, for the whole parish of Santo António (Avenida da Liberdade, Príncipe Real, Rato, Amoreiras, São Mamede and Coração de Jesus); INE does not measure Príncipe Real separately. A year earlier the parish median was €6,031/m² (INE, 12 months to June 2025). Lisbon municipality: €5,192/m². Metro: Metro de Lisboa network map; Restauradores, Avenida, Marquês de Pombal and Rato lie in or on the edge of the parish. Airport: approximate off-peak drive from the Marquês de Pombal to Humberto Delgado (rome2rio, approx.). Centre: walking time from the lower Avenida to Rossio, approximate; from Príncipe Real allow about 15 minutes downhill.
Life in Príncipe Real & Avenida
Why buyers choose Príncipe Real & Avenida
Santo António stretches from Restauradores up the Avenida da Liberdade to the Marquês de Pombal, and west over the ridge to Príncipe Real, Rato and the Amoreiras. It combines three quite different places: a wide commercial boulevard, a 19th-century residential quarter of palacetes and gardens, and calmer streets of apartment buildings towards Rato. The Avenida and the Marquês also make this one of the best-connected parishes in the city by metro, which partly explains why it tops the INE ranking.
02
Three addresses on one hill
The Avenida da Liberdade, laid out from 1879, is a broad boulevard of shops and offices with some flats above. Príncipe Real, uphill, is the palacete quarter around its garden and great cedar. Rato and the Amoreiras, to the west, are quieter and more residential.
03
Short lets closed
The parish is in absolute containment under Lisbon's RMAL, with short lets equal to 25.1% of permanent dwellings when the regulation took effect on 6 December 2025. No new registration is issued, and under the RMAL a sale in a containment area causes an existing one to lapse; registrations older than the regulation may be treated differently, so check the specific case.
04
Cameras on the Avenida
The strictest band of the low-emission zone covers the Avenida and the Baixa, Euro 3 minimum on weekdays from 07:00 to 21:00. The rules date from 2015; what changes in 2026 is automatic number-plate enforcement.
Where it is
Príncipe Real & Avenida on the map
Santo António occupies the valley of the Avenida da Liberdade and the ridge to its west, from Restauradores in the south to the Marquês de Pombal and the foot of Parque Eduardo VII in the north. Misericórdia and Bairro Alto lie downhill to the south, Campo de Ourique and Campolide to the west, Avenidas Novas beyond the Marquês.
Nearby
Points of interest around Príncipe Real & Avenida
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Avenida da Liberdade
Boulevard of about 90 metres' width laid out from 1879 on the site of the old Passeio Público, with tree-lined side alleys and mosaic pavements.
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Jardim do Príncipe Real
Officially Jardim França Borges, a 19th-century garden known for the wide cedar trained over a metal frame and the reservoir beneath it.
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Jardim Botânico de Lisboa
The University of Lisbon's botanical garden on Rua da Escola Politécnica, planted from 1873 on the hillside below the Museu Nacional de História Natural.
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Mãe d'Água das Amoreiras
The reservoir at the end of the Águas Livres Aqueduct, completed in 1834 and now part of the Museu da Água.
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Cinema São Jorge
Cinema on the Avenida opened in 1950, now a municipal venue for festivals and screenings.
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Praça Marquês de Pombal
Roundabout at the top of the Avenida, with the monument to the Marquis inaugurated in 1934 and the main interchange of the Blue and Yellow lines below.
Getting around
Infrastructure & access
The Blue line runs under the Avenida with stations at Restauradores, Avenida and Marquês de Pombal, where it meets the Yellow line; Rato, the Yellow line terminus, sits on the western side of the parish and will be the start of the Circular line to Cais do Sodré, whose completion is published for the first quarter of 2027. Buses run along the Avenida's central carriageway and the Rua da Escola Politécnica. The Avenida and the Baixa form zone 1 of the low-emission zone (Euro 3, weekdays 07:00–21:00); the rest of the parish is in zone 2 (Euro 2). Fully electric and certified historic vehicles are exempt. The Hospital de Santa Marta, a public hospital known for cardiology, is on Rua de Santa Marta within the parish, and São José is a few minutes east.
- MetroRestauradores, Avenida, Marquês de Pombal, Rato
- LinesBlue and Yellow; Circular from Rato (Q1 2027, published)
- TrainRossio station · Sintra line, ~10 min walk
- Low-emission zoneZone 1 on the Avenida, zone 2 elsewhere
- ParkingScarce; garage spaces often sold separately
- International schoolsLycée Français (Campolide), Redbridge, PaRK Praça de Espanha
Schools & family
Education
The Lycée Français Charles Lepierre, on Avenida Engenheiro Duarte Pacheco in Campolide, is the closest international school, a short drive or bus ride west of Rato. Redbridge International School in Campo de Ourique teaches a trilingual programme, PaRK International School at Praça de Espanha a bilingual one, and the British School of Lisbon is downhill at Cais do Sodré. The Deutsche Schule Lissabon is in Telheiras, reachable on the Yellow line from Marquês de Pombal or Rato with a change. Public school places follow the registered home address via the Portal das Matrículas, with Português Língua Não Materna support available for pupils new to the language.
Homes
What you can buy in Príncipe Real & Avenida
On the Avenida itself, residential floors sit above shops and offices in late-19th- and 20th-century buildings and in a number of newer developments behind retained façades. Príncipe Real has the parish's palacetes, some still single houses with gardens, others divided into large apartments, alongside rehabilitated period buildings with high ceilings and balconies. Rato and the Amoreiras add mid-20th-century blocks with lifts and, in places, garages. Prices at the top of the market here sit well above the parish median, and the luxury segment is concentrated around the garden and the upper Avenida.
Before you buy
What to check in Príncipe Real & Avenida
If you are bringing a car, check whether the address is in zone 1 of the low-emission zone and the vehicle's Euro class, because automatic enforcement is arriving in 2026. On the Avenida, visit at rush hour to judge traffic noise, and look at the commercial uses in the building. Parking is frequently sold as a separate unit, so confirm what is registered with the flat. For a palacete or listed building, find out what the heritage classification permits before planning any layout change. Short lets are not an option for new registrations, and a sale in a containment area makes an existing one lapse under Lisbon's RMAL. IMI in Lisbon was set at the legal minimum of 0.3% for the 2025 tax year, paid in 2026; above €600,000 of residential value per person, AIMI applies on top.
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FAQ
Príncipe Real & Avenida — common questions
Yes, on INE's sale data: its median was €7,254/m² in the 12 months to June 2026, first of 24 parishes, ahead of Parque das Nações at €6,269/m² and Avenidas Novas at €6,144/m² (INE, parish level). INE publishes nothing for Príncipe Real or the Avenida separately.
Not with a new registration. Santo António has been in absolute containment under Lisbon's RMAL since 6 December 2025, at a ratio of 25.1% against a 10% threshold. Under the RMAL a sale in a containment area causes an existing registration to lapse; how far that reaches pre-regulation registrations is debated, so take written legal advice.
Possibly. The Avenida and Baixa require at least Euro 3 and the rest of the central area Euro 2, on weekdays from 07:00 to 21:00, with no restriction at weekends or on holidays. Electric and certified historic vehicles are exempt; automatic camera enforcement is being rolled out in 2026.
The parish median rose from €6,031/m² in the 12 months to June 2025 to €7,254/m² in the 12 months to June 2026, an increase of 20.3% (INE). The Lisbon median rose 14.7% over the same period.
Rato, on the parish's western side, is the starting point of the Circular line, which will link it to Cais do Sodré via new stations at Estrela and Santos. Metro de Lisboa's published completion is the first quarter of 2027, after repeated delays, so treat the date as the current target rather than a certainty.
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Region
Lisbon (24 parishes), Portugal
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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.