# Leitstern Lisbon Estates — lisbon.house

> An independent, source-cited guide to buying a home in the municipality of Lisbon, Portugal, for international buyers. On request, our property experts select homes that match the buyer's brief; no listings are published. INE sale prices for the city and its 24 parishes, eight areas compared, the cost of buying, Lisbon's short-term rental (Alojamento Local) rules and two calculators. Every figure carries its source and period.

Key facts (as of 30 October 2026): median sale price of homes in Lisbon €5,192/m² in the 12 months to June 2026 (INE), +14.7% year on year (+15.2% in the 12 months to March 2026); €5,299/m² in the second quarter of 2026 alone (INE release of 23 October 2026). Parish medians run from €3,850/m² in Santa Clara to €7,254/m² in Santo António (12 months to June 2026). Buyers domiciled abroad paid a median €6,325/m² against €5,000/m² for buyers domiciled in Portugal (+26.5%, city level, 12 months to March 2026). INE's next release, with Q3 2026, is expected in January 2027. IMI in Lisbon 0.3% of the tax value (2025 tax year, paid in 2026). Since 25 May 2026 a buyer who is not and has never been tax-resident in Portugal pays a flat 7.5% IMT on the whole price of a home intended exclusively for housing (Decreto-Lei 97/2026). Lisbon's Alojamento Local regulation (RMAL, Aviso n.º 29926-A/2025/2) has been in force since 6 December 2025; Santa Maria Maior, Misericórdia and Santo António accept no new short-let registrations.

Operated by **Leitstern Unipessoal LDA** (NIPC 517690683 · VAT PT517690683), Estrada de Santa Maria, 53, 2705-559 São João das Lampas, Portugal — part of the .house network (https://leitstern.pt/businesses/real-estate.html).

Contact: ola@lisbon.house · Home page also in German (https://lisbon.house/de/), French (https://lisbon.house/fr/), Dutch (https://lisbon.house/nl/), Russian (https://lisbon.house/ru/) · Areas, guides, calculators, price index, legal notice and privacy policy also in German, French, Dutch, Russian, at the same paths under the /de/, /fr/, /nl/, /ru/ prefixes (e.g. https://lisbon.house/de/areas/belem/)

## Data
- [Lisbon property price index — Q2 2026](https://lisbon.house/data/lisbon-property-index/): INE 12-month median €/m² of dwelling sales for Lisbon and its 24 parishes, quarterly Q4 2021–Q2 2026, with Cascais, Oeiras, Sintra, Loures, Odivelas, Amadora, Greater Lisbon and Portugal; findings, method, CSV download (https://lisbon.house/data/lisbon-property-index/lisbon-ine-median-price-m2.csv). Also in RU: https://lisbon.house/ru/data/lisbon-property-index/, DE: https://lisbon.house/de/data/lisbon-property-index/, FR: https://lisbon.house/fr/data/lisbon-property-index/, NL: https://lisbon.house/nl/data/lisbon-property-index/. Homes in Lisbon sold for a median €5,192/m² over the year to June 2026, according to INE: up 14.7% on the previous twelve months, a little slower than a quarter earlier, and still higher than anywhere else in the Lisbon region. Split across the 24 parishes, the figure stretches from Santa Clara's €3,850/m² up to €7,254/m² in Santo António. Because INE counts what buyers paid on completion rather than what sellers advertise, these numbers make a sound benchmark for testing an offer. The next refresh follows INE's release in January 2027.
- [Индекс цен на жильё в Лиссабоне (INE), RU](https://lisbon.house/ru/data/lisbon-property-index/): По данным INE, медиана цены продажи жилья в Лиссабоне за 12 месяцев до июня 2026 года составила 5 192 €/м² — на 14,7 % больше, чем годом ранее (рост чуть медленнее, чем кварталом раньше), и выше, чем где-либо в Лиссабонском регионе. По 24 приходам города медиана колеблется от 3 850 €/м² (Санта-Клара) до 7 254 €/м² (Санту-Антониу). Это цены завершённых сделок, а не цены из объявлений, поэтому по ним удобно проверять любое предложение. Страница обновляется после следующей публикации INE в январе 2027 года.

## Calculators
- [Purchase costs calculator](https://lisbon.house/tools/purchase-costs-calculator/): A 90 m² flat at the INE median for Lisbon (€5,192/m², 12 months to June 2026) costs €467,280, and the taxes and fees on top come to about 7–10% of that. IMT alone is €23,619 for a resident buying a main home and €35,046 for a buyer who has never been tax-resident in Portugal, who pays a single 7.5%. Type in your own price for your figures. Also in DE: https://lisbon.house/de/tools/purchase-costs-calculator/, FR: https://lisbon.house/fr/tools/purchase-costs-calculator/, NL: https://lisbon.house/nl/tools/purchase-costs-calculator/, RU: https://lisbon.house/ru/tools/purchase-costs-calculator/.
- [Rent or buy calculator](https://lisbon.house/tools/rent-or-buy-calculator/): An 80 m² home in Lisbon costs about €415,360 at the INE sale median (€5,192/m², 12 months to June 2026) or about €1,423 a month to rent at the median for new leases (€17.79/m², 2nd quarter 2026). With 20% down, a 4.5% mortgage and flat prices, renting is about €53,599 cheaper over ten years and buying only comes out ahead in year 18. Enter your own figures to see your break-even year. Also in DE: https://lisbon.house/de/tools/rent-or-buy-calculator/, FR: https://lisbon.house/fr/tools/rent-or-buy-calculator/, NL: https://lisbon.house/nl/tools/rent-or-buy-calculator/, RU: https://lisbon.house/ru/tools/rent-or-buy-calculator/.

## Guides
- [Short-term letting (Alojamento Local) in Lisbon: the 2026 rules](https://lisbon.house/guides/short-term-rental-lisbon-al-rules/): Lisbon's Alojamento Local regulation (RMAL, Aviso n.º 29926-A/2025/2), in force since 6 December 2025, bars new registrations in Santa Maria Maior, Misericórdia and Santo António, where short lets equalled 66.9%, 43.8% and 25.1% of permanent dwellings. São Vicente, Arroios and Estrela were closed too and were reported in April 2026 to have moved to relative containment. Inside a containment area, the RMAL says a sale ends an existing registration.
- [Where to buy in Lisbon: eight areas compared (2026)](https://lisbon.house/guides/best-areas-lisbon/): Homes in Lisbon sold for a median €5,192/m² in the 12 months to June 2026 (INE), up 14.7% on a year earlier. Of the eight areas compared here, Santo António is the dearest at €7,254/m² and Santa Maria Maior the least expensive at €5,200/m²; Avenidas Novas rose fastest, by 23.8%. Three of the eight parishes accept no new short-let registrations.
- [The cost of buying a home in Lisbon (2026)](https://lisbon.house/guides/cost-of-buying-property-lisbon/): A 100 m² home at Lisbon's median of €5,192/m² (INE, 12 months to June 2026) costs €519,200, and buying it adds about €32,300 in tax and registry costs for a permanent home, €33,400 for a second home and €43,500 for a non-resident paying the flat 7.5% IMT, before lawyer's fees. Each year, IMI is 0.3% of the tax value, not of the price.

## Areas
- [Alfama & Baixa (parish: Santa Maria Maior)](https://lisbon.house/areas/santa-maria-maior/): Alfama, the Baixa, the Castelo and Mouraria make up the parish of Santa Maria Maior, where the median sale price was €5,200/m² (INE, 12 months to June 2026), almost level with the city's €5,192/m². Over the year it rose 6.4%, well behind the city's 14.7%; in INE's previous release it had been one of only two Lisbon parishes where the median slipped.
- [Chiado & Bairro Alto (parish: Misericórdia)](https://lisbon.house/areas/misericordia/): Chiado, Bairro Alto, Bica, Santa Catarina and Cais do Sodré form the parish of Misericórdia, where the median sale price was €6,014/m² (INE, 12 months to June 2026), up 12.6% on a year earlier and above the city's €5,192/m². This is the address most foreign buyers picture, and the one where noise and short-let rules need checking first.
- [Príncipe Real & Avenida (parish: Santo António)](https://lisbon.house/areas/santo-antonio/): Príncipe Real, the Avenida da Liberdade and Rato make up the parish of Santo António, where the median sale price was €7,254/m² (INE, 12 months to June 2026), the highest of Lisbon's 24 parishes and 20.3% up on a year earlier. That is about 40% above the municipal median of €5,192/m².
- [Lapa & Santos (parish: Estrela)](https://lisbon.house/areas/estrela/): Lapa, Santos, Madragoa and the streets around the Basílica make up the parish of Estrela, where the median sale price was €5,770/m² (INE, 12 months to June 2026), up 5.2% on a year earlier and above the city's €5,192/m². The parish has never had a metro station; two are due on the Circular line in early 2027.
- [Avenidas Novas (parish: Avenidas Novas)](https://lisbon.house/areas/avenidas-novas/): Avenidas Novas recorded a median sale price of €6,144/m² in the 12 months to June 2026 (INE, parish level), third in Lisbon and up 23.8% on a year earlier, the fastest rise of the city's 24 parishes. It is the planned grid of broad avenues around Saldanha, Campo Pequeno and the Gulbenkian, where level streets, lifts and the city's densest metro coverage come with traffic and office life.
- [Campo de Ourique (parish: Campo de Ourique)](https://lisbon.house/areas/campo-de-ourique/): Campo de Ourique recorded a median sale price of €6,055/m² in the 12 months to June 2026 (INE, parish level), fourth in Lisbon and 9.5% higher than a year earlier. The parish is a level grid of streets on a plateau west of the centre, with a busy market, independent shops and an international school, but as yet no metro station.
- [Belém & Restelo (parish: Belém)](https://lisbon.house/areas/belem/): Belém, the parish that also covers Restelo, recorded a median sale price of €5,889/m² in the 12 months to June 2026 (INE, parish level), up 22.9% on a year earlier and sixth of Lisbon's 24 parishes. It pairs a monumental riverfront with the quiet residential plateau of Restelo, where houses with gardens and two international school campuses draw families.
- [Parque das Nações (parish: Parque das Nações)](https://lisbon.house/areas/parque-das-nacoes/): Parque das Nações recorded a median sale price of €6,269/m² in the 12 months to June 2026 (INE, parish level), second only to Santo António in Lisbon and up 7.3% on a year earlier. Built for Expo 98 on former industrial land by the Tagus, it offers modern buildings, level riverside promenades and the Oriente interchange a few minutes from the airport.

## About
- Leitstern Lisbon Estates is an independent, source-cited guide for people buying a home in the municipality of Lisbon. We work for the buyer, never for the seller. The site publishes no listings; on request, our property experts select homes that match the buyer's brief. In Portugal the seller normally pays the estate-agent commission, under the contract signed with the agent marketing the home.
- Not covered here: Portuguese mortgages and residency visas are covered by our sister site https://sintra.house/.
- Legal notice & disclaimer: https://lisbon.house/legal/ — operated by Leitstern Unipessoal LDA (NIPC 517690683); all content is general information checked against official sources on the date shown on each page, not legal, tax, financial or mortgage advice.
- Privacy & cookies: https://lisbon.house/privacy/ — controller Leitstern Unipessoal LDA; enquiries are used to answer the request and, when it helps the request, contact details may be passed to vetted partner service providers such as lawyers, mortgage intermediaries or licensed real estate professionals (say so if you prefer not); personal data is never sold; Google Analytics runs only after consent; fonts are self-hosted.

## How we work
What the site and the team do for a buyer:
- Data: the INE price index for Lisbon and its 24 parishes, with sources, method and a CSV download.
- Guides: eight areas compared on price, metro and short-let status; the cost of buying; the Alojamento Local rules. Each guide shows its sources and the date it was last checked.
- Calculators: purchase costs (IMT, stamp duty, registration, lawyer) and rent or buy, both starting from Lisbon's INE medians and the 2026 tax rules.
- Answers to enquiries: send a brief (budget, areas, must-haves, timing, how the purchase will be funded) and we reply personally with the parish figures, rules and costs that apply, homes that match the brief, selected by our property experts, and the next steps.
- The route to the deed, explained step by step: the areas, prices and homes that fit the brief → viewings in person or by video, with what to check → due diligence by an independent Portuguese lawyer (land registry, licences, debts) → the CPCV promissory contract and its deposit, deadlines and penalties → the deed (escritura), IMT and stamp duty paid and the home registered in your name.
- On request, an introduction to an independent Portuguese lawyer.

## Who we serve
International private buyers looking at a home to live in, a second home or a buy-to-let in the municipality of Lisbon, often while still living in another country.

## The .house network
One site per market, because buyers search for a place, not for a country. Hub: https://leitstern.pt/
- Sintra — https://sintra.house/ (also Portugal-wide topics such as mortgages and residency visas)
- Cascais — https://cascais.house/

## Group
The .house network is one of the businesses of Leitstern Unipessoal LDA. The others are Laydox (https://laydox.com, desktop publishing and OCR for language service providers) and Cume (https://cume.pt, a renovation quotation marketplace in Greater Lisbon). Group overview: https://leitstern.pt/ — this business: https://leitstern.pt/businesses/real-estate.html