Affordable rent · RSAA
Affordable rent in Chaves: RSAA rent ceilings
Under the RSAA, the monthly rent in Chaves cannot exceed €242 for a T0, €310 for a T1, €403 for a T2 or €496 for a T3. In return, the rent is exempt from IRS.
- Official source: Diário da República
- Portaria n.º 454/2026/1
- Data of 22 October 2026
Key figures
Monthly ceilings in Chaves
The T2 ceiling ranks 196th highest of 308 municipalities and 3rd of 14 in the Vila Real district.
- T0, maximum rent per month
- €242
- T1, maximum rent per month
- €310
- T2, maximum rent per month
- €403
- T3, maximum rent per month
- €496
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Chaves
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €242 | €266.20 | €266.20 | €290.40 |
| T1 | €310 | €341 | €341 | €372 |
| T2 | €403 | €443.30 | €443.30 | €483.60 |
| T3 | €496 | €545.60 | €545.60 | €595.20 |
| T4 | €543 | €597.30 | €597.30 | €651.60 |
| T5 | €636 | €699.60 | €699.60 | €763.20 |
Cumulative uplifts (art. 2(4)). Above T5, add €50 per bedroom beyond the fifth: a T6 has a ceiling of €686.
The ceiling against the Chaves market
The T2 ceiling (€403) is 4% below the market estimate: letting at the ceiling costs the landlord about €17 a month. The quartiles of the T2 estimate run from €330 to €540: the ceiling sits between the 1st quartile and the median. With private parking and class A or A+, the T2 ceiling rises to €483.60 and covers the estimate.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 310 | 325 | −5 % | 6.46 | 6.77 |
| T2 · 85 m² | 403 | 420 | −4 % | 4.74 | 4.94 |
| T3 · 115 m² | 496 | 545 | −9 % | 4.31 | 4.74 |
Aluseg estimate, not an official figure: INE median of €5.17/m² (2025, 579 new leases) × INE size ratio for Alto Tâmega e Barroso × reference floor area. See the Chaves rental market.
The ceiling against income in Chaves
A person on the median income in Chaves receives €950 a month after income tax (INE, 2024). The T2 ceiling (€403) takes 42 % of that income, against 44 % for the market rent (€420). For a couple on two median incomes, 21 % against 22 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Chaves?
Ask the landlord whether the lease will be in the RSAA (they file it with the IHRU, art. 6) and check the advert: up to €310 for a T1, €403 for a T2.
IRS saved at the ceiling in Chaves
A T2 in Chaves let at the ceiling earns €4,836 a year. Outside the RSAA, IRS on that gross rent would reach €1,209 (25% rate) or €483.60 (10% rate, for rents up to €2,300 a month). Under the RSAA, the tax is €0.
| Size | Rent at the ceiling (€/month) | Rent per year (€) | IRS at 25% (€/year) | IRS at 10% (€/year) | IRS under the RSAA (€/year) |
|---|---|---|---|---|---|
| T0 | 242 | 2,904 | 726 | 290.40 | 0 |
| T1 | 310 | 3,720 | 930 | 372 | 0 |
| T2 | 403 | 4,836 | 1,209 | 483.60 | 0 |
| T3 | 496 | 5,952 | 1,488 | 595.20 | 0 |
| T4 | 543 | 6,516 | 1,629 | 651.60 | 0 |
| T5 | 636 | 7,632 | 1,908 | 763.20 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Vila Real district
Chaves has the 3rd highest T2 ceiling of 14 municipalities in the Vila Real district. The highest is Vila Real (€504) and the lowest is Vila Pouca de Aguiar (€392). The district median is €392: Chaves is 3% above the median.
| Municipality | T0 (€/month) | T1 (€/month) | T2 (€/month) | T3 (€/month) | T2 market, est. (€/month) | Difference |
|---|---|---|---|---|---|---|
| Vila Real | 280 | 392 | 504 | 587 | 530 | −5 % |
| Mondim de Basto | 280 | 359 | 467 | 575 | 345 | +35 % |
| Chaves | 242 | 310 | 403 | 496 | 420 | −4 % |
| Alijó | 224 | 308 | 392 | 475 | 285 | +38 % |
| Boticas | 224 | 308 | 392 | 475 | – | – |
| Mesão Frio | 224 | 308 | 392 | 475 | – | – |
| Montalegre | 224 | 308 | 392 | 475 | – | – |
| Murça | 224 | 308 | 392 | 475 | – | – |
| Peso da Régua | 224 | 308 | 392 | 475 | 435 | −10 % |
| Ribeira de Pena | 224 | 308 | 392 | 475 | – | – |
| Sabrosa | 224 | 308 | 392 | 475 | – | – |
| Santa Marta de Penaguião | 224 | 308 | 392 | 475 | – | – |
| Valpaços | 224 | 308 | 392 | 475 | 285 | +38 % |
| Vila Pouca de Aguiar | 224 | 308 | 392 | 475 | 305 | +29 % |
From the highest T2 ceiling to the lowest. Market: Aluseg estimate from INE data; – = no data.
Rent under the RSAA with everything in order
Lease, Tax Authority and rent receipts in a free account.
FAQ: affordable rent in Chaves
What is the maximum rent for a T2 in Chaves under the RSAA?
€403 a month, the 196th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €443.30; with both, to €483.60.
Is the T2 ceiling in Chaves above or below the market rent?
It is 4% below the Aluseg estimate for an 85 m² T2, about €420 a month (INE, 2025).
How do I get the IRS exemption?
Report the lease to the Tax Authority and file it with the IHRU by 15 January of the following year. See the RSAA guide.
What if the rent goes over the ceiling?
The exemption is lost from the breach and the tax is settled with compensatory interest (art. 7 of annex III).
Sources and methodology
Source: Portaria n.º 454/2026/1, de 13 de outubro (PDF) and Decree-Law 97/2026, annex III, read on 22 October 2026. Uplifts calculated by us (art. 2(4)). For information only, not legal or tax advice.