Affordable rent · RSAA
Affordable rent in Coimbra: RSAA rent ceilings
Under the RSAA, the monthly rent in Coimbra cannot exceed €426 for a T0, €546 for a T1, €711 for a T2 or €875 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
Photo: Olarcos · Public domain · Wikimedia Commons
Key figures
Monthly ceilings in Coimbra
The T2 ceiling ranks 45th highest of 308 municipalities and 1st of 17 in the Coimbra district.
- T0, maximum rent per month
- €426
- T1, maximum rent per month
- €546
- T2, maximum rent per month
- €711
- T3, maximum rent per month
- €875
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Coimbra
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €426 | €468.60 | €468.60 | €511.20 |
| T1 | €546 | €600.60 | €600.60 | €655.20 |
| T2 | €711 | €782.10 | €782.10 | €853.20 |
| T3 | €875 | €962.50 | €962.50 | €1,050 |
| T4 | €957 | €1,052.70 | €1,052.70 | €1,148.40 |
| T5 | €1,122 | €1,234.20 | €1,234.20 | €1,346.40 |
Cumulative uplifts (art. 2(4)). Above T5, add €75 per bedroom beyond the fifth: a T6 has a ceiling of €1,197.
The ceiling against the Coimbra market
The T2 ceiling (€711) is 8% below the market estimate: letting at the ceiling costs the landlord about €59 a month. The quartiles of the T2 estimate run from €555 to €980: the ceiling sits between the 1st quartile and the median. With private parking and class A or A+, the T2 ceiling rises to €853.20 and covers the estimate.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 546 | 550 | −1 % | 11.38 | 11.46 |
| T2 · 85 m² | 711 | 770 | −8 % | 8.36 | 9.06 |
| T3 · 115 m² | 875 | 845 | +4 % | 7.61 | 7.35 |
Aluseg estimate, not an official figure: INE median of €9.19/m² (2025, 3,167 new leases) × INE size ratio of the municipality itself × reference floor area. See the Coimbra rental market.
The ceiling against income in Coimbra
A person on the median income in Coimbra receives €1,199 a month after income tax (INE, 2024). The T2 ceiling (€711) takes 59 % of that income, against 64 % for the market rent (€770). For a couple on two median incomes, 30 % against 32 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Coimbra?
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 €546 for a T1, €711 for a T2.
Municipal programme
Municipal Affordable Rent Programme, being drafted (Programa Municipal de Arrendamento Acessível, em elaboração)
A municipal programme being drafted, aimed at households that cannot access subsidised rental housing and cannot find a rent in line with their income on the market; the regulation is not yet in force.
Information checked on 22/10/2026 on the official website: see the official page.
IRS saved at the ceiling in Coimbra
A T2 in Coimbra let at the ceiling earns €8,532 a year. Outside the RSAA, IRS on that gross rent would reach €2,133 (25% rate) or €853.20 (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 | 426 | 5,112 | 1,278 | 511.20 | 0 |
| T1 | 546 | 6,552 | 1,638 | 655.20 | 0 |
| T2 | 711 | 8,532 | 2,133 | 853.20 | 0 |
| T3 | 875 | 10,500 | 2,625 | 1,050 | 0 |
| T4 | 957 | 11,484 | 2,871 | 1,148.40 | 0 |
| T5 | 1,122 | 13,464 | 3,366 | 1,346.40 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Coimbra district
Coimbra has the 1st highest T2 ceiling of 17 municipalities in the Coimbra district. It is the highest in the district, €103 above Figueira da Foz. The lowest is Vila Nova de Poiares (€392). The district median is €475: Coimbra is 50% above the median.
| Municipality | T0 (€/month) | T1 (€/month) | T2 (€/month) | T3 (€/month) | T2 market, est. (€/month) | Difference |
|---|---|---|---|---|---|---|
| Coimbra | 426 | 546 | 711 | 875 | 770 | −8 % |
| Figueira da Foz | 365 | 467 | 608 | 749 | 675 | −10 % |
| Góis | 342 | 438 | 570 | 702 | – | – |
| Pampilhosa da Serra | 342 | 438 | 570 | 702 | – | – |
| Penacova | 280 | 392 | 504 | 587 | 360 | +40 % |
| Penela | 280 | 392 | 504 | 587 | 435 | +16 % |
| Montemor-o-Velho | 289 | 370 | 481 | 592 | 545 | −12 % |
| Condeixa-a-Nova | 287 | 367 | 478 | 589 | 505 | −5 % |
| Mira | 285 | 365 | 475 | 585 | 490 | −3 % |
| Miranda do Corvo | 285 | 365 | 475 | 585 | 540 | −12 % |
| Cantanhede | 268 | 343 | 447 | 550 | 490 | −9 % |
| Soure | 254 | 326 | 424 | 522 | 485 | −13 % |
| Lousã | 245 | 314 | 408 | 503 | 460 | −11 % |
| Arganil | 224 | 308 | 392 | 475 | 395 | −1 % |
| Oliveira do Hospital | 224 | 308 | 392 | 475 | 355 | +10 % |
| Tábua | 224 | 308 | 392 | 475 | 405 | −3 % |
| Vila Nova de Poiares | 224 | 308 | 392 | 475 | 410 | −4 % |
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 Coimbra
What is the maximum rent for a T2 in Coimbra under the RSAA?
€711 a month, the 45th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €782.10; with both, to €853.20.
Is the T2 ceiling in Coimbra above or below the market rent?
It is 8% below the Aluseg estimate for an 85 m² T2, about €770 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.