Affordable rent · RSAA
Affordable rent in Montemor-o-Velho: RSAA rent ceilings
Under the RSAA, the monthly rent in Montemor-o-Velho cannot exceed €289 for a T0, €370 for a T1, €481 for a T2 or €592 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: No machine-readable author provided. Carlos Goulão assumed (based on copyright claims). · CC BY-SA 3.0 · Wikimedia Commons
Key figures
Monthly ceilings in Montemor-o-Velho
The T2 ceiling ranks 154th highest of 308 municipalities and 7th of 17 in the Coimbra district.
- T0, maximum rent per month
- €289
- T1, maximum rent per month
- €370
- T2, maximum rent per month
- €481
- T3, maximum rent per month
- €592
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Montemor-o-Velho
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €289 | €317.90 | €317.90 | €346.80 |
| T1 | €370 | €407 | €407 | €444 |
| T2 | €481 | €529.10 | €529.10 | €577.20 |
| T3 | €592 | €651.20 | €651.20 | €710.40 |
| T4 | €648 | €712.80 | €712.80 | €777.60 |
| T5 | €760 | €836 | €836 | €912 |
Cumulative uplifts (art. 2(4)). Above T5, add €50 per bedroom beyond the fifth: a T6 has a ceiling of €810.
The ceiling against the Montemor-o-Velho market
The T2 ceiling (€481) is 12% below the market estimate: letting at the ceiling costs the landlord about €64 a month. The quartiles of the T2 estimate run from €385 to €675: the ceiling sits between the 1st quartile and the median. With private parking and class A or A+, the T2 ceiling rises to €577.20 and covers the estimate.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 370 | 410 | −10 % | 7.71 | 8.54 |
| T2 · 85 m² | 481 | 545 | −12 % | 5.66 | 6.41 |
| T3 · 115 m² | 592 | 560 | +6 % | 5.15 | 4.87 |
Aluseg estimate, not an official figure: INE median of €6.30/m² (2025, 148 new leases) × INE size ratio for Região de Coimbra × reference floor area. See the Montemor-o-Velho rental market.
The ceiling against income in Montemor-o-Velho
A person on the median income in Montemor-o-Velho receives €1,047 a month after income tax (INE, 2024). The T2 ceiling (€481) takes 46 % of that income, against 52 % for the market rent (€545). For a couple on two median incomes, 23 % against 26 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Montemor-o-Velho?
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 €370 for a T1, €481 for a T2.
IRS saved at the ceiling in Montemor-o-Velho
A T2 in Montemor-o-Velho let at the ceiling earns €5,772 a year. Outside the RSAA, IRS on that gross rent would reach €1,443 (25% rate) or €577.20 (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 | 289 | 3,468 | 867 | 346.80 | 0 |
| T1 | 370 | 4,440 | 1,110 | 444 | 0 |
| T2 | 481 | 5,772 | 1,443 | 577.20 | 0 |
| T3 | 592 | 7,104 | 1,776 | 710.40 | 0 |
| T4 | 648 | 7,776 | 1,944 | 777.60 | 0 |
| T5 | 760 | 9,120 | 2,280 | 912 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Coimbra district
Montemor-o-Velho has the 7th highest T2 ceiling of 17 municipalities in the Coimbra district. The highest is Coimbra (€711) and the lowest is Vila Nova de Poiares (€392). The district median is €475: Montemor-o-Velho is in line with 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.
Keep exploring
Rent under the RSAA with everything in order
Lease, Tax Authority and rent receipts in a free account.
FAQ: affordable rent in Montemor-o-Velho
What is the maximum rent for a T2 in Montemor-o-Velho under the RSAA?
€481 a month, the 154th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €529.10; with both, to €577.20.
Is the T2 ceiling in Montemor-o-Velho above or below the market rent?
It is 12% below the Aluseg estimate for an 85 m² T2, about €545 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.