Affordable rent · RSAA
Affordable rent in Porto Santo: RSAA rent ceilings
Under the RSAA, the monthly rent in Porto Santo cannot exceed €539 for a T0, €690 for a T1, €898 for a T2 or €1,106 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: Hedwig Storch · CC BY-SA 3.0 · Wikimedia Commons
Key figures
Monthly ceilings in Porto Santo
The T2 ceiling ranks 14th highest of 308 municipalities and 2nd of 11 in Madeira. The same ceilings apply to Ponta do Sol, Porto Moniz, Ribeira Brava, Santana, São Vicente.
- T0, maximum rent per month
- €539
- T1, maximum rent per month
- €690
- T2, maximum rent per month
- €898
- T3, maximum rent per month
- €1,106
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Porto Santo
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €539 | €592.90 | €592.90 | €646.80 |
| T1 | €690 | €759 | €759 | €828 |
| T2 | €898 | €987.80 | €987.80 | €1,077.60 |
| T3 | €1,106 | €1,216.60 | €1,216.60 | €1,327.20 |
| T4 | €1,210 | €1,331 | €1,331 | €1,452 |
| T5 | €1,418 | €1,559.80 | €1,559.80 | €1,701.60 |
Cumulative uplifts (art. 2(4)). Above T5, add €75 per bedroom beyond the fifth: a T6 has a ceiling of €1,493.
The ceiling against the Porto Santo market
The T2 ceiling (€898) is 23% above the market estimate: a typical T2 fits under the ceiling, with €168 to spare.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 690 | 510 | +35 % | 14.38 | 10.63 |
| T2 · 85 m² | 898 | 730 | +23 % | 10.56 | 8.59 |
| T3 · 115 m² | 1,106 | 755 | +46 % | 9.62 | 6.57 |
Aluseg estimate, not an official figure: INE median of €8.73/m² (12 months to Q2 2026, 36 new leases (a small sample: the median moves easily)) × INE size ratio for Região Autónoma da Madeira × reference floor area. See the Porto Santo rental market.
The ceiling against income in Porto Santo
A person on the median income in Porto Santo receives €1,160 a month after income tax (INE, 2024). The T2 ceiling (€898) takes 77 % of that income, against 63 % for the market rent (€730). For a couple on two median incomes, 39 % against 31 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Porto Santo?
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 €690 for a T1, €898 for a T2.
IRS saved at the ceiling in Porto Santo
A T2 in Porto Santo let at the ceiling earns €10,776 a year. Outside the RSAA, IRS on that gross rent would reach €2,694 (25% rate) or €1,077.60 (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 | 539 | 6,468 | 1,617 | 646.80 | 0 |
| T1 | 690 | 8,280 | 2,070 | 828 | 0 |
| T2 | 898 | 10,776 | 2,694 | 1,077.60 | 0 |
| T3 | 1,106 | 13,272 | 3,318 | 1,327.20 | 0 |
| T4 | 1,210 | 14,520 | 3,630 | 1,452 | 0 |
| T5 | 1,418 | 17,016 | 4,254 | 1,701.60 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in Madeira
Porto Santo has the 2nd highest T2 ceiling of 11 municipalities in Madeira. The highest is Funchal (€1,034) and the lowest is Calheta (€504). The district median is €898: Porto Santo is in line with the median.
| Municipality | T0 (€/month) | T1 (€/month) | T2 (€/month) | T3 (€/month) | T2 market, est. (€/month) | Difference |
|---|---|---|---|---|---|---|
| Funchal | 620 | 794 | 1,034 | 1,273 | 1,090 | −5 % |
| Ponta do Sol | 539 | 690 | 898 | 1,106 | – | – |
| Porto Moniz | 539 | 690 | 898 | 1,106 | – | – |
| Porto Santo | 539 | 690 | 898 | 1,106 | 730 | +23 % |
| Ribeira Brava | 539 | 690 | 898 | 1,106 | 510 | +76 % |
| Santana | 539 | 690 | 898 | 1,106 | – | – |
| São Vicente | 539 | 690 | 898 | 1,106 | – | – |
| Santa Cruz | 486 | 623 | 810 | 998 | 875 | −7 % |
| Machico | 364 | 531 | 671 | 784 | 495 | +36 % |
| Câmara de Lobos | 365 | 467 | 608 | 749 | 600 | +1 % |
| Calheta | 280 | 392 | 504 | 587 | 535 | −6 % |
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 Porto Santo
What is the maximum rent for a T2 in Porto Santo under the RSAA?
€898 a month, the 14th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €987.80; with both, to €1,077.60.
Is the T2 ceiling in Porto Santo above or below the market rent?
It is 23% above the Aluseg estimate for an 85 m² T2, about €730 a month (INE, 12 months to Q2 2026).
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.