Affordable rent · RSAA
Affordable rent in Porto: RSAA rent ceilings
Under the RSAA, the monthly rent in Porto cannot exceed €652 for a T0, €866 for a T1, €1,118 for a T2 or €1,341 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: Rititaneves · CC BY-SA 3.0 · Wikimedia Commons
Key figures
Monthly ceilings in Porto
The T2 ceiling ranks 4th highest of 308 municipalities and 1st of 18 in the Porto district.
- T0, maximum rent per month
- €652
- T1, maximum rent per month
- €866
- T2, maximum rent per month
- €1,118
- T3, maximum rent per month
- €1,341
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Porto
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €652 | €717.20 | €717.20 | €782.40 |
| T1 | €866 | €952.60 | €952.60 | €1,039.20 |
| T2 | €1,118 | €1,229.80 | €1,229.80 | €1,341.60 |
| T3 | €1,341 | €1,475.10 | €1,475.10 | €1,609.20 |
| T4 | €1,510 | €1,661 | €1,661 | €1,812 |
| T5 | €1,715 | €1,886.50 | €1,886.50 | €2,058 |
Cumulative uplifts (art. 2(4)). Above T5, add €100 per bedroom beyond the fifth: a T6 has a ceiling of €1,815.
The ceiling against the Porto market
The T2 ceiling (€1,118) is 5% above the market estimate: a typical T2 fits under the ceiling, with €53 to spare. The quartiles of the T2 estimate run from €800 to €1,365: the ceiling sits between the median and the 3rd quartile.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 866 | 785 | +10 % | 18.04 | 16.35 |
| T2 · 85 m² | 1,118 | 1,065 | +5 % | 13.15 | 12.53 |
| T3 · 115 m² | 1,341 | 1,275 | +5 % | 11.66 | 11.09 |
| T4+ · 145 m² | 1,510 | 1,350 | +12 % | 10.41 | 9.31 |
Aluseg estimate, not an official figure: INE median of €14.13/m² (2025, 7,504 new leases) × INE size ratio of the municipality itself × reference floor area. See the Porto rental market.
The ceiling against income in Porto
A person on the median income in Porto receives €1,101 a month after income tax (INE, 2024). The T2 ceiling (€1,118) takes 102 % of that income, against 97 % for the market rent (€1,065). For a couple on two median incomes, 51 % against 48 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Porto?
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 €866 for a T1, €1,118 for a T2.
Municipal programme
Porto com Sentido (Arrendamento Acessível no Porto)
A municipal programme run by Porto Vivo, SRU, that offers affordable-rent housing (at least 20% below the market) to tenants by lottery, and gives tax benefits and an IMI exemption to the landlords who join.
Information checked on 22/10/2026 on the official website: see the official page.
IRS saved at the ceiling in Porto
A T2 in Porto let at the ceiling earns €13,416 a year. Outside the RSAA, IRS on that gross rent would reach €3,354 (25% rate) or €1,341.60 (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 | 652 | 7,824 | 1,956 | 782.40 | 0 |
| T1 | 866 | 10,392 | 2,598 | 1,039.20 | 0 |
| T2 | 1,118 | 13,416 | 3,354 | 1,341.60 | 0 |
| T3 | 1,341 | 16,092 | 4,023 | 1,609.20 | 0 |
| T4 | 1,510 | 18,120 | 4,530 | 1,812 | 0 |
| T5 | 1,715 | 20,580 | 5,145 | 2,058 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Porto district
Porto has the 1st highest T2 ceiling of 18 municipalities in the Porto district. It is the highest in the district, €191 above Matosinhos. The lowest is Marco de Canaveses (€392). The district median is €512.50: Porto is 118% above the median.
| Municipality | T0 (€/month) | T1 (€/month) | T2 (€/month) | T3 (€/month) | T2 market, est. (€/month) | Difference |
|---|---|---|---|---|---|---|
| Porto | 652 | 866 | 1,118 | 1,341 | 1,065 | +5 % |
| Matosinhos | 556 | 712 | 927 | 1,142 | 940 | −1 % |
| Vila Nova de Gaia | 491 | 629 | 819 | 1,008 | 835 | −2 % |
| Maia | 443 | 567 | 738 | 909 | 765 | −4 % |
| Gondomar | 402 | 531 | 671 | 826 | 725 | −7 % |
| Póvoa de Varzim | 400 | 531 | 671 | 822 | 665 | +1 % |
| Valongo | 376 | 531 | 671 | 784 | 615 | +9 % |
| Vila do Conde | 385 | 493 | 641 | 790 | 615 | +4 % |
| Trofa | 337 | 432 | 562 | 693 | 540 | +4 % |
| Santo Tirso | 278 | 356 | 463 | 570 | 460 | +1 % |
| Paredes | 265 | 339 | 442 | 544 | 435 | +2 % |
| Penafiel | 256 | 328 | 427 | 526 | 510 | −16 % |
| Paços de Ferreira | 256 | 328 | 426 | 525 | 490 | −13 % |
| Amarante | 224 | 308 | 392 | 475 | 405 | −3 % |
| Baião | 224 | 308 | 392 | 475 | 355 | +10 % |
| Felgueiras | 224 | 308 | 392 | 475 | 390 | +1 % |
| Lousada | 224 | 308 | 392 | 475 | 440 | −11 % |
| Marco de Canaveses | 224 | 308 | 392 | 475 | 420 | −7 % |
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
What is the maximum rent for a T2 in Porto under the RSAA?
€1,118 a month, the 4th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €1,229.80; with both, to €1,341.60.
Is the T2 ceiling in Porto above or below the market rent?
It is 5% above the Aluseg estimate for an 85 m² T2, about €1,065 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.