Affordable rent · RSAA
Affordable rent in São João da Madeira: RSAA rent ceilings
Under the RSAA, the monthly rent in São João da Madeira cannot exceed €325 for a T0, €416 for a T1, €542 for a T2 or €667 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: Vitor Oliveira from Torres Vedras, PORTUGAL · CC BY-SA 2.0 · Wikimedia Commons
Key figures
Monthly ceilings in São João da Madeira
The T2 ceiling ranks 88th highest of 308 municipalities and 5th of 19 in the Aveiro district.
- T0, maximum rent per month
- €325
- T1, maximum rent per month
- €416
- T2, maximum rent per month
- €542
- T3, maximum rent per month
- €667
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in São João da Madeira
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €325 | €357.50 | €357.50 | €390 |
| T1 | €416 | €457.60 | €457.60 | €499.20 |
| T2 | €542 | €596.20 | €596.20 | €650.40 |
| T3 | €667 | €733.70 | €733.70 | €800.40 |
| T4 | €730 | €803 | €803 | €876 |
| T5 | €856 | €941.60 | €941.60 | €1,027.20 |
Cumulative uplifts (art. 2(4)). Above T5, add €50 per bedroom beyond the fifth: a T6 has a ceiling of €906.
The ceiling against the São João da Madeira market
The T2 ceiling (€542) is 5% above the market estimate: a typical T2 fits under the ceiling, with €27 to spare. The quartiles of the T2 estimate run from €405 to €630: 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 | 416 | 435 | −4 % | 8.67 | 9.06 |
| T2 · 85 m² | 542 | 515 | +5 % | 6.38 | 6.06 |
| T3 · 115 m² | 667 | 600 | +11 % | 5.80 | 5.22 |
Aluseg estimate, not an official figure: INE median of €6.78/m² (2025, 341 new leases) × INE size ratio for Área Metropolitana do Porto × reference floor area. See the São João da Madeira rental market.
The ceiling against income in São João da Madeira
A person on the median income in São João da Madeira receives €1,009 a month after income tax (INE, 2024). The T2 ceiling (€542) takes 54 % of that income, against 51 % for the market rent (€515). For a couple on two median incomes, 27 % against 26 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in São João da Madeira?
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 €416 for a T1, €542 for a T2.
IRS saved at the ceiling in São João da Madeira
A T2 in São João da Madeira let at the ceiling earns €6,504 a year. Outside the RSAA, IRS on that gross rent would reach €1,626 (25% rate) or €650.40 (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 | 325 | 3,900 | 975 | 390 | 0 |
| T1 | 416 | 4,992 | 1,248 | 499.20 | 0 |
| T2 | 542 | 6,504 | 1,626 | 650.40 | 0 |
| T3 | 667 | 8,004 | 2,001 | 800.40 | 0 |
| T4 | 730 | 8,760 | 2,190 | 876 | 0 |
| T5 | 856 | 10,272 | 2,568 | 1,027.20 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Aveiro district
São João da Madeira has the 5th highest T2 ceiling of 19 municipalities in the Aveiro district. The highest is Espinho (€763) and the lowest is Sever do Vouga (€392). The district median is €493: São João da Madeira is 10% above the median.
| Municipality | T0 (€/month) | T1 (€/month) | T2 (€/month) | T3 (€/month) | T2 market, est. (€/month) | Difference |
|---|---|---|---|---|---|---|
| Espinho | 458 | 586 | 763 | 940 | 755 | +1 % |
| Aveiro | 429 | 549 | 714 | 880 | 775 | −8 % |
| Ílhavo | 375 | 531 | 671 | 784 | 685 | −2 % |
| Ovar | 336 | 430 | 560 | 690 | 585 | −4 % |
| São João da Madeira | 325 | 416 | 542 | 667 | 515 | +5 % |
| Arouca | 280 | 392 | 504 | 587 | 405 | +24 % |
| Estarreja | 280 | 392 | 504 | 587 | 500 | +1 % |
| Murtosa | 280 | 392 | 504 | 587 | 495 | +2 % |
| Santa Maria da Feira | 302 | 392 | 504 | 621 | 580 | −13 % |
| Albergaria-a-Velha | 296 | 379 | 493 | 607 | 515 | −4 % |
| Águeda | 283 | 362 | 471 | 580 | 505 | −7 % |
| Anadia | 283 | 362 | 471 | 580 | 495 | −5 % |
| Vagos | 280 | 358 | 466 | 574 | 505 | −8 % |
| Oliveira do Bairro | 277 | 354 | 461 | 568 | 495 | −7 % |
| Vale de Cambra | 261 | 334 | 435 | 535 | 435 | 0 % |
| Oliveira de Azeméis | 259 | 332 | 432 | 533 | 430 | 0 % |
| Mealhada | 236 | 308 | 393 | 484 | 435 | −10 % |
| Castelo de Paiva | 224 | 308 | 392 | 475 | 370 | +6 % |
| Sever do Vouga | 224 | 308 | 392 | 475 | 375 | +5 % |
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 São João da Madeira
What is the maximum rent for a T2 in São João da Madeira under the RSAA?
€542 a month, the 88th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €596.20; with both, to €650.40.
Is the T2 ceiling in São João da Madeira above or below the market rent?
It is 5% above the Aluseg estimate for an 85 m² T2, about €515 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.