Affordable rent · RSAA
Affordable rent in Vagos: RSAA rent ceilings
Under the RSAA, the monthly rent in Vagos cannot exceed €280 for a T0, €358 for a T1, €466 for a T2 or €574 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: Paulo Valdivieso from Lisboa, Portugal · CC BY-SA 2.0 · Wikimedia Commons
Key figures
Monthly ceilings in Vagos
The T2 ceiling ranks 162nd highest of 308 municipalities and 13th of 19 in the Aveiro district.
- T0, maximum rent per month
- €280
- T1, maximum rent per month
- €358
- T2, maximum rent per month
- €466
- T3, maximum rent per month
- €574
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Vagos
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €280 | €308 | €308 | €336 |
| T1 | €358 | €393.80 | €393.80 | €429.60 |
| T2 | €466 | €512.60 | €512.60 | €559.20 |
| T3 | €574 | €631.40 | €631.40 | €688.80 |
| T4 | €628 | €690.80 | €690.80 | €753.60 |
| T5 | €736 | €809.60 | €809.60 | €883.20 |
Cumulative uplifts (art. 2(4)). Above T5, add €50 per bedroom beyond the fifth: a T6 has a ceiling of €786.
The ceiling against the Vagos market
The T2 ceiling (€466) is 8% below the market estimate: letting at the ceiling costs the landlord about €39 a month. The quartiles of the T2 estimate run from €325 to €705: the ceiling sits between the 1st quartile and the median. With private parking and class A or A+, the T2 ceiling rises to €559.20 and covers the estimate.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 358 | 415 | −14 % | 7.46 | 8.65 |
| T2 · 85 m² | 466 | 505 | −8 % | 5.48 | 5.94 |
| T3 · 115 m² | 574 | 570 | +1 % | 4.99 | 4.96 |
Aluseg estimate, not an official figure: INE median of €6.07/m² (2025, 292 new leases) × INE size ratio for Região de Aveiro × reference floor area. See the Vagos rental market.
The ceiling against income in Vagos
A person on the median income in Vagos receives €985 a month after income tax (INE, 2024). The T2 ceiling (€466) takes 47 % of that income, against 51 % for the market rent (€505). For a couple on two median incomes, 24 % against 26 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Vagos?
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 €358 for a T1, €466 for a T2.
IRS saved at the ceiling in Vagos
A T2 in Vagos let at the ceiling earns €5,592 a year. Outside the RSAA, IRS on that gross rent would reach €1,398 (25% rate) or €559.20 (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 | 280 | 3,360 | 840 | 336 | 0 |
| T1 | 358 | 4,296 | 1,074 | 429.60 | 0 |
| T2 | 466 | 5,592 | 1,398 | 559.20 | 0 |
| T3 | 574 | 6,888 | 1,722 | 688.80 | 0 |
| T4 | 628 | 7,536 | 1,884 | 753.60 | 0 |
| T5 | 736 | 8,832 | 2,208 | 883.20 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Aveiro district
Vagos has the 13th 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: Vagos is 5% below 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.
Rent under the RSAA with everything in order
Lease, Tax Authority and rent receipts in a free account.
FAQ: affordable rent in Vagos
What is the maximum rent for a T2 in Vagos under the RSAA?
€466 a month, the 162nd highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €512.60; with both, to €559.20.
Is the T2 ceiling in Vagos above or below the market rent?
It is 8% below the Aluseg estimate for an 85 m² T2, about €505 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.