Aluseg Rent Index — rental prices in Portugal
Source: Aluseg Rent Index (INE, residential rents 2024 and 2025). Reference property type: 2-bedroom (T2). July 2026 edition.
Residential rents in Portugal rose by an average of 7.4% between 2024 and 2025 — more than triple the 2.24% legal update coefficient that landlords may apply to contracts already in force in 2026. The Aluseg Rent Index brings together median rents by municipality, district and property type, drawn from 42,037 records (primary source: INE, Portugal's national statistics institute), and now includes Q1 2026 data. This page is updated every quarter.
- Rise in the national median rent (2-bedroom) in 2025 — vs. the 2.24% legal coefficient for 2026
- +7.4%
- 180 of 206 municipalities rose above the 2.24% legal cap
- 87%
- Biggest municipal rise: Vouzela (Viseu), from €362 to €551 for a 2-bedroom
- +52%
Rental prices by city
Dedicated city-by-city analysis — median rent (2-bedroom), year-on-year change and city comparisons, with INE data for Q1 2026:
Lisbon
€1,617 · +8.9% year-on-year
See rental prices in LisbonPorto
€1,186 · +6.6% year-on-year
See the median rent in PortoBraga
€762 · +4.2% year-on-year
See the Braga rental marketCoimbra
€854 · +6.9% year-on-year
See rental prices in CoimbraFaro / Algarve
+7.9% in 2025 (district)
See rents in the Algarve
Median rent for a 2-bedroom home by municipality, Q1 2026 (INE). For Faro, this edition's data is at district level. Updated July 2026.
The national median rent, by property type
Across every property type, the year-on-year rise fell between 7.3% and 7.5% — far above the legal cap that applies to annual updates.
| Property type | 2024 | 2025 | Change |
|---|---|---|---|
| Studio (T0) | €408 | €439 | +7.5% |
| 1-bedroom (T1) | €623 | €670 | +7.5% |
| 2-bedroom (T2) | €683 | €734 | +7.4% |
| 3-bedroom (T3) | €824 | €885 | +7.3% |
| 4+-bedroom (T4+) | €846 | €909 | +7.4% |
Ready to price your rent right?
2026 update: what the first quarter shows
The latest INE data (Q1 2026, 24 urban municipalities) confirms that rents remain around 7.7% above the same period a year earlier. But for the first time there is a sign of cooling: the urban median rent edged down from its Q4 2025 peak, and in 15 of the 24 municipalities rent fell over the quarter. The exception is Lisbon, which keeps climbing and has passed €1,600 for a 2-bedroom.
- Average year-on-year rise in urban rents in Q1 2026
- +7.7%
- urban municipalities where rent fell against the previous quarter — the first sign of cooling
- 15 of 24
- Lisbon keeps rising (+5.2% over the quarter) — the exception that runs against the suburbs
- 1,617€
- 2025 Q1€931
- 2025 Q2€979
- 2025 Q3€996
- 2025 Q4€1,012
- 2026 Q1€1,002
Year-on-year change (vs. Q1 2025) and quarterly change (vs. Q4 2025) in the median rent for a 2-bedroom home, by municipality:
| # | Municipality | 2-bed rent (2026 Q1) | Year-on-year | Quarterly |
|---|---|---|---|---|
| 1 | Lisbon | €1,617 | +8.9% | +5.2% |
| 2 | Cascais | €1,424 | +3.9% | -5.1% |
| 3 | Oeiras | €1,370 | +7.6% | +1.3% |
| 4 | Almada | €1,278 | +18.3% | +2.1% |
| 5 | Funchal | €1,247 | +9.8% | +2.7% |
| 6 | Porto | €1,186 | +6.6% | +0.3% |
| 7 | Odivelas | €1,163 | +5.3% | -5.3% |
| 8 | Amadora | €1,136 | +4.3% | -2.0% |
| 9 | Matosinhos | €1,056 | +12.3% | +4.1% |
| 10 | Loures | €1,052 | +9.2% | -7.0% |
| 11 | Seixal | €1,043 | +3.9% | -1.9% |
| 12 | Vila Franca de Xira | €1,035 | +11.2% | -1.3% |
| 13 | Sintra | €1,016 | +5.3% | -3.9% |
| 14 | Setúbal | €1,007 | +4.2% | -2.3% |
| 15 | Vila Nova de Gaia | €902 | +6.8% | -4.8% |
| 16 | Maia | €887 | +12.5% | +1.9% |
| 17 | Coimbra | €854 | +6.9% | +0.4% |
| 18 | Gondomar | €801 | +13.0% | -3.0% |
| 19 | Leiria | €768 | +7.1% | +7.5% |
| 20 | Braga | €762 | +4.2% | -2.2% |
| 21 | Santa Maria da Feira | €639 | +8.1% | -0.4% |
| 22 | Vila Nova de Famalicão | €618 | +7.2% | -2.9% |
| 23 | Barcelos | €608 | -1.9% | -5.9% |
| 24 | Guimarães | €587 | +9.3% | -1.9% |
Note: the quarterly series covers 24 urban municipalities (district capitals and the Lisbon and Porto metropolitan areas), a different sample from the national annual series of 206 municipalities shown below.
Rent rises by district (2-bedroom, 2024 → 2025)
Sorted by the year-on-year change in the median rent for a 2-bedroom home. The line marks the 2026 legal coefficient (2.24%): only Portalegre falls below it, and only Madeira recorded a decrease.
- Santarém+14.0%
- Azores+12.5%
- Braga+11.4%
- Coimbra+10.2%
- Guarda+10.2%
- Bragança+10.2%
- Leiria+9.5%
- Aveiro+9.4%
- Porto+8.7%
- Setúbal+8.4%
- Beja+8.0%
- Faro+7.9%
- Viana do Castelo+7.0%
- Viseu+7.0%
- Lisbon+6.5%
- Évora+5.8%
- Vila Real+5.7%
- Castelo Branco+3.1%
- Portalegre+0.5%
- Madeira-4.9%
The 15 municipalities where rent rose most
Year-on-year change in the median rent for a 2-bedroom home (municipalities with a reference rent above €350). Vouzela leads with a 52% rise.
| # | Municipality | District | 2-bed rent 2025 | Change |
|---|---|---|---|---|
| 1 | Vouzela | Viseu | €551 | +52.3% |
| 2 | Amares | Braga | €546 | +33.0% |
| 3 | Monchique | Faro | €665 | +28.9% |
| 4 | Aljustrel | Beja | €697 | +28.1% |
| 5 | Velas | Azores | €551 | +26.3% |
| 6 | Porto de Mós | Leiria | €514 | +25.1% |
| 7 | Santo Tirso | Porto | €500 | +23.0% |
| 8 | Azambuja | Lisbon | €709 | +22.0% |
| 9 | Felgueiras | Porto | €440 | +21.6% |
| 10 | Vieira do Minho | Braga | €507 | +21.0% |
| 11 | Soure | Coimbra | €501 | +21.0% |
| 12 | Fafe | Braga | €436 | +19.6% |
| 13 | Vila Verde | Braga | €535 | +19.4% |
| 14 | Paredes de Coura | Viana do Castelo | €422 | +19.1% |
| 15 | Oliveira de Frades | Viseu | €493 | +17.9% |
Where renting costs most
Median rent for a 2-bedroom home in 2025, by municipality. Lisbon, Cascais and Funchal lead; note that the most expensive municipalities rose less than the average — pressure is shifting to the interior and the suburbs.
| # | Municipality | 2-bed rent 2025 | Change |
|---|---|---|---|
| 1 | Lisbon | €1,491 | +3.0% |
| 2 | Cascais | €1,358 | +3.1% |
| 3 | Funchal | €1,263 | +3.4% |
| 4 | Oeiras | €1,243 | +7.6% |
| 5 | Sines | €1,242 | +13.1% |
| 6 | Almada | €1,184 | +7.4% |
| 7 | Porto | €1,182 | +6.0% |
| 8 | Amadora | €1,112 | +7.3% |
What these numbers mean for landlords
The contrast is stark: the 2026 update coefficient (2.24%) allows only a very small rise on contracts already in force, while the market for new contracts rose 7.4% in a single year. That gap — the so-called “turnover premium” — is one of the forces shaping landlord decisions, and one of the central themes of the new rental regime approved in July 2026.
To set the right rent (neither below market nor above what the tenant can carry), use real data: check your property’s reference value in the Rental Market Simulator, and review the tenant’s solvency before you sign. To see how much the rent of a contract already in force can rise, use the rent update calculator.
District market guides
For context and practical information on each market (guides, not Index data), explore the district guides:
Lisbon · Porto · Braga · Setúbal · Faro · Coimbra · Aveiro · Leiria · Évora · Viseu · Viana do Castelo · Santarém · Castelo Branco · Guarda · Beja · Portalegre · Bragança · Vila Real · Madeira
From a market reference to managing the rent
Create the lease, track the rents and prepare the annual updates in Aluseg. Free account, no card.
Methodology
Source and scope. The Aluseg Rent Index aggregates median residential rents by municipality, district and property type (primary source: INE — Instituto Nacional de Estatística, Portugal’s national statistics institute: residential rents for 2024 and 2025 plus the quarterly series through Q1 2026), totalling 42,037 records. Each observation is one residential rent record; the values refer to new contracts — they do not reflect contracts already in force, whose annual update is capped by the legal coefficient (2.24% in 2026, i.e. 1.0224).
Indicator. The indicator is the median (not the mean): half of contracts fall below the value and half above — more robust than the mean in markets with extreme values. The reference property type is the 2-bedroom (T2), the most representative of the rental market. Changes are year-on-year (same quarter of the previous year), quarterly (previous quarter) or annual (2025 vs. 2024), and the period is always identified next to each value.
Coverage and samples. The annual series covers 206 municipalities; the quarterly series covers 24 urban municipalities (the larger district capitals and the Lisbon and Porto metropolitan areas). The annual-rise rankings consider only municipalities with a reference rent above €350; where there is not enough sample for a reliable estimate, the value is omitted rather than published.
Updates. Every new quarter of the INE series. Current edition: July 2026 (data through Q1 2026).
Data for journalists
How to cite: “Source: Aluseg Rent Index (INE), Q1 2026.” — data free for editorial use with citation and a link to aluseg.com.
Cuts and requests. Cuts by district, municipality or property type available on request — hello@aluseg.com. City analyses: Lisbon, Porto, Braga, Coimbra and Faro.
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