Lease Agreement in Coimbra — Model NRAU 2026
Coimbra is Portugal's university capital, with the oldest Portuguese-language university and more than 30,000 students who completely shape the rental market. Contracts in Coimbra have unique specifics: the room market is much larger than the whole-apartment market; 10-month contracts aligned with the academic year are very common; and the neighbourhoods near the University (Alta, Baixa, São Martinho do Bispo) have completely different dynamics from the peripheral neighbourhoods.
- Câmara Municipal de Coimbra
Available lease types
What you can generate for Coimbra
The Coimbra market operates in academic cycles: September-October is peak demand, November to June is stable, July-August is minimal. Room owners have high yields but intensive management; owners of T2+ apartments prefer family or professional profiles for stable annual contracts.
- Apartment
- House
- Room
Local overview
Tax and market facts in Coimbra
Income tax context
IRS Category F; maintenance deductions of up to 35%; rooms let in the landlord's own home have specific rules for income exclusion
Tax office
Tax Office (Serviço de Finanças) Coimbra 1 (centre) and Coimbra 2 (north); online registration via the Portal das Finanças
Demand level
Very high demand from September to October; stable from November to June; minimal in July-August
Tenant profile
National and international university students (ERASMUS), UC teaching staff and researchers, HUC healthcare professionals
Time to let
Average time to rent: 5-10 days in September; 20-40 days from October to August
Registration with the Tax Authority (AT)
In Coimbra, registration of room lease agreements (very frequent) follows the same regime as apartments: 30 days on the Portal das Finanças. For room contracts in the landlord's own home (the landlord lives in the same property), taxation may involve a partial income exclusion. It is recommended to consult the Coimbra Tax Office to clarify the applicable regime.
Stamp duty
For the lease of a room in Coimbra with a median rent of €320/month, the Stamp Duty is €32 per contract. For T2 apartments with rent of €650/month, the tax rises to €65. In Coimbra, many room landlords have 2-4 simultaneous contracts: the Stamp Duty cost per unit is low but multiplies with the number of rooms.
Landlord and tenant obligations
In Coimbra, for room leases, the landlord must ensure that the common areas (kitchen, bathroom, living room) are in good condition and clean. The room contract must clearly specify which areas are for exclusive use and which are shared. The landlord may not enter the rented room without the tenant's prior authorisation, even in the landlord's own home where the landlord lives.
Frequently asked questions
Is it legal to make 10-month lease agreements in Coimbra for students?
Yes, the NRAU allows contracts of less than 1 year for non-permanent housing leases, including students displaced from their usual residence. In Coimbra, where most students come from outside the city, this arrangement is fully legal. The contract must explicitly state the non-permanent housing condition and the student's displaced status.
How does a room lease agreement work in Coimbra?
A room lease agreement in Coimbra may be entered into under the NRAU (with the same legal protections as an apartment) or as a lodging licence. For rooms in a property where the landlord does not live, the NRAU applies. For rooms in the landlord's own home (shared residence), the lodging regime, with different rules, may apply. The distinction has an impact on taxation and on the level of tenant protection.
Can a landlord in Coimbra increase a student's rent every year?
For NRAU contracts, rent updates are limited to the annual coefficient published by the INE (rental index). In 2024, the coefficient was 6.94%; in 2026 it fell to 2.16% owing to the effect of the limitation law. The landlord must notify the rent update at least 30 days in advance by registered letter. For short-term contracts (10 months) that do not renew automatically, the price of the new contract can be freely negotiated.
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