Analysis of median rents by municipality and property type in Mainland Portugal and the Islands, based on 42 037 records. The permitted legal increase in 2026 is only 2.24%.
Source: Aluseg Rent Index (INE, residential rents 2024 and 2025). Property type reference: T2. July 2026 edition.
Residential rents in Portugal rose, on average, by 7.4% from 2024 to 2025 — more than triple the legal update coefficient of 2.24% that landlords can apply to active contracts in 2026. The Aluseg Rent Index gathers median rents by municipality, district, and property type, from 42 037 records (primary source: INE), already including data from the 1st quarter of 2026. This page is updated every new quarter.
Increase in the national median rent (T2) in 2025 — vs. 2.24% legal coefficient for 2026
180 out of 206 municipalities rose above the legal limit of 2.24%
Largest municipal increase: Vouzela (Viseu), from €362 to €551 for a T2
Across all property types, the year-over-year increase ranged between 7.3% and 7.5% — well above the legal limit applicable to annual updates.
| Property Type | 2024 | 2025 | Variation |
|---|---|---|---|
| T0 | 408€ | 439€ | +7,5% |
| T1 | 623€ | 670€ | +7,5% |
| T2 | 683€ | 734€ | +7,4% |
| T3 | 824€ | 885€ | +7,3% |
| T4+ | 846€ | 909€ | +7,4% |
The latest data from INE (1st quarter of 2026, 24 urban municipalities) confirm that rents remain about 7.7% above the same period of the previous year. However, for the first time, a sign of cooling emerges: the median urban rent retreated slightly compared to the peak in the 4th quarter of 2025, and in 15 of the 24 municipalities the rent decreased in the quarter. The exception is Lisbon, which continues to rise and has surpassed €1,600 for a 2-bedroom apartment (T2).
Average year-over-year increase in urban rents in the 1st quarter of 2026
urban municipalities where rent retreated compared to the previous quarter — first sign of cooling
Lisbon continues to rise (+5.2% in the quarter) — the exception that contradicts the periphery
Year-over-year (compared to 2025-Q1) and quarterly (compared to 2025-Q4) variation of the median rent for a 2-bedroom apartment (T2), by municipality:
| # | Municipality | Rent T2 (2026-T1) | Year-over-year | Quarterly |
|---|---|---|---|---|
| 1 | Lisboa | 1617€ | +8,9% | +5,2% |
| 2 | Cascais | 1424€ | +3,9% | -5,1% |
| 3 | Oeiras | 1370€ | +7,6% | +1,3% |
| 4 | Almada | 1278€ | +18,3% | +2,1% |
| 5 | Funchal | 1247€ | +9,8% | +2,7% |
| 6 | Porto | 1186€ | +6,6% | +0,3% |
| 7 | Odivelas | 1163€ | +5,3% | -5,3% |
| 8 | Amadora | 1136€ | +4,3% | -2,0% |
| 9 | Matosinhos | 1056€ | +12,3% | +4,1% |
| 10 | Loures | 1052€ | +9,2% | -7,0% |
| 11 | Seixal | 1043€ | +3,9% | -1,9% |
| 12 | Vila Franca de Xira | 1035€ | +11,2% | -1,3% |
| 13 | Sintra | 1016€ | +5,3% | -3,9% |
| 14 | Setúbal | 1007€ | +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 presented below.
Sorted by the year-over-year change in the median rent for a 2-bedroom apartment. The line marks the legal coefficient for 2026 (2.24%): only Portalegre falls below it, and only Madeira recorded a decrease.
Year-over-year change in the median rent for a 2-bedroom apartment (municipalities with a reference rent over €350). Vouzela leads with a 52% increase.
| # | Municipality | District | Rent T2 2025 | Variation |
|---|---|---|---|---|
| 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 | Açores | 551€ | +26,3% |
| 6 | Porto de Mós | Leiria | 514€ | +25,1% |
| 7 | Santo Tirso | Porto | 500€ | +23,0% |
| 8 | Azambuja | Lisboa | 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% |
Median rent for a 2-bedroom apartment in 2025, by municipality. Lisbon, Cascais, and Funchal lead; note that the most expensive municipalities increased less than the average — pressure is shifting to the interior and the outskirts.
| # | Municipality | Rent T2 2025 | Variation |
|---|---|---|---|
| 1 | Lisboa | 1491€ | +3,0% |
| 2 | Cascais | 1358€ | +3,1% |
| 3 | Funchal | 1263€ | +3,4% |
| 4 | Oeiras | 1243€ | +7,6% |
| 5 | Sines | 1242€ | +13,1% |
| 6 | Almada | 1184€ | +7,4% |
| 7 | Porto | 1182€ | +6,0% |
| 8 | Amadora | 1112€ | +7,3% |
The contrast is clear: the 2026 update coefficient (2.24%) allows for very little increase in the rents of active contracts, while the market for new contracts rose by 7.4% in a single year. This difference — the so-called ‘turnover premium’ — is one of the factors shaping landlords’ decisions, and one of the central themes of the new rental regime approved in July 2026.
To set the right rent (neither below the market nor above what the tenant can afford), use real data: check the reference value of your property in the Rental Market Simulator, and before signing, analyze the tenant’s solvency.
Methodology. The Aluseg Rent Index aggregates residential rent values by municipality, district, and typology (primary source: INE — National Institute of Statistics, 2024 and 2025 rent series), totaling 42 037 records. The variations presented refer to the T2 typology (2-bedroom), the most representative of the rental market. The annual rent update coefficient for 2026 is 1.0224 (+2.24%), set based on inflation.
Usage. Data free for editorial use with the citation ‘data: Aluseg’ and a link to aluseg.com. Breakdowns by district or property type available upon request — hello@aluseg.com.
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