Buying to let in Portugal: at what price does it pay?
The price does not tell you whether it is a good deal: the rent does. The investment estimate brings together the value of the property, the market rent, the gross and net yield, the financing and a projection over several years, from INE data. Free, in three minutes, no sign-up.
- The highest price that still meets your target yield
- Cash flow with and without a mortgage, projected over 10, 20 or 30 years
- If you buy, Tagus Rentals can manage the letting: it is up to you to get in touch
Gross yield and net yield
The gross yield is one year's rent over the purchase price: twelve median rents over the median price for the area. The net yield deducts what the landlord pays: IMI (property tax), condominium fees, repairs, management, months without a tenant and tax on the rent. The estimate works out both for the specific property, with the mortgage if there is one.
Gross yield in the main municipalities
| Municipality | Sale | Rent | Gross yield |
|---|---|---|---|
| Coimbra | €2,210/m² | €9.18/m²/month | 5% |
| Porto | €3,510/m² | €14.13/m²/month | 4.8% |
| Braga | €2,100/m² | €8.38/m²/month | 4.8% |
| Almada | €3,267/m² | €12.98/m²/month | 4.8% |
| Sintra | €2,908/m² | €11.07/m²/month | 4.6% |
| Oeiras | €4,297/m² | €15.03/m²/month | 4.2% |
| Cascais | €4,687/m² | €16.20/m²/month | 4.1% |
| Lisbon | €5,082/m² | €16.88/m²/month | 4% |
| Faro | €3,125/m² | €9.67/m²/month | 3.7% |
| Loulé | €4,091/m² | €11.95/m²/month | 3.5% |
INE medians: sales per m² over the last 12 months (Q1 2026) and rents per m² on new leases (2025). Every municipality is on the price pages (in Portuguese).