Cascais property prices: the INE index, Q1 2026
What homes in Cascais actually sell for, per square metre: INE's official medians for the municipality and its four parishes, every quarter since late 2021, set against Lisbon, Oeiras and the wider region.
In short. INE puts the median sale price of homes in Cascais at €4,687/m² for the 12 months to March 2026, 11.9% higher than a year before. Across the four parishes the median runs from €3,934/m² in São Domingos de Rana to €5,459/m² in UF Cascais e Estoril. These are prices recorded in completed sales, not asking prices, which makes the page useful for anyone checking an offer; we update it after INE's next release in October 2026.
How has the price per m² moved since 2021?
Median € per m² of dwellings sold in the previous 12 months, INE. Cascais is the heavy line; Lisbon, Greater Lisbon and Portugal are dashed.
Four things the INE figures show
1. Only Lisbon costs more than Cascais
Cascais is the second most expensive municipality in Portugal after Lisbon. Its 12-month median of €4,687/m² to March 2026 equals 92% of the Lisbon figure (€5,082/m²), up from 86% in Q4 2021. Against the national median of €2,168/m², a square metre in Cascais costs 2.2 times as much.
2. After a flat 2024, prices are climbing again
The Cascais median hardly moved in 2024: it changed by 0.0% to 0.9% a quarter, and the 12 months to December 2024 ended just 1.9% above the previous year. Since Q1 2025 it has gained 1.8% to 3.8% in every quarter, which adds up to 11.9% over the latest year, from €4,190 to €4,687/m².
3. The neighbouring markets are rising faster
Since Q4 2021 Cascais has gone up 54%, less than Oeiras (63%), Greater Lisbon (66%) or Portugal as a whole (67%); only Lisbon (44%) grew more slowly. The extra you pay in Cascais over Oeiras has therefore fallen from 15% to 9% (its high point was 26% in Q4 2023), and over the Greater Lisbon median from 41% to 30%.
4. The inland parishes are closing in on the coast
The two parishes on the railway and the seafront remain the dearest: UF Cascais e Estoril at €5,459/m² and UF Carcavelos e Parede at €4,870/m². Over the past year, though, they rose 5.8% and 9.2%, while inland São Domingos de Rana gained 14.1% and Alcabideche 12.6%. The distance between the most and least expensive parish has narrowed from 60% in Q1 2024 to 39%.
Is the Cascais premium shrinking?
Cascais 12-month median divided by the Greater Lisbon and Oeiras medians, minus one; same INE series.
What does a square metre cost in each parish?
| Parish | €/m², Q1 2026 | €/m², Q1 2025 | 1 year | Since Q4 2021 | vs Cascais | Area guides |
|---|---|---|---|---|---|---|
| UF Cascais e Estoril | 5,459 | 5,161 | +5.8% | +51% | +16% | Cascais Town Centre, Estoril and Monte Estoril, São João and São Pedro do Estoril, Birre & Quinta da Marinha, Guincho, Areia & Malveira da Serra |
| UF Carcavelos e Parede | 4,870 | 4,459 | +9.2% | +49% | +4% | Carcavelos, Parede |
| Alcabideche | 4,159 | 3,692 | +12.6% | +62% | -11% | Alcabideche |
| São Domingos de Rana | 3,934 | 3,448 | +14.1% | +56% | -16% | São Domingos de Rana |
| Cascais — municipality | 4,687 | 4,190 | +11.9% | +54% | — |
The Guincho, Areia and Malveira da Serra guide spans two parishes: Areia and Charneca are in UF Cascais e Estoril, Malveira da Serra is in Alcabideche.
How does Cascais compare with nearby municipalities?
| Area | €/m², Q1 2026 | 1 year | Since Q4 2021 | Cascais compared |
|---|---|---|---|---|
| Lisbon | 5,082 | +15.2% | +44% | -8% |
| Cascais | 4,687 | +11.9% | +54% | — |
| Oeiras | 4,297 | +18.0% | +63% | +9% |
| Greater Lisbon (NUTS III) | 3,598 | +18.9% | +66% | +30% |
| Sintra | 2,908 | +26.6% | +88% | +61% |
| Portugal | 2,168 | +17.5% | +67% | +116% |
Summary
- Median sale price in Cascais: €4,687/m² in the 12 months to March 2026 (INE), +11.9% year on year and +54% since Q4 2021.
- Second only to Lisbon: Cascais is at 92% of the Lisbon median and 2.2 times the Portuguese one.
- After a flat 2024 (0.0%–0.9% a quarter), the median has risen 1.8%–3.8% every quarter since Q1 2025.
- Parish medians run from €3,934/m² (São Domingos de Rana) to €5,459/m² (UF Cascais e Estoril); the inland parishes are rising faster than the coast.
How the index works
What is measured. The indicator is INE's valor mediano das vendas por m² de alojamentos familiares, the median price per square metre of homes sold. INE builds it from the tax records filed when each sale is completed, so every figure here is a transaction price, published quarterly for municipalities and parishes.
A rolling 12-month median. Each quarter's value pools the sales of the 12 months ending in that quarter (Q1 2026 = April 2025–March 2026). That makes the series steady enough to compare quarter with quarter, but it reacts to a change in the market with some delay. A single quarter moves more: INE's median for sales in Q1 2026 alone was €5,000/m², above the 12-month figure, as is usual when prices are rising, since it contains only the most recent sales.
Parish-level coverage. INE reports Cascais's four parishes as they have stood since the 2013 local-government reform, which merged former parishes into two unions (UF): UF Cascais e Estoril and UF Carcavelos e Parede. Our area guides are smaller than a parish, so a parish median is a starting point for a street, not a price for it.
Sale prices versus asking prices. Property portals show what sellers ask, and their averages lean towards larger and newer homes. They usually sit well above the INE medians. Use INE to judge what buyers have actually paid, and label any portal figure as an asking price.
Limits. A median blends flats and houses, new builds and resales, small and large homes. A change in the mix of what sells can move it, and a parish with few sales in a quarter moves more than the municipality. We publish INE's figures as released, without adjusting or smoothing them.
Source and next update. INE, Estatísticas de Preços da Habitação ao nível local, release of 17 July 2026, series Q4 2021–Q1 2026. INE publishes Q2 2026 on 23 October 2026; we refresh this page and the CSV after that release.
Download and reuse. cascais-ine-median-price-m2.csv: semicolon-separated, 10 areas × 18 quarters, free to reuse under CC BY 4.0. Please cite it as: Leitstern Cascais Estates, Cascais property price index, Q1 2026, INE data, cascais.house/data/cascais-property-index/.
Frequently asked questions
How much does a square metre cost in Cascais in 2026?
INE's median for homes sold in Cascais was €4,687/m² over the 12 months to March 2026, +11.9% on a year earlier. It is the price recorded in completed sales; listing prices on portals are usually higher.
Which parish in Cascais has the highest prices?
UF Cascais e Estoril, which covers Cascais town, Estoril, Monte Estoril and Quinta da Marinha, at €5,459/m² in the 12 months to March 2026. The lowest parish median is São Domingos de Rana at €3,934/m² (INE, parish level).
Are property prices in Cascais still rising?
Yes. The 12-month median has risen in every quarter since Q1 2025, by 1.8% to 3.8% each time, after an almost flat 2024. Over the latest year the increase was 11.9% (INE).
Is Cascais more expensive than Lisbon?
No, Lisbon is higher on average: €5,082/m² against €4,687/m² in Cascais in the 12 months to March 2026. That makes Cascais the second most expensive municipality in Portugal (INE).
When is the next update?
INE releases Q2 2026 data on 23 October 2026. We update the figures, charts and CSV on this page after that release.
General information based on official statistics; not legal, tax or investment advice.
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