# Leitstern Cascais Estates — cascais.house

> Independent, buyer-side property experts for Cascais, Portugal (not an estate agency). Guides for international buyers in English and German: INE sale prices by parish, the nine main areas of the municipality, the real cost of buying and owning, the short-term rental (Alojamento Local) status in Cascais, international schools, and five property types. Every figure carries its source and period.

Key facts (as of 28 September 2026): median sale price in Cascais €4,687/m² in the 12 months to March 2026 (INE), +11.9% year on year, second-highest in Portugal after Lisbon; parishes: UF Cascais e Estoril €5,459, UF Carcavelos e Parede €4,870, Alcabideche €4,159, São Domingos de Rana €3,934 (INE, 12 months to March 2026). Next INE update: 23 October 2026. IMI in Cascais 0.35% (IMI for 2025, paid in 2026). Non-residents who were never tax-resident in Portugal pay a flat 7.5% IMT on a home since 25 May 2026 (DL 97/2026). Seven Blue Flag beaches in 2026. Trains to Lisbon Cais do Sodré: 27–40 minutes.

Operated by **Leitstern Unipessoal LDA** (NIPC 517690683 · VAT PT517690683), Estrada de Santa Maria, 53, 2705-559 São João das Lampas, Portugal — part of the .house network (https://leitstern.pt/businesses/real-estate.html).

Contact: ola@cascais.house · German version: https://cascais.house/de/

## Data
- [Cascais property price index (INE)](https://cascais.house/data/cascais-property-index/): 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.
- [Purchase costs calculator](https://cascais.house/tools/purchase-costs-calculator/): Buying a home in Cascais adds IMT, 0.8% stamp duty, registration and a lawyer to the price. At the INE median of €4,687/m² (12 months to March 2026) a 90 m² flat costs about €421,830, on which a resident buying a permanent home pays €19,983 IMT and a buyer who was never resident in Portugal pays the flat 7.5%, €31,637. Enter any price to see your own figures.

## Guides
- [Where to live in Cascais: nine areas compared for 2026](https://cascais.house/guides/best-areas-cascais/): Homes in Cascais sold for a median €4,687/m² in the 12 months to March 2026 (INE), but the parish medians behind that figure run from €3,934/m² in São Domingos de Rana to €5,459/m² in Cascais e Estoril. This guide compares nine areas on price, train time to Lisbon, nearest Blue Flag beach and international schools, for buyers who are still deciding where in Cascais to live.
- [International schools in Cascais: curricula, ages and 2026/27 fees](https://cascais.house/guides/international-schools-cascais/): As of September 2026, families in Cascais can choose between British, IB, American, Portuguese-bilingual and German schools. Published 2026/27 tuition ranges from €8,385 a year (Deutsche Schule Lissabon, kindergarten) to €27,500 (King's College School Cascais, Years 12–13), according to the schools' own fee sheets. This guide is for parents who want to shortlist schools before choosing where to buy.
- [Cost of buying property in Cascais: IMT, stamp duty and fees (2026)](https://cascais.house/guides/cost-of-buying-property-cascais/): Buying a home in Cascais usually adds 7–11% to the price in taxes and fees. At the INE municipal median of €4,687/m² (12 months to March 2026), a 90 m² flat costs €421,830, and its IMT ranges from €19,983.05 for an own permanent home to €31,637.25 for a non-resident who was never tax-resident in Portugal. Written for anyone setting a purchase budget in 2026.
- [Cost of owning a home in Cascais: IMI, AIMI and running costs (2026)](https://cascais.house/guides/cost-of-owning-property-cascais/): Cascais charges IMI at 0.35% of a property's tax value for 2025, collected in 2026 (Edital n.º 19/2026), with a 15% reduction for own permanent homes. Owners whose Portuguese homes exceed €600,000 of tax value per person also pay AIMI from 0.7%. This guide sets out the yearly running costs for owner-occupiers, second-home owners and landlords in Cascais.
- [Short-term rental in Cascais: AL rules and status in 2026](https://cascais.house/guides/short-term-rental-cascais-al-rules/): As of 28 September 2026, Cascais has no municipal AL regulation in force, no published draft, no suspension of new registrations and no containment zones. The Câmara began drafting a regulation on 24 March 2026, and DL 151/2026 gives qualifying municipalities until 31 December 2026 to decide. For buyers planning to let a Cascais home short-term.

## Areas
- [Cascais Town Centre](https://cascais.house/areas/cascais-town/): Cascais town centre lies in the parish of Cascais e Estoril, where the median sale price was €5,459/m² in the 12 months to March 2026 (INE, parish level), above the municipal €4,687/m². The historic streets, the marina and the Bairro dos Museus suit buyers who want to walk to the train, the market and the bay, and who accept older buildings and scarce parking in return.
- [Estoril and Monte Estoril](https://cascais.house/areas/estoril-monte-estoril/): Estoril and Monte Estoril belong to the parish of Cascais e Estoril, whose median sale price was €5,459/m² in the 12 months to March 2026 (INE, parish level). That figure describes the whole parish, not these two neighbourhoods alone. The area suits buyers looking for a house with a garden on the slopes, or a flat within walking distance of a station and the seafront promenade.
- [São João and São Pedro do Estoril](https://cascais.house/areas/sao-joao-sao-pedro-do-estoril/): São João and São Pedro do Estoril are mainly residential and share the parish median of Cascais e Estoril: €5,459/m² in the 12 months to March 2026 (INE, parish level), a figure that also includes Cascais town and Estoril. They suit families and commuters who want a Blue Flag beach, two stations 32–34 minutes from Lisbon and quieter streets than the resort centre.
- [Carcavelos](https://cascais.house/areas/carcavelos/): Carcavelos is in the parish of Carcavelos e Parede, where the median sale price was €4,870/m² in the 12 months to March 2026 (INE, parish level), below the €5,459/m² of Cascais e Estoril. With the shortest train ride to Lisbon of any Cascais station (27 minutes), a large Blue Flag surf beach and St. Julian's School, it suits commuters, families and buyers letting to students.
- [Parede](https://cascais.house/areas/parede/): Parede shares the parish of Carcavelos e Parede, whose median sale price was €4,870/m² in the 12 months to March 2026 (INE, parish level). Two Blue Flag beaches, a compact old centre around the station and a 29-minute train to Lisbon make it a good fit for families and year-round residents who prefer an everyday town to a resort.
- [Birre & Quinta da Marinha](https://cascais.house/areas/birre-quinta-da-marinha/): Birre and Quinta da Marinha belong to the parish of UF Cascais e Estoril, where the INE median sale price was €5,459/m² in the 12 months to March 2026 (INE, parish level), above the municipal €4,687/m². The area suits buyers who want a detached house with a garden or a golf-estate villa a short drive from Cascais town, and who are comfortable living by car rather than by train.
- [Guincho, Areia & Malveira da Serra](https://cascais.house/areas/guincho-areia-malveira/): Guincho, Areia and Malveira da Serra lie inside the Parque Natural Sintra-Cascais and span two parishes: Areia and the Guincho coast in UF Cascais e Estoril (INE median €5,459/m²) and Malveira da Serra in Alcabideche (€4,159/m²), both for the 12 months to March 2026 (INE, parish level). The area suits buyers who want land, Atlantic wind and hills, and who accept strict building rules.
- [Alcabideche](https://cascais.house/areas/alcabideche/): Alcabideche is the large inland parish of Cascais that holds the Hospital de Cascais, CascaiShopping and the Estoril circuit. Its INE median sale price was €4,159/m² in the 12 months to March 2026 (INE, parish level), below the municipal €4,687/m². It suits families who want more space for their budget, quick motorway access and schools such as IPS Cascais in Bicesse.
- [São Domingos de Rana](https://cascais.house/areas/sao-domingos-de-rana/): São Domingos de Rana had an INE median sale price of €3,934/m² in the 12 months to March 2026 (INE, parish level), the lowest of the four Cascais parishes and below the municipal €4,687/m². It suits families and commuters who want an apartment or townhouse near the A5, St. Dominic's International School and the Blue Flag beaches of Parede and Carcavelos.

## Property types
- [Apartments in Cascais: Prices, Costs and Checks 2026](https://cascais.house/property/apartments/): Homes in Cascais sold for a median €4,687/m² in the 12 months to March 2026 (INE), second only to Lisbon, with existing dwellings at €4,633/m². Apartments on the market ask considerably more: a median €770,000, or €7,086/m², in the rankingimobiliario.com portal aggregate of 28 September 2026. A flat suits buyers who want the Cascais rail line, the beaches and low upkeep; prices ease from Cascais e Estoril towards São Domingos de Rana.
- [Houses and Villas in Cascais: Prices and Checks 2026](https://cascais.house/property/houses/): Houses listed in Cascais ask a median €1.69 million, or €7,048/m² (rankingimobiliario.com portal aggregate, 28 September 2026), while the INE median sale price for all dwellings was €4,687/m² in the 12 months to March 2026. Parish medians range from €795,000 in São Domingos de Rana to €2.18 million in Cascais e Estoril. A house suits buyers who want space and a garden, provided they check the licences and, in the west, the Natural Park rules.
- [Land & Plots in Cascais: Rules, Taxes and Prices 2026](https://cascais.house/property/land/): Land in Cascais is listed at a median asking price of €574,000, or €909/m², across 232 portal listings (rankingimobiliario.com, 28 September 2026). Urban plots pay a flat 6.5% IMT, rustic land 5%. A plot suits buyers who want to design their own house and can wait for a PIP and a permit; inside the Natural Park only an owner's own home is possible, on at least 2,000 or 5,000 m².
- [New-Build Homes in Cascais: Prices, Off-Plan, Warranties](https://cascais.house/property/new-builds/): New homes in Cascais sold for a median €5,027/m² in the 12 months to March 2026, against €4,633/m² for existing homes — about 8.5% more (INE). Buying a new home is IVA-exempt, and a professional seller owes a 10-year warranty on structure and 5 years on other defects. New builds suit buyers who want current standards and can check licence, developer and contract before paying.
- [Commercial Property in Cascais: Prices, Taxes, Licences](https://cascais.house/property/commercial/): Commercial property in Cascais is a thin market: shops are listed at a median asking price of €245,000, or €2,960/m², across 53 listings (rankingimobiliario.com, 28 September 2026). Buyers pay a flat 6.5% IMT, IMI of 0.35% a year and no AIMI. It suits owner-operators who want their own premises and investors who check the usage title before they discuss the price.

## About
- We are Cascais property experts on the buyer's side. We do not publish listings; in Portugal the seller normally pays the estate-agent commission. Figures are general information, not legal or tax advice.
- Legal notice & disclaimer: https://cascais.house/legal/ — operated by Leitstern Unipessoal LDA (NIPC 517690683); all content is general information checked against official sources on the date shown on each page, not legal, tax, financial or mortgage advice.
- Privacy & cookies: https://cascais.house/privacy/ — controller Leitstern Unipessoal LDA; enquiry details may be passed, when it helps the request, to vetted partner service providers (lawyers, mortgage intermediaries, licensed real estate professionals); data never sold; Google Analytics only after consent; fonts self-hosted.

## How we work
We act for the buyer from the first call to the keys, in six steps: your brief (budget, areas, must-haves, timing, funding) → a shortlist of verified homes checked for availability and set against parish price data → viewings in person or by video → an independent Portuguese lawyer checks the land registry, licences and debts (due diligence) → the CPCV promissory contract explained before you sign → the deed (escritura), taxes paid and the home registered in your name. We do not publish listings; in Portugal the seller normally pays the sales commission.

## Who we serve
International private buyers purchasing a home, a holiday property or a rental asset in Cascais, usually while still living in another country.

## The .house network
One portal per market, because buyers search for a place, not for a country:
- Sintra — https://sintra.house/ (also general Portugal buying topics in depth)
- Cascais — https://cascais.house/

## Group
The .house network is one of the businesses of Leitstern Unipessoal LDA. The others are Laydox (https://laydox.com, desktop publishing and OCR for language service providers) and Cume (https://cume.pt, a renovation quotation marketplace in Greater Lisbon). Group overview: https://leitstern.pt/ — this business: https://leitstern.pt/businesses/real-estate.html