From a T1 near Carcavelos station to a T4 above the Estoril seafront: official sale prices by parish, what sellers are asking by typology, the exact tax on a typical purchase, and the building papers that show whether a condominium is in good order.
In short. 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.
INE median sale price for all dwellings in Cascais, 12 months to March 2026 (released 17 July 2026; next release 23 October 2026). Apartment figure: median asking price, rankingimobiliario.com portal aggregate, 28 September 2026. Purchase costs: €650,000 own permanent home, 2026 IMT table. IMI: rate for 2025, collected in 2026.
Why an apartment
Most of the municipality's flats sit along the Cascais railway and the Marginal, between Carcavelos and Cascais town, so the choice is often between a sea-facing street near a station and more space further inland. Apartments are also where the price gap between parishes is widest: the median asking price in São Domingos de Rana is under half that of Cascais e Estoril. What decides a good purchase is usually the building, its licence and its condominium, more than the kitchen or the view.
On the weekday timetable in force since 6 April 2026, off-peak trains reach Cais do Sodré from Carcavelos in 27 minutes, Parede 29, Estoril 36 and Cascais 40, every 15 minutes at peak (CP). Night closures between Caxias and Cascais continue during works expected to end in 2028 (press).
Median apartment asking prices on 27–28 September 2026 (rankingimobiliario.com): €1,050,000 (€8,115/m²) in Cascais e Estoril, €545,000 in Alcabideche and €488,000 (€4,890/m²) in São Domingos de Rana.
INE's median rent on new leases in Cascais was €16.43/m² a month in Q1 2026, second only to Lisbon. INE changed its rent series in 2026, so compare with older figures carefully.
Prices
Portuguese flats are described by typology, T1 to T5 by number of bedrooms. Median asking prices and average listed areas for Cascais municipality, portal aggregate of 28 September 2026:
| Typology | Bedrooms | Avg area (m²) | Median asking |
|---|---|---|---|
| T1 | 1 bedroom | 52 m² | €362,500 |
| T2 | 2 bedrooms | 99 m² | €620,000 |
| T3 | 3 bedrooms | 139 m² | €944,000 |
| T4 | 4 bedrooms | 218 m² | €1,591,000 |
| T5 | 5 bedrooms | 296 m² | €3,500,000 |
How to read a listing: the area quoted is usually the gross figure, which can include terraces, the garage and a share of the common parts. Compare the private gross area and the dependent areas on the caderneta, and treat a parking space as yours only when it is a registered fraction or a registered part of yours.
Asking prices: rankingimobiliario.com aggregate of Cascais listings, 28 September 2026; T0 omitted because the listed sample is unreliable. INE sale medians by parish, the €650,000 cost calculation and running costs are in the data section below.
Apartment data
Two sets of numbers describe the Cascais flat market and they should not be mixed. INE medians come from completed sales of all dwellings; portal medians are what sellers ask today. Below you will find both, clearly labelled, followed by an exact purchase-tax calculation, the municipal running costs, six irregularities to rule out in a Cascais building and the file to request before signing.
Median price per m² of all dwellings sold, flats and houses together, by parish (INE, parish level). Existing-dwelling medians are only available for the municipality, hence the dashes. Reference rows below for scale.
| Parish | Median €/m² | Existing dwellings €/m² | Apartment stock |
|---|---|---|---|
| UF Cascais e Estoril | 5,459 | — | Low-rise 19th–early-20th-century buildings in historic Cascais; 1960s–2000s blocks and gated condominiums around the centre; mid-century to 2000s buildings along and above the Marginal in Estoril and Monte Estoril. The largest apartment supply: 469 listings |
| UF Carcavelos e Parede | 4,870 | — | Mostly 1970s–2000s buildings near the stations and the Marginal; 1990s–2010s condominiums inland at Quinta dos Lombos and Rebelva; student demand around Nova SBE (opened 2018). 84 apartment listings |
| Alcabideche | 4,159 | — | Blocks and townhouses in Alcabideche village, Alvide, Amoreira and Manique; almost no flats towards Malveira da Serra, much of it inside the Natural Park. Houses outnumber flats in listings about 3:1 |
| São Domingos de Rana | 3,934 | — | Blocks and townhouse developments in Tires, Abóboda, Trajouce and Matarraque; the lowest €/m² in the municipality and the usual entry point for a T2 or T3. 89 apartment listings |
| Cascais — municipality | 4,687 | 4,633 | New dwellings: 5,027 €/m² |
| Lisboa | 5,082 | — | The only municipality above Cascais |
| Oeiras | 4,297 | — | Eastern neighbour on the rail line |
| Sintra | 2,908 | — | Northern neighbour |
| Grande Lisboa | 3,598 | — | NUTS III region |
Median asking price and asking €/m² for apartments listed in Cascais municipality, from the rankingimobiliario.com aggregate updated 28.09.2026. These are asking prices, not sales, and listings lean towards the upper end, so they sit about 50% above the INE median. Studios (T0) are left out: the few listed are too thin a sample and appear to include parking and storage units, so no reliable T0 price exists.
| Typology | Avg area m² | Median asking | Asking €/m² |
|---|---|---|---|
| T1 — 1 bedroom (110 listings) | 52 | €362,500 | €6,867 |
| T2 — 2 bedrooms (293 listings) | 99 | €620,000 | €6,781 |
| T3 — 3 bedrooms (406 listings) | 139 | €944,000 | €6,949 |
| T4 — 4 bedrooms (128 listings) | 218 | €1,591,000 | €8,452 |
| T5 — 5 bedrooms (41 listings) | 296 | €3,500,000 | €12,720 |
| All apartments (1,003 listings) | 132 | €770,000 | €7,086 |
Bought as the buyer's own permanent home under the 2026 IMT table. There is no IVA on a resale, and agency commission is usually paid by the seller.
| Item | € | How it is calculated |
|---|---|---|
| IMT — property transfer tax | €38,237 | Own-home table 2026: nothing up to €106,346, then 2%, 5% and 7% slices, and 8% on the part between €330,539 and €650,000 (exactly €38,236.65) |
| Stamp duty (imposto do selo) 0.8% | €5,200 | 0.8% of the price, settled together with the IMT before the deed |
| Notary and land registry | €1,200 | Usually €500–1,200 for the deed and registration; the upper end is used here |
| Buyer's lawyer | €6,500 | Usually 1–2% of the price; 1% is assumed here (registry, licence, condominium file, CPCV, deed) |
| Total purchase costs | ≈ €51,100 (7.9%) |
The same flat as a second home pays €39,000 IMT (6% flat, because €650,000 is above the €633,931 limit of the secondary-home table). A buyer who is not and never was tax-resident in Portugal pays 7.5% on the whole price since 25 May 2026: €48,750, about €10,500 more than the own-home case, which lifts the total to roughly 9.5%. The difference is refunded on request if the buyer becomes resident within two years or lets the flat at a moderate rent (up to €2,300 a month in 2026) for at least 36 months within five years.
| Item | € / year | Basis |
|---|---|---|
| IMI — municipal property tax | €350 per €100,000 of VPT | 0.35% of the tax value (VPT) shown on the caderneta; IMI for 2025, paid in 2026 (Edital n.º 19/2026). The rate for 2026 had not been set as of September 2026 |
| IMI if it is your own permanent home | ≈ €298 per €100,000 of VPT | Cascais cuts the rate by 15% for an own permanent home (Proposta 1802/2025); plus IMI familiar of €30, €70 or €140 for 1, 2 or 3+ dependants |
| IMI if let long-term | €280 per €100,000 of VPT | 20% reduction on urban property let for housing (Edital n.º 19/2026) |
| Water and sanitation — fixed part | ≈ €158 + consumption | Águas de Cascais availability charges for a meter up to 20 mm: €8.1665 (water) + €4.9881 (sanitation) a month, excluding IVA, tariff in force from 1 July 2026 |
| Condominium fees | Per building | We found no verified average for Cascais. Ask for the approved budget and your fraction's permillage: your share is the budget multiplied by it |
We do not quote a standard number of weeks: in Cascais the pace is set by the building's paperwork, the bank and the seller. The sequence itself does not change.
| Stage | When | What happens |
|---|---|---|
| Offer | Before any contract | A written offer to the seller or the seller's agent, stating what the price covers (parking fraction, storage, furniture) |
| Document and condominium review | Before the CPCV | Certidão permanente, caderneta, usage licence, título constitutivo, recent minutes and budget, planned works, and the AL record of the flat in the RNAL |
| CPCV — promissory contract | Signing day | A deposit (sinal) is paid: the buyer who walks away loses it, a seller who withdraws repays double (Código Civil, art. 442) |
| Mortgage, if any | Between CPCV and deed | Bank valuation and approval; write the financing condition into the CPCV |
| IMT and stamp duty | Before the deed | Paid via the Portal das Finanças; the flat 7.5% rate applies to buyers who are not and never were tax-resident in Portugal |
| Escritura and keys | Deed day | Deed and registration; the seller shows the condominium debt statement. An existing AL registration must be updated on the Balcão Único Eletrónico within 10 days |
Most problems in apartments sit outside the front door: in the façade, the roof, the condominium deed or the building licence. Each of them can be found before the CPCV if the right papers are requested.
| What we find | Why it matters | What to do |
|---|---|---|
| Glazed-in balcony or roofed terrace (marquise) counted as a room | It changes the façade and the common parts, so it needs an owners' resolution and a Câmara licence; without both the extra space is not licensed area | Ask for the minutes and the licence. If neither exists, value the flat as if the balcony were still open |
| Top floors above the height the PDM allows | In the Hilton Cascais Residences case in Parede the Ministério Público asked the Sintra administrative court to demolish the top three floors (37 flats); at least 9 had been sold for €625,000 to €5.1 million (idealista, 24.07.2026, citing Expresso) | On a new or recent building, compare the licensed height and floor count with the PDM and have your lawyer search for pending court actions |
| Storage room, loft or garage box sold as an extra bedroom (‘T2+1’) | It is not licensed living space: banks do not value it and an insurer may reject a claim that starts there | Pay for the licensed typology only; a ‘T2+1’ is a T2 |
| Shop or office fraction used as a flat | The título constitutivo fixes the use of every fraction; changing it needs the Câmara and the owners' consent | Read the título constitutivo da propriedade horizontal before a second viewing |
| Parking space that is only an assigned common part | It is not a fraction you own, the owners can reassign it and a bank gives it no value | A proper garage space has its own letter on the registry certificate |
| Flat bought to run as alojamento local in a building that objects | Owners holding more than half of the permillage can ask the mayor to cancel a registration after proven disturbance (DL 128/2014, art. 9) | Read the minutes for AL complaints and the regulamento before you pay a price based on holiday-let income |
Useful test: if a change touched the façade, a common part or the use of a fraction, two papers should exist, a resolution of the owners and a licence from the Câmara Municipal de Cascais. Where the seller has neither, leave the change out of your price.
Sources: INE, Estatísticas de Preços da Habitação ao nível local, 12 months to March 2026 (released 17 July 2026; parish values: INE, parish level); rankingimobiliario.com, Cascais apartments aggregate, 28 September 2026 (asking prices); Portal das Finanças, IMT tables 2026 and CIMT art. 17 (DL 97/2026); Câmara Municipal de Cascais, Edital n.º 19/2026 and Proposta 1802/2025; Águas de Cascais tariff from 1 July 2026; DL 128/2014 as amended by DL 76/2024; DL 10/2024. Next INE release: 23 October 2026.
Step by step
Financing
Banks lend against their own valuation, and that valuation counts only licensed area: a glazed-in balcony or a storage room used as a bedroom adds nothing. If the price per m² is far above the INE sale median for the parish, ask for the bank valuation before you pay the CPCV deposit. Make the CPCV conditional on the loan, and ask the bank early which condominium papers it needs. Our sister site explains how mortgages for non-residents work in Portugal.
Taxes
On a resale flat the buyer pays IMT and 0.8% stamp duty, and no IVA. For an own permanent home the 2026 IMT table is progressive up to €660,982: a €650,000 T2 pays €38,236.65, and total purchase costs come to about 7.9%. As a second home the same flat pays 6% flat, €39,000. Buyers who are not and never were tax-resident in Portugal pay 7.5% on the whole price since 25 May 2026 (DL 97/2026), refundable if they become resident within two years or let the flat at a moderate rent for 36 months. Once you own it, Cascais charges IMI at 0.35% of the VPT (2025 rate), 15% less for an own permanent home. See the cost of buying in Cascais and the cost of owning, or use the purchase costs calculator.
Location
Cascais e Estoril has the largest supply and the highest prices: low-rise buildings in the historic centre, 1960s–2000s blocks and gated condominiums on its edges, and apartment buildings along and above the Marginal in Estoril and Monte Estoril. Carcavelos and Parede are mainly 1970s–2000s buildings around the stations, with newer condominiums inland and student demand near Nova SBE. São Domingos de Rana, around Tires, Abóboda and Trajouce, is where a T2 or T3 costs least. Alcabideche has flats in the village, Alvide and Manique, but is mostly houses. Area guides: Cascais town, Estoril and Monte Estoril, Carcavelos and São Domingos de Rana.
Our checks on each apartment: the registry, caderneta and licence describe the fraction as it is today; the título constitutivo allows residential use and does not restrict what you plan, such as holiday lets; the condominium has a budget, a reserve fund, recent minutes and no large unfunded works; charges such as mortgages or seizures are cleared at the deed; on newer buildings, the licensed height matches the PDM and no court case is pending; the AL registration, if any, appears in the RNAL; and the area you pay for is the licensed one. Our sister site covers due diligence and common scams in Portugal.
Checked apartments
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FAQ
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Email
ola@cascais.house
Region
Cascais & Greater Lisbon, Portugal
General information, not legal, tax, financial or mortgage advice. Rules, rates and prices change: check the date on this page and confirm your case with a Portuguese lawyer, tax adviser or bank before you decide. Legal notice and disclaimer.