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From €795,000 to €2.18 million
Median house asking prices on 27–28 September 2026 (rankingimobiliario.com): €2,180,000 in Cascais e Estoril, €1,420,000 in Alcabideche and €795,000 in São Domingos de Rana, where houses average 178 m².
Houses & villas in Cascais
A town house in the old centre, an early-20th-century chalet in Monte Estoril, a villa near Quinta da Marinha or a family house in Manique: official prices, what sellers ask in each parish, the exact tax on a purchase and the planning checks that tell you whether everything you see is legal.
In short. 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.
€4,687Median sale €/m², Cascais (INE)
€1.69MMedian asking, houses
9.4%Purchase costs at €1.5M
250 m²Max. gross area, new home in the Natural Park
INE median sale price for all dwellings in Cascais, 12 months to March 2026 (released 17 July 2026; next release 23 October 2026). House figure: median asking price, rankingimobiliario.com portal aggregate, 28 September 2026. Purchase costs: €1.5 million own home, 2026 IMT table. 250 m²: POPNSC (RCM 1-A/2004), protecção complementar II and III.
Why a house
What buying a house in Cascais involves
Cascais has about as many houses for sale as apartments: 1,059 house listings against 1,003 for flats in the portal aggregate of 28 September 2026. They range from townhouse developments near Tires to villas on large plots west of Cascais town, and the difference is not only price. In the west and north of the municipality, around Guincho, Areia, Malveira da Serra and parts of Alcabideche, much of the land lies in the Sintra-Cascais Natural Park, where new homes are allowed only in limited zones and sizes, so the existing house is often the only way in. That makes the licence file as important as the survey.
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Where the park sets the limits
Under the POPNSC (RCM 1-A/2004) new housing is forbidden in the park's total, partial and complementar I zones. In complementar II and III an owner may build one home of up to 250 m² gross, 6.5 m high, on a plot of at least 5,000 or 2,000 m².
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A top end with its own market
idealista/data counted more than 400 homes for sale in Cascais at €4–8 million, with a median of €4.7 million and stock down 10% on a year earlier (idealista/news, 25 May 2026).
Prices
House asking prices by parish
For houses, plot size and condition matter more than the €/m² figure, so we show asking prices by parish with the average listed area. Portal aggregate, September 2026, asking prices:
| Parish | Localities | Avg area (m²) | Median asking |
|---|---|---|---|
| Cascais e Estoril | Cascais, Estoril, Monte Estoril, Birre, Quinta da Marinha | 278 m² | €2,180,000 |
| Carcavelos e Parede | Carcavelos, Parede (38 listings) | 371 m² | €1,675,000 |
| Alcabideche | Manique, Bicesse, Alcoitão, Malveira da Serra | 252 m² | €1,420,000 |
| São Domingos de Rana | Tires, Abóboda, Trajouce, Matarraque | 178 m² | €795,000 |
| Whole municipality | 1,059 house listings | 264 m² | €1,690,000 |
How to read a house listing: ‘T5’ can be a licensed T3 plus a converted annex, and ‘400 m²’ can include a pool house or covered terrace that was never licensed. Only the registry certificate, the caderneta and the approved plans show what you are actually buying.
Asking prices from rankingimobiliario.com, pages of 27–28 September 2026 (Carcavelos e Parede: 4 September 2026). No ranges by house type are published because no reliable aggregate exists. INE sale medians and a worked cost example are in the data section below.
In Cascais the licence file of a house matters as much as the view.Send us the parish, plot size and budget. We reply with a shortlist of verified homes whose plans, licences and planning status we have already read.
Request a shortlistHouse data
Houses in Cascais in figures: official prices by parish, asking prices by parish, the tax on a €1.5 million villa and the planning rules that decide what is legal
For a house, three things set the value: the parish, the plot and what the planning rules allow on it. Below are the INE sale medians and the portal asking medians by parish, kept apart and labelled, then an exact cost calculation, the renovation and connection figures we can source, six planning problems to rule out and the papers to request before the CPCV.
Official sale prices by parish (INE, 12 months to March 2026)
Median price per m² of all dwellings sold, flats and houses together, by parish (INE, parish level). Existing-dwelling medians are published only for the municipality. They describe a parish, not a particular house or plot.
| Parish | Median €/m² | Existing dwellings €/m² | Houses you find there |
|---|---|---|---|
| UF Cascais e Estoril | 5,459 | — | Town houses in historic Cascais; early-20th-century villas and chalets in Estoril and Monte Estoril, often rebuilt; detached villas on large plots at Quinta da Marinha; villa and townhouse condominiums in Birre and Torre. 438 house listings |
| UF Carcavelos e Parede | 4,870 | — | Mainly an apartment market; detached and terraced houses in former quintas and on the slope north of the Marginal. Only 38 house listings |
| Alcabideche | 4,159 | — | Condominiums and detached houses in Manique, Bicesse and Alcoitão; villas on rural plots towards the Serra, many inside the Natural Park. 233 house listings, about three for every flat |
| São Domingos de Rana | 3,934 | — | Townhouse developments in Tires, Abóboda, Trajouce and Matarraque, plus some older detached houses; outside the Natural Park. 163 house 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 |
| Sintra | 2,908 | — | Northern neighbour, shares the Natural Park |
| Grande Lisboa | 3,598 | — | NUTS III region |
House asking prices by parish (portal aggregate, September 2026)
Median asking price and asking €/m² for houses listed on rankingimobiliario.com, pages dated 27–28 September 2026 except Carcavelos e Parede (4 September). These are asking prices, not sales. We do not publish ranges by house type (detached, semi-detached, quinta) because no reliable aggregate exists; at the top end, idealista/data counted more than 400 homes for sale in Cascais at €4–8 million, with a median of €4.7 million (early 2026).
| Parish | Localities | Avg area m² | Median asking · €/m² |
|---|---|---|---|
| Cascais municipality, all houses (1,059 listings) | Whole municipality | 264 | €1,690,000 · €7,048/m² |
| UF Cascais e Estoril (438 listings) | Cascais, Estoril, Monte Estoril, Birre, Quinta da Marinha | 278 | €2,180,000 · €8,897/m² |
| UF Carcavelos e Parede (38 listings, page of 4 Sept 2026) | Carcavelos, Parede | 371 | €1,675,000 · €6,217/m² |
| Alcabideche (233 listings) | Manique, Bicesse, Alcoitão, Malveira da Serra | 252 | €1,420,000 · €6,637/m² |
| São Domingos de Rana (163 listings, page of 27 Sept 2026) | Tires, Abóboda, Trajouce, Matarraque | 178 | €795,000 · €4,994/m² |
Purchase costs on a €1.5 million house — calculated
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 | €112,500 | Above €1,150,853 the 2026 table applies a single 7.5% to the whole price, for an own home, a second home and a non-resident buyer alike |
| Stamp duty (imposto do selo) 0.8% | €12,000 | 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 | €15,000 | Usually 1–2% of the price; 1% is assumed here (registry, licences, plans against the house, planning status, CPCV, deed) |
| Total purchase costs | ≈ €140,700 (9.4%) |
At this price the new non-resident rule changes nothing, because 7.5% already applies to everyone above €1,150,853. Below that it matters: at the São Domingos de Rana house median asking of €795,000, an own or second home pays 6% (€47,700), while a buyer who is not and never was tax-resident in Portugal pays 7.5% (€59,625) since 25 May 2026, refundable on becoming resident within two years or letting at a moderate rent for at least 36 months.
Renovation and connection figures we can source (2026)
| Item | Figure | Basis |
|---|---|---|
| Garage turned into a room: insulation, flooring, electrics, simple finishes | €300–800/m² | National range, idealista/news 18.06.2026 (updated 17.08.2026). It covers this scope only, not a full renovation |
| Cost of building new housing | +6.8% a year | INE construction cost index for new housing, July 2026: materials +6.3%, labour +7.3% (via idealista/news 08.09.2026) |
| IVA on building works | 6% or 23% | 6% under DL 97/2026 for housing construction or rehabilitation contracts whose licensing started on or after 25.09.2025, within its caps (sale price up to €660,982 or rent up to €2,300 a month); otherwise 23% |
| Sewer connection, Águas de Cascais | €1,220.16 | Branch up to 4 m, plus €109.51–156.44 per extra metre, excluding IVA; tariff in force from 1 July 2026. Relevant where a house still uses a septic tank |
| Water connection, Águas de Cascais | €791.56–1,478.28 | Branch up to 4 m depending on diameter, plus €60.99–234.65 per extra metre, excluding IVA; same tariff |
The order of a house purchase
Cascais publishes no processing statistics for its planning department, so we do not quote a standard duration. Allow extra time where a PIP or a legalisation is involved.
| Stage | When | What happens |
|---|---|---|
| Offer | Before any contract | A written offer to the seller or the seller's agent |
| Planning status of the plot | Before the CPCV | PDM classes (2015 revision, amended in 2023); inside the park, the POPNSC protection level; on the coast, the POC-ACE safeguard bands; REN and RAN |
| Plans against the house, and a survey | Before the CPCV | Approved plans and licences compared with what stands; an independent technical inspection of structure, roof, damp and installations |
| CPCV — promissory contract | Signing day | A deposit (sinal) is paid: a buyer who withdraws loses it, a seller who withdraws repays double; conditions such as legalisation, financing or corrected areas |
| PIP, if you plan to extend | Optional | A pedido de informação prévia filed through Loja Cascais Online; the Câmara decides within 20 days, or 30 for a detailed request (RJUE art. 16), and a favourable answer binds it (art. 17). DL 108/2026 changes the regime from 1 October 2026 |
| IMT, stamp duty and escritura | Before and on deed day | Taxes paid via the Portal das Finanças; deed, registration and keys |
Six planning problems to rule out
With a house, the question is not only what was built but where. The Guincho, Areia and Malveira da Serra area and the western and northern parts of Alcabideche lie inside the Sintra-Cascais Natural Park, where the POPNSC adds its own limits to the PDM. Since 1 January 2024 (DL 10/2024) the notary no longer asks for the usage licence at the deed, so the checking falls to the buyer; a new RJUE (DL 108/2026) applies from 1 October 2026.
| What we find | Why it matters | What to do |
|---|---|---|
| Extension, annex, pool house or roofed terrace missing from the approved plans | Banks and insurers work from licensed area. Legalising it later means showing it meets today's rules: the 2015 PDM as amended and, inside the park, the POPNSC | Get the approved plans from the Câmara's licensing file and compare them room by room; give unlicensed space no value in your offer, or make legalisation a CPCV condition |
| Existing house in a ‘protecção complementar I’ zone of the park, enlarged past 250 m² gross | In complementar I, new housing is forbidden and existing buildings may be altered, rebuilt or extended for housing only up to 250 m² gross (POPNSC, RCM 1-A/2004, art. 20) | Confirm the parcel's protection level and the gross area in the licence; area above the cap conflicts with the plan |
| Agricultural or forestry support building used as a home | In the park's partial protection I and II zones new housing is forbidden; only such support buildings are allowed, on plots of at least 10,000 m², up to 250 m², 4.5 m high and single-storey (art. 15) | Treat it as what it is licensed for. If the price assumes a dwelling, walk away |
| Villa built for its owner in complementar II or III that exceeds the limits | New own-use homes there need a plot of at least 5,000 m² (II) or 2,000 m² (III) and are capped at 250 m² gross, 6.5 m, two floors and 750 m² of impermeable surface (arts. 22 and 24) | Measure paving, pool and terraces as well as the house, since the 750 m² cap concerns all impermeable surface |
| House on rustic land or on REN or RAN soil | Building in the REN and RAN is prohibited as a general rule. The rustic-to-urban regime of DL 117/2024 requires at least 70% public or affordable housing, and no use of it in Cascais has been found | Check the land class on the PDM plans and the registry before making an offer |
| Areas that differ between caderneta, registry and approved plans | The VPT on the caderneta drives IMI and AIMI, and the bank and the notary rely on the registered figures | Ask the seller to correct the records before the deed, at the seller's cost |
What legalising involves: an architect's project showing that the works meet today's PDM and, where relevant, the POPNSC, REN, RAN and coastal rules, followed by a municipal licensing procedure and its fees. Works that cannot meet those rules cannot be legalised. We do not quote fines or waiting times because we have no verified figures for Cascais.
The six documents to request before the CPCV
Certidão permanenteThe land-registry record: owners, area, mortgages, seizures or usufruct, and whether the house is registered as it was built.
Caderneta predialThe tax record with areas, typology and the VPT, which is the base for IMI at 0.35% in Cascais and for AIMI above €600,000 per owner.
Usage licence and energy certificateThe licence is not required at the deed since 1 January 2024 (DL 10/2024), which is why you should ask for it; the energy certificate is needed for the sale.
Approved plansThe final plans from the Câmara Municipal de Cascais licensing file. Walking the house with them is how unlicensed extensions are found.
Planning extractsThe PDM zoning and constraints plans for the parcel and, inside the Sintra-Cascais Natural Park, its POPNSC protection level; on the coast, the POC-ACE bands.
Preference rightsThe Câmara can buy first: in January 2026 it used that right to acquire 32 plots in Aldeia de Juso, Birre and Areia for €30.2 million, for a park and affordable-rent homes (idealista, 27.01.2026). Your lawyer confirms whether any such right applies.
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 house aggregates, 4–28 September 2026 (asking prices); idealista/news 25.05.2026 (idealista/data), 18.06.2026, 08.09.2026 and 27.01.2026; Portal das Finanças, IMT tables 2026 and CIMT art. 17 (DL 97/2026); POPNSC, RCM 1-A/2004; RJUE (DL 555/99) arts. 16–17; DL 10/2024; DL 108/2026; Águas de Cascais tariff from 1 July 2026. Next INE release: 23 October 2026.
Step by step
From first viewing to the deed
- Ask for the registry certificate and caderneta before viewing: a seller who cannot produce them quickly is telling you something.
- Establish the planning status: PDM class of the parcel, whether it lies in the Natural Park and at which protection level, coastal bands near Guincho, and REN or RAN soil.
- Compare the approved plans with the house: every extension, annex, pool and converted garage needs a licence behind it.
- Commission an independent survey of structure, roof, damp, installations, drainage and boundaries. Portugal has no compulsory pre-purchase survey.
- Negotiate and sign the CPCV with conditions: legalisation or a price reduction for unlicensed works, financing, corrected areas.
- Pay IMT and stamp duty, then sign the escritura; registration and transfer of utilities follow.
Financing
Financing a house in Cascais
The bank's valuer counts licensed, registered area only, so an unlicensed annex or pool house adds nothing to the loan, and a large gap between price and valuation has to be covered in cash. For houses on big plots or inside the Natural Park, comparable sales are few, so ask for the valuation before paying the CPCV deposit or make the contract conditional on the loan. Our sister site explains how mortgages for non-residents work in Portugal.
Taxes
Taxes and costs
IMT on a house bought as an own permanent home is progressive up to €660,982, then 6% flat to €1,150,853 and 7.5% flat above; add 0.8% stamp duty, notary and registration, and a lawyer. On a €1.5 million house that is €140,700, about 9.4%. 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), which only changes the result below €1,150,853. Each year Cascais charges IMI at 0.35% of the VPT (2025 rate). AIMI applies where one person's residential VPT exceeds €600,000 (€1.2 million for a couple opting for joint taxation): 0.7% on the excess, with 1% on the part of that taxable excess above €1 million and 1.5% above €2 million. Details in the cost of buying and cost of owning guides and the purchase costs calculator.
Location
Where the houses are
In Cascais e Estoril, the largest supply and the highest asking prices: early-20th-century villas and chalets on the upper streets of Estoril and Monte Estoril, villas near the coast in São João and São Pedro do Estoril with 1960s–1990s detached houses inland, and detached villas on large plots at Quinta da Marinha and in Birre. Alcabideche offers condominiums and detached houses in Manique, Bicesse and Alcoitão, and rural plots towards the Serra, largely inside the park. São Domingos de Rana has townhouse developments and the lowest prices, outside the park. Carcavelos and Parede list few houses. Area guides: Estoril and Monte Estoril, Birre and Quinta da Marinha, Guincho, Areia and Malveira, Alcabideche and São Domingos de Rana.
Before you sign
Our checks on each house: registry, caderneta and approved plans agree with one another and with what stands; a usage licence exists even though the notary no longer asks for it; the planning status is known, meaning PDM class, POPNSC protection level, POC-ACE bands on the coast and REN or RAN; charges such as mortgages, seizures or usufruct are cleared at the deed; any preference right has been dealt with; access and boundaries match the registry; and drainage is mains sewer or, if a septic tank, the cost of an Águas de Cascais connection is known. Our sister site covers due diligence and common scams in Portugal.
Checked houses
Looking for a house in Cascais?
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FAQ
Houses & villas in Cascais — FAQ
Listed houses asked a median €1,690,000 (€7,048/m²) on 28 September 2026, from €795,000 in São Domingos de Rana to €2,180,000 in Cascais e Estoril (rankingimobiliario.com, asking prices). The INE median sale price for all dwellings in Cascais was €4,687/m² in the 12 months to March 2026.
Only within the POPNSC rules. New housing is forbidden in total, partial and complementar I zones; in complementar I existing buildings may be extended for housing up to 250 m² gross. In complementar II and III an owner may build one home of up to 250 m² gross, 6.5 m and two floors, on at least 5,000 or 2,000 m².
Ask the Câmara for the approved plans in the licensing file and walk the house with them, then compare the areas on the caderneta and the registry. Every extension, annex, pool house and converted garage should have a licence behind it; since 2024 the notary no longer checks the usage licence for you.
IMT is 7.5% (€112,500), stamp duty 0.8% (€12,000), notary and registration up to €1,200 and a lawyer about 1% (€15,000): about €140,700, or 9.4%. Above €1,150,853 the 7.5% rate applies to every buyer, resident or not.
It depends on the tax value (VPT), not the price. AIMI is charged at 0.7% on residential VPT above €600,000 per person, or €1.2 million for a couple opting for joint taxation; the part of that taxable excess above €1 million pays 1% and above €2 million 1.5%. A single owner with a VPT of €900,000 pays €2,100 a year; companies pay 0.4%.
0.35% of the VPT for 2025, collected in 2026 (Edital n.º 19/2026), or €3,500 a year per €1 million of VPT. An own permanent home gets a 15% municipal reduction. The rate for 2026 had not been set as of September 2026.
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Region
Cascais & Greater Lisbon, Portugal
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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.