01
Current standards
A new home is designed to today's thermal and acoustic rules and comes with an energy certificate. Check the rating on the certificate itself, not in the brochure.
New-build homes in Cascais
Buying a finished new home or one still on the drawing board: what INE says new homes sell for, how the off-plan contract works and how to protect your payments.
In short. 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.
€5,027INE median, new homes / m²
+8.5%New vs existing homes
7–11%Purchase costs, no IVA
10 / 5 yrsStructure / other defects
INE median sale price of new dwellings in Cascais, 12 months to March 2026 (released 17 July 2026), against €4,633/m² for existing dwellings (INE via mra-bio.me). Warranty periods under DL 84/2021, art. 23.
Why new-build
Why buyers choose a new home in Cascais
New homes in Cascais sold for a median €5,027/m² over the 12 months to March 2026, second only to Lisbon (INE). The premium over existing homes buys current building standards, a legal warranty and, off-plan, the option to pay as the building rises rather than all at once.
02
A legal warranty
A professional seller is liable to a consumer for defects that appear within 10 years in structural elements and within 5 years in other parts (DL 84/2021, art. 23).
03
Pay as it is built
Off-plan, a first payment at the CPCV is followed by instalments during construction. The schedule, and how each payment is protected, are negotiated.
Prices
What listed apartments ask, by size
No reliable price table exists for new units alone. The nearest verified reference is the asking price of all apartments listed in Cascais, new and resale, by typology (rankingimobiliario.com, 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 |
Check what the price includes: in a new development, parking spaces, storage and upgraded finishes can be priced separately. Ask for the unit's price list and have the final area written into the CPCV.
Asking prices of 1,003 apartment listings, new and resale (rankingimobiliario.com, 28 September 2026); T0 is left out because its figure is distorted by parking and storage units. Portal listings of 39 new developments on the same date showed “from” prices of roughly €6,100–16,700/m² (imovirtual.com; agents' figures, low reliability). INE's €5,027/m² covers all new-home sales, including smaller and inland ones.
Compare projects on paper before you visit.Tell us the area, size, budget and move-in date. We check licence, developer and contract terms before we send you a project.
Send your briefMarket data
The Cascais housing market in numbers
What buyers actually paid: INE median sale prices per m² for Cascais municipality over five periods, set against Lisbon, Oeiras, Sintra, Greater Lisbon and Portugal. These are transaction medians; portal asking prices are a different and higher measure.
€4,687/m²Median sale price, Cascais12 months to March 2026 · INE
+11.9%Change on a year earliervs €4,190 in the 12 months to March 2025 · INE
+30%vs Greater Lisbon median€4,687 vs €3,598 per m² · INE
2ndRank among municipalitiesSecond only to Lisbon (€5,082/m²) · INE
Price trend since 2022
Median sale price per m², 12 months to December; 2026* = 12 months to March 2026 (INE).
CascaisLisbonOeirasSintraPortugal
| Area | 2022 | 2023 | 2024 | 2025 | 2026* | Since 2022 |
|---|---|---|---|---|---|---|
| Cascais | €3,473 | €3,976 | €4,053 | €4,550 | €4,687 | +35% |
| Lisbon | €3,872 | €4,167 | €4,340 | €4,875 | €5,082 | +31% |
| Oeiras | €3,001 | €3,158 | €3,471 | €4,187 | €4,297 | +43% |
| Sintra | €1,816 | €2,014 | €2,226 | €2,733 | €2,908 | +60% |
| Portugal | €1,484 | €1,611 | €1,777 | €2,076 | €2,168 | +46% |
How Cascais compares
Median sale price per m², 12 months to March 2026, including the national median for the same period (INE).
| Area | €/m² | vs Cascais |
|---|---|---|
| Lisboa | €5,082 | +8% |
| Cascais | €4,687 | — |
| Oeiras | €4,297 | -8% |
| Grande Lisboa | €3,598 | -23% |
| Sintra | €2,908 | -38% |
| National median (12 months to March 2026) | ||
| Portugal | €2,168 | -54% |
Inside Cascais: by parish
Median sale price per m², 12 months to March 2026 (INE, parish level).
What new tenants pay
INE's median rent for new leases in Cascais was €16.43/m² a month in Q1 2026, second only to Lisbon. INE changed its rent series in 2026 — a wider rent range, sublets included and a larger sample — so compare with older figures carefully.
New vs existing homes
Median sale price per m², 12 months to March 2026. New dwellings from the INE release of 17 July 2026; existing dwellings from INE via mra-bio.me. We show Cascais only, because comparable splits for other municipalities are not verified.
| Area | New-build | Existing | Premium |
|---|---|---|---|
| Cascais | €5,027 | €4,633 | +8.5% |
How to read this
INE medians cover every registered sale in the municipality, from apartment blocks in São Domingos de Rana to villas in Estoril, which is why the Cascais figure sits below what many marketed homes ask. Portal asking prices run higher — apartments €7,086/m² (rankingimobiliario.com, 28 September 2026) — because listings lean towards the upper end. Use the medians for trend and comparison, and check each project on its own numbers. Next INE release: 23 October 2026.
Sources: INE — Estatísticas de Preços da Habitação ao nível local, Q1 2026 (released 17 July 2026; PDF hosted by RTP) and earlier releases via ECO (23 April 2024, 24 April 2026), Dinheiro Vivo/Lusa (24 April 2026) and diarioimobiliario.pt; INE 12-month series (2022–2023); INE parish-level series; mra-bio.me, citing INE (existing dwellings); INE rents via ECO, 26 June 2026; rankingimobiliario.com (asking prices). Values are 12-month rolling medians of registered sales, €/m². Updated September 2026.
Off-plan
How buying off-plan works
- Check the project — building licence, developer, delivery date, and whether the design complies with the PDM, including height. Pending litigation is a warning sign.
- CPCV with sinal — the promissory contract. Under the Civil Code a buyer who defaults loses the sinal, while a seller who defaults returns it in double. Signatures are certified, and the notary confirms that a construction or usage licence exists.
- Staged payments — instalments during construction. Their size and timing are negotiated; tie them to stages you can verify and protect them, for example with a bank guarantee.
- Delivery date and penalty — the CPCV should fix both. A seller who misses the agreed date is in default (mora).
- Deed and handover — the balance is paid at the escritura. Ask for the autorização de utilização and the energy certificate, then register the home in your name.
Financing
Payments & financing
No law sets the size of the first payment: the sinal at the CPCV and the instalments are negotiated project by project, and Portugal has no mandatory escrow for off-plan money. Ask for payments beyond a small reservation to be covered by a bank guarantee, or held in a way your lawyer can verify. If you will need a mortgage, get approval in principle before the CPCV; see how Portuguese banks lend to non-residents.
Taxes
Taxes & costs
Buying a new home is IVA-exempt: you pay IMT and 0.8% stamp duty exactly as on a resale, and total costs typically run 7–11% of the price. The 6% IVA in DL 97/2026 applies to construction contracts, not to your purchase: since July 2026 builders can use it for housing whose licensing started between 25 September 2025 and 31 December 2029, if the home sells for up to €660,982 within 24 months of the usage permit or is let for up to €2,300 a month; if those conditions are later breached, the buyer faces an IMT surcharge. 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), refundable if they become resident within two years or let at a moderate rent for at least 36 months. Calculate your costs or read the cost of buying in Cascais.
Location
Where new homes are built in Cascais
The largest project is in Carcavelos: the Quinta dos Ingleses subdivision has about 850 homes licensed on some 52 ha, but works were halted by a court injunction and hearings resumed in September 2026. In Parede, a seven-villa condominium is under construction, and the Hilton hotel-and-residences project is in litigation over its height. At Quinta da Marinha, a hotel with branded residences (Fasano) is due to open in 2028. The western and northern edges of the municipality lie in the Natural Park, where new housing is tightly limited. See Carcavelos, Parede and Birre and Quinta da Marinha.
Buy off-plan safely
With no mandatory escrow, your protection is the contract. Check the building licence and that the design complies with the PDM, height included: at the Hilton residences in Parede the Ministério Público is seeking demolition of the top three floors, where flats had already been sold (idealista/news, 24 July 2026). Tie payments to verified stages and back them with a bank guarantee; fix a delivery date and penalty; confirm the autorização de utilização and energy certificate before the deed; and keep the 10- and 5-year warranties in mind at handover. More in due diligence for buyers in Portugal.
Verified homes
Looking for a new-build in Cascais?
Tell us your brief — area, size, budget and when you want to move in. We check licence, developer and contract terms before we send a project.
FAQ
New-build homes in Cascais — FAQ
INE puts the median sale price of new dwellings in Cascais at €5,027/m² for the 12 months to March 2026, second only to Lisbon, against €4,633/m² for existing homes. Asking prices in marketed projects are higher, because the INE median covers every new-home sale.
No. The sale of a home is IVA-exempt; you pay IMT and 0.8% stamp duty as on a resale. The 6% IVA rate in DL 97/2026 applies to construction contracts paid by builders and self-builders, not to buyers.
The law sets no standard: the sinal and the later instalments are negotiated. What matters more is protection — a bank guarantee on payments, stages you can verify, and a delivery date with a penalty clause.
Under DL 84/2021, art. 23, a professional seller is liable to a consumer for defects that appear within 10 years in structural elements and within 5 years in other parts of the home.
Not since 1 January 2024, when the Simplex reform (DL 10/2024) dropped the obligation to show it at the deed. Banks may still ask for it, and for a new home it shows that the building was completed as licensed, so ask for it anyway.
A seller who misses the agreed date is in default (mora), and your remedies depend on the CPCV, so it should state the delivery date and a penalty for delay. In a definitive breach by the seller, the sinal rules let you claim double the sinal back.
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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.