Rental yield calculator for Cascais, parish by parish
Gross and net yield of a long-term let in Cascais, with INE's median rent and sale price for each parish, owner's costs and the 2026 tax on rental income.
In short. On INE's medians, a home in Cascais lets for €16.83 per m² a month on new leases and sells for €4,889 per m², a gross yield of about 4.1% (12 months to June 2026). By parish it runs from 3.9% in Alcabideche to 4.1% in UF Carcavelos e Parede; rent tax is 25%, or 10% for rents up to €2,300 a month from 2026.
The property
Yield
Second opinion
Have the numbers checked for a real property
Medians describe a parish, not a flat. Send us the listing and we will check the likely rent, the costs and the tax for your case, or tell us your brief and we can send a shortlist of verified homes in Cascais that suit letting.
What yield do Cascais parishes give on INE medians?
INE publishes the median rent per m² of new leases and the median sale price per m² for Cascais and each of its four parishes. Dividing a year's rent by the price gives the gross yield of a typical home: about 4.1% for the municipality in the 12 months to June 2026. Coastal parishes have the highest rents and the highest prices, so the yield differs little between them.
| Area | Rent, €/m² a month | Sale price, €/m² | Gross yield | New leases |
|---|---|---|---|---|
| Cascais (municipality) | €16.83 | €4,889 | 4.1% | 4,051 |
| UF Cascais e Estoril | €18.42 | €5,623 | 3.9% | 1,847 |
| UF Carcavelos e Parede | €17.50 | €5,071 | 4.1% | 1,041 |
| Alcabideche | €14.20 | €4,412 | 3.9% | 536 |
| São Domingos de Rana | €13.81 | €4,068 | 4.1% | 627 |
Rents: INE, Estatísticas de Rendas da Habitação ao nível local, new leases in the 12 months to June 2026 (released 29 September 2026; next release 8 January 2027). Sale prices: INE, the same series as our Cascais property price index, 12 months to June 2026. The Cascais median rent rose from €15.97 a year earlier to €16.83; Lisbon is at €17.43 and Portugal at €9.76.
How is rental income taxed in 2026?
Rent from a long-term housing lease is taxed at a flat 25% on the rent minus deductible costs, for residents and non-residents alike (CIRS art. 72). Longer leases pay less, and since 2026 a lease with a rent of up to €2,300 a month is taxed at 10% until 2029 (EBF art. 45-C, Decreto-Lei 97/2026); where two rates could apply, the lower one counts. Residents can instead add the rent to their other income at the progressive rates; residents of the EU or EEA can ask to be taxed at the rates for residents.
| Tax on rent from housing leases, 2026 | Rate |
|---|---|
| Standard flat rate, housing leases | 25% |
| Lease of 5 to under 10 years | 15% |
| Lease of 10 to under 20 years | 10% |
| Lease of 20 years or more | 5% |
| Moderate rent: up to €2,300 a month, income 2026–2029 | 10% |
The lower rates for longer leases apply only to leases for permanent housing, and not to leases signed from 2024 at a rent more than 50% above the limits of Portaria 176/2019 (CIRS art. 72(23)) — a real limit at Cascais rents. Deductible costs include IMI, condominium charges and maintenance works (CIRS art. 41); AIMI, mortgage interest and furniture are not deductible. The calculator deducts IMI, condominium and maintenance and leaves AIMI and insurance out.
From gross to net: what the median hides
Gross yield ignores months without a tenant, the owner's costs and tax. On a typical Cascais flat they take roughly a quarter to a third off the gross figure. The medians also mix studios, family flats and houses: small flats let for more per m², large homes for less, so use the asking rent and price of the home you are looking at. For a short-term let, the rules and the status of a municipal regulation are in our Cascais AL tracker. If you will finance the purchase, our sister site has a Portugal mortgage calculator for residents and non-residents.
Questions
What rental yield can you get in Cascais?
On INE's medians a typical home gives a gross yield of about 4.1% (12 months to June 2026), between 3.9% in Alcabideche and 4.1% in UF Carcavelos e Parede. After empty months, costs and tax the net yield is lower.
What is the median rent in Cascais?
€16.83 per m² a month on new leases in the 12 months to June 2026, on 4,051 contracts (INE).
How is rent taxed in Portugal in 2026?
At a flat 25% on rent minus deductible costs, less for leases of 5 years or more, and 10% for rents up to €2,300 a month from 2026 to 2029.
Does the calculator value my property?
No. It uses parish medians as a starting point. Enter the real price and rent of the home you are considering.
- INE — median rent per m² of new leases, 12 months, by parish (indicator 0014696), Q2 2026, released 29 September 2026
- INE — median sale price per m², 12 months to June 2026, as in our Cascais price index
- Código do IRS, arts. 41 and 72 (tax on rental income), Portal das Finanças
- Decreto-Lei n.º 97/2026 of 20 May 2026, Estatuto dos Benefícios Fiscais art. 45-C (10% rate for moderate rents, 2026–2029), Diário da República
Results are estimates for comparison, not tax, legal or financial advice, and not a valuation of any property. Before you buy or let, have your case confirmed by a lawyer or tax adviser in 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.