Lisbon, Cascais, Oeiras and Sintra compared: prices per m², the 7.5% IMT for non-residents, IMI, local-accommodation limits and the NIF step.
Lisbon and the Atlantic coast to the west are the most searched part of Portugal for foreign buyers, and the most expensive. If you are looking for property in Lisbon or Cascais, the useful questions are which municipality fits your budget, what the purchase really costs a non-resident, and whether short-term letting is realistic. This guide answers them as of October 2026. Figures are from INE medians quoted in our price article, and every rule should be checked against the current text before you sign.
Lisbon, Oeiras, Cascais and Sintra: how they differ
INE annual medians for 2025 (family housing) show the spread: Lisbon city is about 4,875 euro per m², Cascais about 4,550 and Oeiras about 4,187, against a Grande Lisboa median of about 3,439. We did not find a reliable per-m² figure for Sintra, which is generally cheaper than the coast, so we give none. Quarterly prices run higher than these annual medians because the market kept rising. The full table is in property prices in Portugal and buying costs.
- Lisbon city: the widest choice, from historic districts such as Alfama, Graça and Mouraria to more residential Campo de Ourique, Estrela, Avenidas Novas and the modern Parque das Nações. Historic parishes mean older buildings, often needing works, and the strictest limits on tourist rental.
- Oeiras and the Linha de Cascais (Carcavelos, Parede, Estoril): a train line to Cais do Sodré, beaches, international schools. Prices sit between the capital and Cascais.
- Cascais town: the most expensive part of the coast, popular with families and with those who work remotely.
- Sintra: hills, villas and old quintas, longer commute, more space for the money; the historic centre is a protected heritage area, so renovation rules can be strict.
For a wider choice of areas, see best areas to buy property in Portugal.
What buying costs a non-resident
Since 25 May 2026 a flat 7.5% IMT is reported to apply to residential purchases by buyers who are not Portuguese tax residents, with exceptions (for example a buyer who becomes tax resident within two years, or a property let at a moderate rent for a minimum period). Sources differ on the exact effective date, so the deed date decides: confirm it with your lawyer. Stamp duty is 0.8%. Notary, registry and legal fees add a further few thousand euro. As an illustration only, a 300,000 euro apartment costs roughly 10% more in taxes and fees, so about 330,000 euro in total. The official IMT simulator is on the Portal das Finanças.
Each year you pay IMI, set by the municipality at roughly 0.3-0.45% of the property's tax value, plus condominium fees. An extra AIMI applies to high tax values. Resale checks are in the Portugal resale checklist.
NIF and fiscal representative
You cannot complete a purchase without a Portuguese tax number (NIF). Buyers who live outside the EU/EEA are generally required to appoint a fiscal representative resident in Portugal, who receives tax notices on your behalf; EU residents should check whether it is optional in their case. A lawyer or an accredited provider can arrange both. Read more in tax numbers for foreign buyers. Many buyers also give a power of attorney so the deed can be signed without travelling; see power of attorney for buying abroad.
Alojamento Local (short-term rental) in Lisbon and the coast
Lisbon tightened its local-accommodation regulation at the end of 2025. Reports say that parishes where AL registrations reach 10% or more of housing, including central historic ones such as Santa Maria Maior, Misericórdia, Santo António, São Vicente, Arroios and Estrela, are closed to new registrations, and that roughly 6,765 inactive or uninsured registrations were cancelled in February 2026. We could not confirm the municipal text, so treat these as reported. Cascais and Sintra have their own containment maps, which we have not verified here. In practice:
- Do not buy counting on an AL licence. Ask the municipality whether the exact address can be registered, and whether the condominium allows tourist use.
- A property sold with an existing licence may be attractive, but transfer rules changed in 2024 and should be checked with a lawyer.
- Yields in Lisbon are modest: idealista asking-price data for Q2 2026 give about 4.3% gross, before taxes and costs.
Details: short-term rental rules in Portugal and rental yield in Portugal.
Visas and residence
Owning property does not by itself give residence. Residence routes such as the D7 passive-income visa, the digital nomad visa and the former golden visa have their own conditions; see the Portuguese golden visa today, the digital nomad visa and retiring in Portugal. The official source is the AIMA immigration agency.
For Russian-speaking buyers and expats
Lisbon has a Russian- and Ukrainian-speaking professional community, and some lawyers, agents and accountants work in Russian; we found no reliable statistics, so we do not give numbers. Practical points:
- Have your passport, proof of address, proof of income and the source of the funds ready. Portuguese and EU banks apply enhanced checks to some nationalities and to transfers from certain countries; the lawful answer is complete documentation, see bank checks for Russian citizens living in the EU.
- Opening a Portuguese account as a non-resident can take time; see opening a bank account abroad as a non-resident owner.
- Documents issued outside Portugal may need an apostille and a sworn translation.
- Our general guide: Russian-speaking expats in the EU buying abroad.
FAQ
Can a foreigner buy an apartment in Lisbon? Yes, there is no general restriction on foreign buyers of residential property. You need a NIF, and in some cases a fiscal representative, and the money must pass compliance checks.
How much is the property transfer tax for a non-resident? A flat 7.5% IMT is reported to apply from 25 May 2026, plus 0.8% stamp duty, with exceptions. Check the deed date and your situation with a lawyer.
Is Cascais more expensive than Lisbon? On INE 2025 medians Cascais (about 4,550 euro per m²) is slightly below Lisbon city (about 4,875), but both are far above the national median of about 2,076.
Can I rent an apartment in Lisbon to tourists? Only where the address can be registered. Central parishes are reported to be closed to new Alojamento Local registrations, so confirm with the municipality before buying.
Do I need to live in Portugal to buy? No. Many buyers purchase from abroad with a power of attorney, but residence requires a visa or other legal route.
How we help
We are a trilingual platform in English, Russian and Polish. We find properties around Lisbon and Cascais and coordinate independent local lawyers and tax advisers for the NIF, the checks and the deed. See the listings in Portugal and the calculators. This text is informational and is not legal, tax or investment advice; rules change, so verify the current position before you act.