Cascais, Oeiras and the coast near Lisbon: areas and house prices

Updated: 5 November 2026 · RE/MAX Extra

The ‘Cascais Line’ and the coast around Lisbon are really six different municipalities with different prices, from €3,006/m² in Mafra to €4,889/m² in Cascais. Below are sale prices from Portugal’s national statistics institute (INE) for the 12 months to June 2026, what our catalogue had on offer by parish as of 30 October 2026, the Blue Flag beaches and the rates of IMI, the annual property tax.

Which municipalities are covered

This article covers six coastal municipalities in the Lisbon Metropolitan Area: Cascais, Oeiras, Sintra and Mafra on the north bank of the Tagus, and Almada and Sesimbra on the south bank. Lisbon itself, its neighbourhoods and the other surrounding municipalities are covered in our article on Lisbon areas and surroundings.

Cascais has four civil parishes (freguesias) and Oeiras has five. Law No. 25-A/2025, which restored some of the parishes merged in 2013, affected only Sintra among these six municipalities: Almargem do Bispo, Pero Pinheiro, Montelavar, São João das Lampas, Terrugem, Queluz and Belas were reinstated. Older documents and listings may still give an address there under the merged parish.

Sale prices by municipality

The figures cover the 12 months to June 2026. Cascais and Oeiras are noticeably more expensive than their neighbours, but prices there also rose less over the year: +14.6% and +16.7%. In Sintra and Sesimbra, where prices are lower, the median went up by +26.9% and +26.4%. The range runs from the lower to the upper quartile: a quarter of sales were cheaper than the first figure and a quarter more expensive than the second.

INE’s tables break prices down by parish only for the cities of Lisbon and Porto. So within Cascais or Oeiras, the figures further down are asking prices from our catalogue, not sale prices.

Example: an 80 m² flat at the median price

New and resale homes, resident and non-resident buyers

For municipalities with 100,000 or more residents, INE publishes more detailed figures. Of the six, that means Cascais, Oeiras, Almada and Sintra; there is no such breakdown for Mafra and Sesimbra.

This is the difference between the medians of all sales in each group, not a premium on the same property: non-residents may be buying different homes. At regional level, the gap in Q2 2026 looked like this: in Greater Lisbon, €5,878/m² for buyers with a foreign tax residence against €4,000/m² for residents (+47.0%); on the Setúbal Peninsula, €3,240/m² against €3,063/m² (+5.8%).

Cascais: four parishes

According to our catalogue, the most expensive flats are in the parish of Cascais e Estoril and the most affordable in São Domingos de Rana and Alcabideche. The Cascais catalogue has more houses than flats: 382 against 337.

Asking prices are higher than sale prices. The median flat in our Cascais catalogue is listed at €879,000, while 80 m² at the median sale price comes to €391,120. The catalogue shows asking prices and a different set of properties; INE shows completed sales.

Oeiras: five parishes

Most of what is for sale in Oeiras is flats: 301 against 93 houses. The highest median flat price is in Algés, Linda-a-Velha e Cruz Quebrada-Dafundo, and the lowest in Barcarena, though the choice there is very small. Duplicate listings are removed separately in each table, so the parish totals can differ from the municipality figure by one or two flats.

Flats by number of bedrooms

Ericeira, Caparica and the rest of the coast

In Mafra and Almada, prices depend on the parish, so Ericeira and the three parishes with Caparica in their name are shown separately.

In the parish of Colares in Sintra there are currently no flats in our catalogue, but there are 37 houses, with a median of €1,300,000.

What is for sale in each municipality

For rentals, see flats to rent in Cascais and in Lisbon; for prices and tenancy agreements, read our article on renting a home in Portugal. New developments are listed in the new-builds section.

Blue Flag beaches in 2026

The Blue Flag (Bandeira Azul) is awarded by the association ABAAE. Its 2026 list includes 33 beaches in these six municipalities. The list is published every year, so check the latest version.

IMI rates differ between neighbouring municipalities

IMI, the annual property tax, depends on the municipality. The rates below are for 2025, according to the Portal das Finanças (the tax authority’s website), and they apply to the property’s tax value (VPT), not its market price. The table gives an example for a tax value of €200,000.

In Sesimbra the rate is set separately for each parish; you can look it up on the Portal das Finanças. Exemptions and other running costs for owners are covered in our article on the cost of owning property.

How to narrow down the choice

1. Set your budget with taxes included. On a purchase you pay IMT (property transfer tax) and stamp duty, and non-residents have their own IMT rate for homes; the calculation is in our article on property taxes.
2. Compare your budget with the municipality’s median in the INE table and with its price range: this shows where it is in line with the market.
3. Look at what is in the catalogue by parish: asking prices show what is on the market right now.
4. Try the commute first to work and school at rush hour from the parish you have in mind.
5. Allow for running costs: the IMI rate can differ noticeably between neighbouring municipalities.

The steps of a purchase are explained in how to buy property in Portugal. Our team can help you find properties on the coast and arrange viewings: get in touch.

This article is for information only and is not legal or tax advice. Rates and rules change — always check official sources and a professional before a transaction.