Leiria, Coimbra and Aveiro: house prices in central Portugal in 2026

Updated: 6 November 2026 · RE/MAX Extra

Homes in central Portugal are much cheaper than the national average: the median sale price in the Centro region is €1,263/m², against €2,264/m² for Portugal. Below are the three regions around the cities of Leiria, Coimbra and Aveiro: sale prices from Statistics Portugal (INE) for the 12 months to June 2026, what is on offer in our catalogue, rents and IMI rates for each of the 40 municipalities. The figures help you compare municipalities with each other; they are no substitute for valuing a specific property.

Which municipalities are covered

In INE statistics (the NUTS 2024 classification), these are three NUTS III regions. Região de Leiria (the Leiria region) has 10 municipalities (concelhos): Leiria, Alvaiázere, Ansião, Batalha, Castanheira de Pêra, Figueiró dos Vinhos, Marinha Grande, Pedrógão Grande, Pombal and Porto de Mós. Região de Coimbra has 19: Coimbra, Figueira da Foz, Arganil, Cantanhede, Condeixa-a-Nova, Góis, Lousã, Mealhada, Mira, Miranda do Corvo, Montemor-o-Velho, Mortágua, Oliveira do Hospital, Pampilhosa da Serra, Penacova, Penela, Soure, Tábua and Vila Nova de Poiares. Região de Aveiro has 11: Aveiro, Águeda, Albergaria-a-Velha, Anadia, Estarreja, Ílhavo, Murtosa, Oliveira do Bairro, Ovar, Sever do Vouga and Vagos.

These regions do not match the districts our catalogue is organised by. Leiria district also includes six more municipalities, Alcobaça, Bombaral, Caldas da Rainha, Nazaré, Óbidos and Peniche, but INE puts them in the Oeste region, so they are not covered here. INE assigns seven municipalities of Aveiro district to other regions: Arouca, Espinho, Oliveira de Azeméis, São João da Madeira, Santa Maria da Feira and Vale de Cambra to the Porto metropolitan area, and Castelo de Paiva to Tâmega e Sousa. Conversely, Mealhada, in Aveiro district, and Mortágua, in Viseu district, belong to Região de Coimbra. The catalogue pages for flats in Leiria, Coimbra and Aveiro show the whole district.

Sale prices by municipality

Over the 12 months to June 2026, the median was €1,555/m² in Região de Leiria (+20.5% year on year), €1,452/m² in Região de Coimbra (+12.5%) and €1,687/m² in Região de Aveiro (+15.5%); for Portugal, €2,264/m² and +17.7%. Within the regions the spread is wide: the most expensive are Aveiro (€2,391/m²), Coimbra (€2,295/m²) and Ílhavo (€2,260/m²), and the cheapest Pampilhosa da Serra (€467/m²), Pedrógão Grande (€576/m²) and Penacova (€600/m²).

The tables show the median sale price for the 12 months to June 2026, the range between the lower and upper quartiles (a quarter of sales were cheaper than the first figure and a quarter dearer than the second), the change in the median over the year and the cost of 80 m² at the median. The last column is simple multiplication, not the price of a real flat: the median covers all homes sold in the municipality, with new and older flats and houses lumped together.

Região de Leiria

Região de Coimbra

Região de Aveiro

Over the year the median rose most in three municipalities of the Região de Coimbra: Pampilhosa da Serra +54.1%, Góis +44.9%, Vila Nova de Poiares +41.2%. It fell in three municipalities, Miranda do Corvo (−12.1%), Penela (−5.7%) and Pedrógão Grande (−5.1%), and was unchanged in Cantanhede. Sharp changes are worth checking against the listings: the median depends on which homes happened to sell in the period. In the three main cities the rise was: Leiria +21.3%, Coimbra +21.1%, Aveiro +6.8%.

Fewer homes are changing hands. In Q2 2026 there were 1,671 sales in Região de Coimbra against 1,955 a year earlier, 1,006 against 1,148 in Região de Leiria, and 1,197 against 1,248 in Região de Aveiro. The quarterly median still rose: to €1,665/m² in Região de Leiria (+19.6% year on year), €1,851/m² in Região de Aveiro (+16.8%) and €1,576/m² in Região de Coimbra (+14.3%).

INE tables break prices down by parish (freguesia) only for the cities of Lisbon and Porto, so there are no sale prices for individual areas within the municipalities of central Portugal.

New and resale homes, prices by number of bedrooms

For municipalities with 100,000 or more inhabitants, INE gives a more detailed breakdown. Of the three cities, Coimbra and Leiria are in this group; there are no such figures for Aveiro. The figures are medians for the 12 months to June 2026.

New homes in Coimbra cost 40.9% more than resale ones, and in Leiria 21.6% more. The more bedrooms, the lower the price per square metre: in Coimbra a T0–T1 costs €2,989/m², and a T4 or larger €1,842/m².

Residents and non-residents

INE calculates separate medians for buyers with a tax residence in Portugal and abroad: for the regions, for Q2 2026; for Coimbra and Leiria, for the 12 months to June 2026.

In Região de Coimbra and Região de Leiria the median for non-residents is lower than for residents; in Região de Aveiro it is 3.9% higher, and in the municipalities of Coimbra and Leiria themselves it is almost the same. For comparison, in Q2 the national figures were €2,421/m² for residents against €3,182/m² for non-residents, and in the Porto metropolitan area €2,648/m² against €3,640/m². This is the gap between the medians of all sales in each group, not a mark-up on the same property.

What is for sale now

Our catalogue on 6 November 2026 has 5,065 properties for sale in the 40 municipalities; after applying the rules below, 965 flats and 1,424 houses. Identical listings from different agencies are counted once, listings under €30,000 are left out, and a median is shown only where there are five or more properties. The ‘All listings’ column counts every active listing without these rules, plots of land included. The table shows municipalities with 50 or more listings.

Coimbra, Leiria and Aveiro have no links in the table: the catalogue page with that name shows the whole district. Municipalities with fewer than 50 listings: Murtosa, Figueiró dos Vinhos, Batalha, Góis, Penela, Pampilhosa da Serra, Mortágua, Castanheira de Pêra, Sever do Vouga and Pedrógão Grande.

In many municipalities the median house in the listings is cheaper than the median flat: Coimbra, Figueira da Foz, Pombal, Cantanhede, Anadia, Lousã, Montemor-o-Velho, Condeixa-a-Nova, Porto de Mós, Vila Nova de Poiares, Albergaria-a-Velha and Miranda do Corvo. A median shows the middle of a particular set of listings, not the price of a typical home, so compare size and condition in the listings themselves. Why this happens, and what to look out for when buying a house with land, is covered in the article on buying a house in Portugal.

Asking prices are higher than sale prices. The median price per square metre for flats in Aveiro in our catalogue is €4,769/m², while INE’s median sale price for the municipality is €2,391/m². The catalogue shows asking prices and a different mix of properties, whereas INE records completed sales of every type of home.

Renting: rents on new leases

INE publishes the median rent on new leases. For the 12 months to June 2026 it was €6.67/m² a month in the Centro region and €9.76/m² nationally. By region: Região de Coimbra €7.60/m², Região de Aveiro €7.59/m², Região de Leiria €6.93/m². The table lists municipalities with 200 or more new leases in the 12 months; the ‘80 m²’ column is simple multiplication.

The other municipalities had fewer than 200 new leases in the year. The lowest median of all 40 is €4.48/m² (Mortágua and Penacova); INE gives no figure for Góis or Pampilhosa da Serra. Listings are in our sections of flats to rent in Coimbra, Aveiro and Leiria; these also show the whole district. For leases, deposits and terms, see renting a home in Portugal.

IMI rates by municipality

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

Every municipality in Região de Leiria has a rate of 0.3%. The highest in these three regions is 0.4%, in Vagos and Figueira da Foz. Reliefs and other owner costs are covered in the article on the cost of owning property.

How to narrow down your choice

1. Set your budget with taxes included. On purchase you pay IMT (property transfer tax) and stamp duty, and non-residents have their own IMT rate for homes; the calculation is in the article on taxes.
2. Compare your budget with the medians. At the median sale price, 80 m² costs €159,200 in Leiria, €183,600 in Coimbra and €191,280 in Aveiro, but asking prices are usually higher.
3. Look at neighbouring municipalities. Each of the three cities has noticeably cheaper municipalities nearby: compare them in the tables above and check how many listings they have.
4. Check the property, not just the municipality. The median lumps new and older homes together; the condition, size and paperwork of a specific property matter more than the average price.

The buying process is explained in how to buy property in Portugal, financing in the article on mortgages for non-residents, and new flats in the article on affordable new builds. For prices in other regions, see our articles on Lisbon, Porto and the Algarve. Our team can help you shortlist properties in central Portugal 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.