Photo: Adobe Stock Author: Redaction Proposed changes to rental law spark controversy The Government’s proposed reform of urban rental law has been approved in principle by Parliament, but it has drawn criticism from landlords’ and tenants’ associations, which have raised different concerns about the planned changes to the housing market. The Lisbon Tenants’ Association (AIL) believes the changes favour landlords and reduce tenants’ protection . The organisation warns of a greater imbalance between the two parties, at a time when access to affordable rental homes remains a challenge for many families. Tenants warn of reduced protection The AIL is concerned about the proposal’s impact on the rights of current and future tenants. In the association’s view, the measures could make it harder for people looking for a home and undermine tenants’ protection in the rental market. The organisation believes the reform gives landlords greater freedom to act without providing sufficient safeguards for tenants. These concerns arise at a time when housing affordability remains one of the main challenges facing Portugal’s property market. Landlords call for more far-reaching reform The Lisbon Property Owners’ Association (ALP) also believes the proposal falls short of the changes needed. The organisation calls for the repeal of measures introduced since 2015 which, in its view, have contributed to properties being withdrawn from the rental market. Despite its reservations, the ALP acknowledges the importance of the proposal’s approval, believing the reform could help restore landlords’ confidence. The association considers stable rules essential to encouraging more homes to be made available for rent, including to younger people. Housing measures have their limitations EY believes the changes to rental law could help improve the market’s functioning, but are unlikely to resolve the housing shortage and pressure on rents on their own. Measures with potential impact include lower taxation on moderate rents and incentives to bring properties onto the market. However, the consultancy warns that legal uncertainty and concerns about tenants failing to meet their contractual obligations continue to influence landlords’ decisions. The debate surrounding rental law highlights the difficulty of balancing tenant protection with the need to create conditions that encourage an increase in housing supply.
Photo: Adobe Stock Author: Redaction Discover A Coruñas heritage and history Located on Spains north-west coast, A Coruña is a Galician city where history meets life by the Atlantic. Its proximity to Portugal makes it an appealing choice for a short break, with cultural attractions, green spaces and a food scene renowned for its seafood. One of the citys most iconic landmarks is the Tower of Hercules, a Roman lighthouse almost 2,000 years old, recognised as a UNESCO World Heritage Site and still in operation. Nearby, the Aquarium Finisterrae offers an insight into marine biodiversity, while San Antón Castle, a former 16th-century fortress, now houses a museum. In the old town, its worth wandering through the historic streets and discovering churches, convents and buildings from different periods. María Pita Square stands out for its size and surrounding architecture, making it one of the citys main meeting points. Beaches, walks and views of the Atlantic The coastline is one of A Coruñas main attractions. The seafront promenade is perfect for exploring the city on foot, enjoying the scenery and passing urban beaches such as Riazor and Orzán, which are popular for both relaxing and outdoor activities. For a different perspective, Monte de San Pedro Park offers panoramic views over the city, the harbour and the ocean. This green space, built on a former military site, is ideal for a leisurely walk and taking in the scenery. The city also has plenty to offer those who enjoy culture and nature. The House of Sciences, Santa Margarita Park and places associated with Pablo Picassos time in A Coruña provide more options to explore during your visit. Galician flavours and places to explore nearby Food is another reason to visit A Coruña. Seafood, fresh fish and tapas are an essential part of the local experience, with restaurants and bars dotted around the city centre and its busiest streets. Avenida da Mariña is particularly notable for its glass-fronted buildings, which earned the city its nickname, the Glass City. For shopping, Calle Real is home to traditional and retail shops, while the Marineda City shopping centre offers a more modern alternative. If you have more time, take the opportunity to explore other parts of Galicia. The Costa da Morte, with towns such as Camariñas, Corcubión and Fisterra, boasts striking coastal scenery. The Cíes Islands and the regions natural parks are also worth visiting if youre looking for clear-water beaches, walking trails and a closer connection with nature. With its heritage, coastline, great food and varied scenery, A Coruña has everything you need for a memorable short break without travelling too far.
Photo: Adobe Stock Author: Redaction Choose the Perfect Spot to Read Creating a reading nook is a simple way to make better use of your home and set aside a space to unwind, away from the distractions of everyday life. Whether in the living room, bedroom or by a window, the key is to choose a peaceful spot where you can enjoy a book in comfort. You dont need a room dedicated to reading. An underused corner can take on a new purpose with a few practical choices that suit the available space and your homes interior style. Prioritise Comfort and Good Lighting Seating is one of the most important elements of a reading nook. An armchair, an occasional chair or a comfortable bench may be all you need to define the space. To make it more inviting, add cushions and a throw to create a cosy atmosphere. Lighting also deserves attention. Make the most of natural light during the day whenever possible. In the evening, a floor or table lamp can create a more intimate atmosphere while providing enough light to read comfortably. Organise the Space with Functional Furniture A reading nook doesnt need to be filled with furniture or objects. A small side table is useful for keeping a book, glasses or a cup of tea within reach. If space allows, a bookcase keeps your favourite reads close at hand, while a basket can be used to store magazines and other accessories. The layout should make the space easy to use without restricting movement. Choosing pieces that are proportionate to the available area helps keep the space functional, especially in homes where every square metre counts. Add Personality with Decorative Details Accessories give a reading nook character and help it blend into your homes décor. A rug can visually define the area, while a plant adds a natural touch. Vases, picture frames and decorative candles can also help create a more personal atmosphere. When choosing colours and materials, aim for a harmonious combination with the rest of your furniture. Soft shades, pleasant textures and decorative items you love can transform a simple corner into somewhere youll want to spend time. Creating a reading nook is an affordable way to make your home more comfortable and better suited to your daily routine. With just a few carefully chosen pieces, you can create a peaceful space without the need for building work or major investment.
Photo: Adobe Stock Author: Redaction Major municipalities lead housing investment Large coastal municipalities account for a significant share of housing projects funded by the Recovery and Resilience Plan (PRR). Lisbon, Oeiras, Matosinhos, Vila Nova de Gaia, Cascais and Setúbal stand out for their contracting activity, although several municipalities in the Algarve and inland regions have also achieved notable results. Loulé and Vila Real de Santo António are examples in the south, while Vila Real, Peso da Régua, Elvas and Fundão stand out among inland areas. However, detailed information is still lacking on the geographical distribution of completed homes and the nature of the work carried out. More than 32,000 homes covered by the PRR The Government announced that the PRR had enabled 32,641 homes to be made available for social housing or at affordable prices, through new construction, renovation or acquisition. However, publicly available information on contracted projects does not specify how many homes fall into each category. The PRR Monitoring Committee is awaiting clarification from the Institute for Housing and Urban Rehabilitation (IHRU) to gain a clearer understanding of the programmes results. Current indications suggest that renovation accounts for a substantial proportion of completed homes, given the poor condition of many municipal properties. Lisbon and Porto stand out in contracted projects Available data identifies 3,669 housing projects contracted under the PRR, including initiatives to support access to housing and emergency and temporary accommodation schemes. Lisbon ranks first, with 567 projects and €1.12 billion in contracted funding. Porto follows with 539 projects and €552.39 million, while Braga has 394 projects totalling €203.66 million. Beja has the lowest number, with 39 projects receiving €31.8 million in funding. Housing targets remain unchanged after PRR revision The latest revision of the PRR changed how measures aimed at affordable housing are implemented, seeking to simplify administrative procedures without reducing the targets. The goal remains 20,801 homes under the 1.º Direito programme, through construction, acquisition, renovation or rental for subletting. Despite the investment mobilised, the PRR cannot, on its own, resolve Portugals structural housing problems. Municipal applications exceeded 59,000 homes, compared with the initial target of 26,000, prompting the Government to seek additional funding sources. Total investment in housing currently exceeds €11 billion.
Photo: Adobe Stock Author: Redaction Group brings together sector bodies The team will be coordinated by a representative from the office of the Secretary of State for Housing, Patrícia Gonçalves Costa. It will also include representatives from the Institute of Public Markets, Real Estate and Construction (IMPIC), the National Laboratory for Civil Engineering (LNEC) and Construção Pública, E.P.E. The group was formally established under Order No. 12528/2026, published in the Diário da República, Portugal’s official gazette. The initiative forms part of the Construir Portugal programme, included in the programme of the 25th Constitutional Government. New code aims to simplify legislation The Construction Code is intended to address the fragmented nature of the rules governing the sector. The aim is to bring the legislation applicable to the different stages of a construction project under a single legal framework. This reorganisation is expected to cover various aspects of construction, making the legal framework more consistent and making the relevant provisions easier to consult. Joint effort to establish new rules The range of issues involved calls for the participation of organisations with different areas of expertise and technical experience. Although IMPIC will retain its role in proposing legislative and regulatory measures for the construction and real estate sectors, the Government considers it important to involve other institutions. The working group will therefore gather specialist input to prepare the proposed Construction Code. The goal is to establish a more integrated legislative framework that brings together the various rules governing the sector.
Photo: Adobe Stock Author: Redaction More homes despite fewer projects Residential construction showed signs of growth in the first seven months of 2026. Although fewer projects were licensed than in the same period of 2025, the number of homes approved increased, according to AICCOPN. Between January and July, 11,441 residential projects were licensed, down 7.7% year-on-year. In contrast, the number of homes licensed reached 25,854, representing an increase of 4.5%. The figures therefore point to a higher average size of approved projects. The Lisbon Metropolitan Area stood out in terms of new homes being licensed. In the 12 months to July, 5,727 homes were licensed for new-build construction, 6% more than the 5,394 recorded in the same period last year. Of these homes, 35% were T2 properties and 32% were T3. T0 and T1 properties accounted for 17% of the total, while T4 properties and larger represented the remaining 16%. Mortgage lending follows the trend The mortgage lending market also recorded positive growth up to July. New financing provided by banks, excluding renegotiations, totalled €14.509 billion since the beginning of the year. This represents year-on-year growth of 11.3% and follows the trend seen in residential construction. At the same time, bank valuations of homes increased by 15.2% compared with the same period of 2025. Cement reinforces construction activity Data on material consumption also followed this trend. By July, 2.505 million tonnes of cement had been consumed in Portugal, 6% more than in the same period of the previous year. In terms of bank valuations, apartments recorded an increase of 16.5%, above the 13.6% recorded for houses. Overall, the indicators released by AICCOPN point to continued growth in residential activity, despite the decline in the number of licensed projects.
Photo: Adobe Stock Author: Redaction One borrower may have to cover the full instalment When two people take out a mortgage as borrowers, joint and several liability is common. In this case, each borrower may be liable for the full debt towards the financial institution. This means that if one borrower stops paying their share of the instalment, the other may have to cover the full amount to avoid falling behind. The way the couple has agreed to divide expenses does not, in itself, change the obligations set out in the mortgage agreement. For this reason, before buying a home together, it is important to understand who is registered as the owner, who signs the mortgage and what responsibilities each person assumes. Separation does not automatically change the agreement A separation or divorce does not eliminate the responsibilities assumed under the mortgage. Even if one borrower stops living in the property, they remain linked to the loan until the agreement is formally changed. If one of the partners wants to keep the property and take on the repayments alone, the bank must agree to the change in the mortgage arrangements. The lender will assess, among other factors, the income, expenses and other financial commitments of the borrower who wants to take on the financing alone. The change only takes effect with regard to the bank once it has been formally agreed. Until then, both borrowers remain subject to the obligations set out in the agreement. What happens if mortgage payments are missed? If one borrower stops paying and the other cannot make up the difference, both may face consequences. Default can lead to late-payment interest and other charges, and may also be reported to the Credit Responsibilities Centre. If financial difficulties arise, it is important to contact the bank quickly. Customers may have access to mechanisms designed to prevent or resolve situations of payment difficulties. One of these is PERSI, a negotiation procedure aimed at finding solutions between the customer and the financial institution. The bank must initiate this procedure between the 31st and 60th day after the missed payment, although the customer may also request to be included. Selling the property may be a solution When neither borrower can afford the mortgage alone and there is no agreement to keep the property, selling the home may be an alternative . Having a mortgage secured against the property does not prevent it from being sold, but the transaction must be coordinated with the bank. It is necessary to determine the outstanding capital and arrange its repayment in order to cancel the mortgage. If the sale price is higher than the outstanding debt and associated costs, the remaining amount will be divided according to ownership of the property and the existing legal arrangements. If the sale price is not enough to repay the mortgage in full, it will be necessary to clarify with the bank how the outstanding amount will be settled. To reduce risks, couples taking out a mortgage should agree in advance how repayments will be covered and what will happen if one borrower can no longer pay. Keeping proof of payments and contacting the bank at the first sign of financial difficulties can also help prevent the situation from getting worse.
Source: Author Author: Jorge Garcia, Real Estate Specialist Strengthening relationships of trust Strengthening relationships of trust within the property community is essential! The property community has adjusted and continues to adapt to the complexity of the circumstances affecting the sector. Like all communities, it is not perfect or immune to conflicts. We are living through times of rapid change in procedures and routines. New conditions imposed by technological advances and the industrialisation of the property business value chain. New competitive challenges at every link in the chain. But People and their ethical values remain essential to establishing relationships of trust between operators across the construction and property sectors, making possible a culture of information sharing and business based on respect for others and integrity. New tests for the property ecosystem, so that we can bring out our best. A summer of encounters and reflection With the summer season almost over, and as we return to more or less formal environments, to the rules, behaviours and procedures that guide our professional relationships, it was in an informal and festive atmosphere that “Diário Imobiliário” held another edition of the “Beach Party Imobiliário”. An opportunity to meet again, validate or dismiss assumptions, engage with purposes and connections, foster cross-cultural exchange throughout the value chain, and update contacts and agendas. A summer event that continues the “No Filters” conversations, moderated by Fernanda Pedro, the newspaper’s director, which take place throughout the year. Taking advantage of the occasion, on a subsequent sunny afternoon, I read from beginning to end the book “O Mundo Imobiliário: as histórias incríveis do dia-a-dia de um consultor imobiliário”, a compilation of articles published in 2020 and 2021 by Francisco Mota Ferreira in “Diário Imobiliário”. The perspective of a former journalist who, upon starting work in the property sector, discovered a wealth of good stories that deserved to be told. The strengths and weaknesses of the property sector described with humour and irony. Lisbon and the preservation of identity The summer season in Lisbon will forever be associated with the Chiado fire which, 38 years ago, destroyed 18 historic 18th-century buildings. A prime area of the city where buildings were redeveloped and rebuilt, making it possible to preserve some of the commercial heritage. As in other neighbourhoods of the Historic Centre, the area is losing its character. Without competitive differentiation in a tourism market that is beginning to show signs of stagnating demand, the destination becomes more commonplace, increasingly mass-market, loses its appeal and depreciates. The Lisbon City Council’s well-intentioned “Lojas com História” programme is proving to be of limited effectiveness today. Recognition is not the same as protection. Political will is needed to go further. It is necessary to protect façades and interior elements and to integrate historic, identity-defining commercial establishments and associations into Urban Conservation Areas. People who leave a legacy The property sector is made up of People. As he announces his retirement, anyone who has been part of this Property World for almost three decades could not fail to mention Luís Roquette Pinheiro de Melo. Those who worked with him tell me that he leaves behind an enormous legacy of honesty and technical knowledge. Like others, he deserves a page in the book of celebrated figures in Portugal’s property agency sector. He will continue to be a reference for future generations who make property their profession. Regarding the prime segment, where he was primarily positioned, I often say that technical skills can be learned. Ethical principles, discretion, confidentiality, sobriety, “breeding” — either you have them or you do not. And Luís Pinheiro de Melo, bringing together all these personal attributes, combined them with outstanding technical expertise.
Photo: Adobe Stock Author: Redaction Rehabilitation gathers pace in central Coimbra Coimbra City Council has stepped up its work to identify and monitor run-down properties, particularly in the citys historic area. Following notifications sent to owners, ten buildings have already moved forward with reconstruction or rehabilitation works. The local authority has favoured a gradual approach, seeking to ensure that owners voluntarily undertake the necessary interventions. In several cases, run-down properties are already at the licensing stage, undergoing works or have new owners preparing the procedures needed to begin rehabilitation. Municipality identifies new buildings The survey carried out by the City Council has made it possible to increase the number of run-down properties identified in the city. In addition to the buildings previously identified, a further 67 owners were recently notified to carry out interventions on their respective properties. In total, 112 properties have now been identified whose rehabilitation processes are expected to move forward. Baixa and Baixinha account for a large proportion of these cases, but the work also covers areas such as Avenida Emídio Navarro and Praça da República. The local authority intends to continue monitoring run-down properties and assessing the appropriate solutions for each situation, taking into account the condition of the buildings and the owners willingness to proceed with the works. Coercive works are a last resort When voluntary intervention does not take place, the municipality can resort to coercive mechanisms. This option is considered a last resort and may involve administrative possession, the execution of works by the local authority or other procedures provided for by law. One of the cases already being monitored involves a building on Rua da Fornalhinha, which collapsed in December 2025. After taking administrative possession of the property, the City Council carried out the necessary interventions. The building was subsequently acquired by the Coimbra Viva fund. There are also other run-down properties that could be subject to similar measures, including expropriation proceedings in the public interest, forced sale or compulsory execution of works. Housing could benefit from rehabilitation The recovery of run-down properties could also help increase the housing supply in central Coimbra. The local authority itself has buildings it intends to refurbish, with the aim of creating affordable housing. The rehabilitation strategy therefore seeks to address both the deterioration of the urban heritage and the need to make use of buildings that are unused or in unsuitable condition. In addition to run-down properties, the municipality has identified 237 vacant buildings, meaning properties that remain unused for an extended period. Monitoring these buildings could pave the way for new interventions and strengthen the revitalisation of the citys central areas.
Source: Adobe Stock Author: Redaction Industrial investment increases pressure in Sines Sines is undergoing a period of major economic transformation, driven by large industrial projects that are expected to represent more than €20 billion in private investment. The increase in business activity is bringing new workers to the municipality and, with them, greater demand for housing. Against this backdrop, the Government intends to create a specific public investment plan to keep pace with the regions growth. The strategy is expected to cover several areas that are essential for the population, including housing, education, healthcare, nurseries, pre-school education and facilities for older people. The aim is to ensure that economic development is matched by adequate public service capacity. Housing is particularly important in this context, as rising demand has made it increasingly difficult to find available homes in the municipality. The property market feels the effects of growth Pressure on housing is already visible in local market prices. Rental availability is limited and prices are making it harder for families to access a home in Sines. Population growth helps explain part of this situation. Between 2021 and the end of 2025, the municipalitys population is estimated to have increased by more than 12%, equivalent to around 2,000 people. Demographic growth has not been matched at the same pace by the expansion of public services. For the municipality, this gap makes it urgent to find solutions for housing, as well as for areas such as healthcare and education. The shortage of housing could also affect how residents perceive the major projects arriving in the area. Economic development may be seen as an opportunity, but also as an additional source of pressure on the property market. Government prepares an unusual response The Government considers that the scale of investment in Sines justifies an approach different from the one usually applied in other municipalities. The areas specific circumstances are therefore expected to underpin a joint plan with the local authority. The response should seek to anticipate the needs created by economic growth, preventing shortages of housing and public services from limiting the areas ability to attract workers and new families. In addition to housing, infrastructure investment is expected to cover healthcare facilities, educational establishments and social support services. Creating suitable conditions will be crucial to keeping pace with the municipalitys expected development. Municipality calls for greater return from investment The local authority also argues that companies developing projects in Sines should play a greater role in creating new services and facilities for the population. The idea is to link private investment to mechanisms that can strengthen local capacity. One of the proposals is to revise the Local Finance Law, ensuring that the municipality can benefit more directly from the economic activity generated within its territory. The municipality has also suggested establishing local agreements with the companies behind the major investments. These solutions could help finance new infrastructure and respond to growing demand for housing. Despite its concerns, the local authority remains supportive of private investment in Sines. The priority now is to ensure that economic growth is accompanied by affordable housing and public services capable of meeting new needs.
Source: Adobe Stock Author: Redaction Higher education loses students after a decade of growth The number of students enrolled in higher education fell for the first time after a decade of continuous growth. Data from the Register of Enrolled Students and Graduates in Higher Education (RAIDES) shows that 447,690 students attended Portuguese higher education institutions in the 2025/26 academic year. This represents a 1.8% decrease from the approximately 456,000 students recorded the previous year. Despite the decline, the public sector continues to account for the majority of students, with 355,670 enrolled, while private institutions have 92,010. The change interrupts a trend that had continued since 2014/15. During this period, the number of students increased in both public and private higher education, with the latter recording particularly significant growth. Fewer new students put pressure on enrolment figures The decline in higher education enrolment is linked to lower demand for new courses. In 2025, the number of new students starting undergraduate degrees or integrated masters degrees fell by 10.5% compared with the previous year, equivalent to 8,678 fewer students. The National Higher Education Admissions Competition was particularly affected. In the first round, 43,899 candidates were admitted, with around 79% of available places filled. Changes to admission rules were identified as one of the factors affecting demand. The decline in the young population is also becoming increasingly evident. Portugals demographic trend, marked by decades of low birth rates, is progressively reducing the number of potential higher education applicants. International students become increasingly important International students represent an increasingly significant share of Portuguese higher education institutions. In the last academic year, there were more than 72,000 international students, including those completing their entire education in Portugal and participants in mobility programmes. This growth has helped universities and polytechnics partially offset the decline in the number of young Portuguese students. For many institutions, attracting international students has become an important strategy in response to the countrys demographic changes. Students enrolled in higher education include those across different levels of study, from short-cycle higher technical programmes to undergraduate degrees, masters degrees and PhDs. Recovery in admissions could slow the trend The first results for 2026 point to a recovery in demand. The occupancy rate for places available through the National Higher Education Admissions Competition rose to around 88%, with 49,991 new students admitted, above the figure recorded in the first round of the previous year. This recovery could help limit the decline in higher education enrolment, although it is still too early to determine whether it represents a sustained change. The demographic outlook nevertheless continues to pose challenges for institutions. The ability to attract new students, strengthen course offerings and recruit international students is likely to become increasingly important for maintaining the scale of Portugals higher education system.
Source: Author Author: Jorge Garcia, Real Estate Specialist Sun, sea and books In this dear month of August, we live under the aegis of the blessed trilogy: sun, sea and books. Long-postponed reading of books published by the Portuguese Academy of History, by classic authors of Portuguese and Brazilian literature. And also revisiting the opinion articles published here and in other Media outlets over the past few decades about the real estate market. A desire to look back at what we have been publishing with the appropriate distance. And perhaps that other trilogy that gives meaning to life will also be completed. We have already planted a tree, we have a daughter, all that is missing is a book. Our lengthy searches through the archives, most of them in physical format, took us back to the first decade of the 21st century. They brought us back to the challenge of producing training content that met the requirements of the legislation published, Decree-Law No. 211 and Ordinance No. 1326 of 2004, and that could also, within the time constraints of the modules assigned to us by CECOA – Training Centre for Commerce and Related Activities, contribute to training in other supplementary and differentiating skills in the practice of the real estate profession. To produce content effectively, it is important to know and understand the target audience. In this case, more than a target audience, we had a prospective audience: everyone who wanted to become accredited to carry out real estate brokerage and property acquisition activities. When re-examining the Manuals produced at the time, some of the key qualifications required of real estate professionals during that first decade remain intact. The technical and commercial skills that can make them successful. Knowing the market, understanding the dynamics of supply and demand that drive the “asking price”, knowing how to carry out a comparative market analysis, and having knowledge of bank financing, taxation, the legal process involved in a sale, investments, construction defects and energy efficiency, and urban planning. When it comes to commercial skills, the vast majority of training provision was and continues to focus on this area: prospecting, client qualification, negotiation, objection handling and closing. It is important that newcomers achieve results in the short term. From real estate brokerage to consultancy What distinguishes the real estate brokerage of the past from real estate consultancy is the relational, strategic and digital skills that some companies and salespeople still have not incorporated. They call themselves consultants but continue to behave like salespeople. They continue to present properties with the aim of shortening the sales cycle and closing deals in the short term, without taking into account the building of a long-term relationship with their clients. We closely follow the professional journeys of successful real estate consultants. Their ability to understand markets, analyse trends and discreetly build relationships that stand the test of time. Careers devoted to understanding market cycles and investment strategies. Technology has democratised access to information. A real estate consultant has the ability to turn information into decisions. It is through the combination of data, technology and human relationships that they create value by advising their clients to make better decisions. Artificial Intelligence in real estate It remains depressing to see the banality, vulgarity and “clichés” of the Communication and Marketing of some real estate agencies and property sellers when using AI. Following other brands, KW – Keller Williams Realty has also announced the development of its own Artificial Intelligence (Claude AI + Notion AI), integrated with its business model. Generally speaking, one should not assume that AI, automation or new software will solve strategic weaknesses. AI is transforming the real estate sector. Are physical agencies and real estate consultants under threat? AI may reduce the size of physical premises and the need for some in-person tasks, but it does not eliminate the value created by real estate consultancy. Technology brings efficiency; consultants bring trust and guidance when making decisions. A farewell News also came from the US of the death of Gail Liniger, co-founder of RE/MAX in 1973. She left her mark on several generations of real estate professionals around the world. May she rest in peace.
Source: Author Author: Jorge Garcia, Real Estate Specialist In Portugal, to be realistic, you need to believe in miracles! The phrase attributed to David Ben-Gurion, one of the founders of the Jewish State, regarding Israel, seems to apply to Portugal. Access to housing continues to worsen Access to housing is now one of the main sources of social inequality and distributive conflict in Portugal. The real estate sector appears to have improved its performance in the first half of 2026, confirming the year-on-year data released by the Statistics Portugal (INE) for the first quarter. Growth was driven by a 17.8% increase in prices, while transactions fell by 8.7%. Fewer families gained access to housing and, for the most part, those buying were families that already owned property. In the second half of the year, pressure on prices and the contraction in sales are expected to continue. In 2026, the market is likely to remain active while housing affordability deteriorates further. Demand will continue to come from those with incomes compatible with rising prices, those able to access mortgage credit under stricter lending rules, or those who already own a property to sell. For those looking to buy their first home, and for middle-income families whose earnings no longer match current market prices, the barrier to entry will become even higher. The problem has never been knowing what to do After decades in which public housing policies were absent or proved ineffective, policymakers have finally placed access to housing on the agenda. Public housing remains negligible. Until now, the Portuguese State has left access to housing largely to bank lending and the market. While credit was easily available and affordable, and buyers were mainly domestic, the system worked. With the deterioration of Portuguese households incomes and the arrival of foreign buyers with greater purchasing power, the market became unbalanced. There has been no shortage of studies, analyses and endless debates about possible solutions. Due to political incapacity, but above all resistance to change from vested interests within the public administration, these problems have persisted and worsened. Taking advantage of this window of opportunity, it is crucial that the measures adopted are given the time, scale and implementation conditions needed to deliver results. In Portugal, the problem has never been knowing what to do. It has been doing it. A recent study by Nuno Palma and Nobel Prize-winning economist James A. Robinson, Unlocking Portugals Growth – Structural Reforms and Challenges in Implementing Economic Policies, highlights Portugals real problem: the States inability to implement. A State that fails to meet deadlines, fails to decide and fails to act. An institutional model built on layers of legal risk control, where the rational decision is often not to decide. Producing legislation, strategies, action plans and widely publicised reforms is simply not enough. Portugal still clings to the idea of competitiveness based on production costs, resulting in an economy of low wages and low productivity. Todays global economic competitiveness is determined by the speed of decision-making. Licensing, regulation and taxation are more than State functions; they are competitive economic factors. Implementation is the real challenge Returning to the issue of access to housing, the supply of homes for younger generations and an increasingly impoverished middle class, the estimated housing shortage of 150,000 homes, and the missed opportunities under the Recovery and Resilience Plan (RRP), it is reasonable to believe that only industrialised and modular construction can significantly address the problem. Technology also already makes it possible to establish binding deadlines for municipal licensing, full digitalisation and the public registration of planning decisions and their beneficiaries. The Construction Code and the National Single Urban Planning Platform should already have been implemented, but they have not. Portugal is not facing a sudden crisis, but rather a slow structural decline. That is Portugals problem, one that must be faced with realism, speed, courage and determination.
Source: Adobe Stock Author: Redaction Lisbon expands its affordable housing supply Lisbon City Council (CML) will move forward with the construction of a new affordable housing building near Jardim da Estrela. The project includes 11 municipal homes, helping to increase the supply of housing for families seeking more affordable living solutions. The building will be constructed on a currently vacant plot on Rua do Jardim à Estrela and is part of the Dispersed Building Intervention Plan, which aims to regenerate urban spaces and transform them into new housing opportunities. New building will include 11 homes The future building will have three floors and include different housing types, meeting a variety of needs. It will feature studio apartments (T0) and two-bedroom apartments (T2), distributed across the three floors, as well as technical areas, storage rooms and support facilities. The project will be awarded through a public tender, with a base investment of more than €1.4 million, plus VAT at the applicable legal rate. The expected construction period is 515 days, with completion depending on the various stages of the procurement and construction process. More housing to meet demand The construction of this new affordable housing building represents another investment in expanding municipal housing in Lisbon. Increasing the supply of homes remains one of the citys priorities in response to strong housing demand. In addition to providing new homes, the project will regenerate a previously unused site, promoting urban renewal and making better use of municipal assets. With new affordable housing projects, Lisbon aims to expand the options available to residents facing difficulties in accessing housing, while responding to the need for more affordable housing solutions adapted to current market conditions.