Source: Adobe Stock Author: Redaction House prices remain stable Infocasa data shows that house prices changed very little over the last month. Most property owners kept their asking prices unchanged. Among the available apartments, 91.6% kept their price, while 5.6% saw a reduction and 2.8% recorded an increase. For those considering buying a home , prices vary considerably depending on the property type. Studios (T0) have an average price of €264,923, while one-bedroom apartments (T1) have an average price of €314,540. For T2 properties, the average price is €376,592, while T3 properties reach €421,933. T4 properties have an average price of €529,964, while T5 properties reach €576,101. How much does it cost to buy an apartment? The price per square metre generally decreases as the size of the property increases. T0 properties have the highest value, with an average of €5,433/m², followed by T1 properties at €5,420/m². For T2 properties, the average is €4,372/m², while for T3 properties it is €3,616/m². T4 properties have an average of €3,538/m², while T5 properties stand at €3,301/m². For T6 properties, the price falls to €2,360/m². These figures show that choosing a larger home can mean a higher overall price, but it does not always mean paying more per square metre. Lisbon remains one of the most expensive areas For those looking for a home in Lisbon, prices remain among the highest in the country. Santo António leads, with an average value of €7,727/m². The Misericórdia parish comes second, at €6,736/m², followed by Estrela, at €6,711/m². Location therefore continues to have a significant impact on house prices. Within the same city, the difference in prices between parishes can be considerable. More homes are available to choose from Despite price stability, new apartments continue to enter the market. Over the last month, 8,784 new apartments were put up for sale, remaining listed for an average of 9 days. In total, 64,087 apartments were available, with T2 properties representing the largest share of supply, with 22,512 properties, followed by T3 and T1 properties. Most available homes are previously owned, but there are also 9,132 new apartments and 4,936 properties still under construction. For those looking to buy a home, the range of available properties makes it possible to compare prices, locations and property types before making a decision.
Source: Adobe Stock Author: Redaction Works contracts will have new thresholds The Public Contracts Code will change from 1 October, with new rules designed to make procurement processes simpler and faster. One of the main changes concerns the thresholds for choosing simplified procurement procedures. For public works contracts, the prior consultation procedure will now apply to contracts worth less than one million euros. Direct award procedures may be used for contracts worth less than €150,000. Currently, these thresholds are €150,000 for prior consultation and €30,000 for direct award. The thresholds will also increase for the purchase of goods and services. Prior consultation will have a threshold of €130,000, while direct award will have a threshold of €75,000. Execution projects gain greater flexibility The new rules also introduce changes to the execution of works. The contractor may propose changes to the execution project, provided that the project author agrees. This possibility only applies to parts of the works that have not yet been carried out. The changes may not alter the purpose of the works, compromise their quality or affect their functionality. Another change concerns the base price. The contracting authority will now be able to set this value in the invitation or procurement procedure documents, instead of it always being mandatory. New rules strengthen contract execution The new regime also establishes a 30-day deadline for the public contracting party to respond to a subcontracting proposal submitted by the contractor. If there is no response within this period, the proposal will be deemed accepted. In cases of unjustified delays or failure to comply with the work schedule, the project owner will also have greater powers. They may take administrative possession of the works and associated assets, continuing the work directly or through third parties. These measures aim to reduce the impact of delays and facilitate the completion of works when problems arise during contract execution. Technology and new proposals enter public procurement Digital transformation will play a more prominent role in public procurement. The new rules allow digital systems, including artificial intelligence, to be used in the planning, preparation and monitoring of procedures and contracts. The regime also establishes the “once-only” principle, to prevent companies from having to repeatedly submit documents that are already available through other entities. Another new feature is the possibility for companies, research centres and individuals to submit projects or solutions to the Public Administration before a tender is launched. The so-called spontaneous initiative aims to make it easier to present new ideas and solutions. The amendments to the Public Contracts Code will enter into force on 1 October 2026.
Source: Adobe Stock Author: Redaction Municipality aims to triple housing supply Finding a home at a price that is compatible with household incomes remains a challenge in Porto. To help meet demand, the local authority is strengthening its commitment to affordable rental housing and intends to significantly increase the number of homes available under this scheme. The municipality has already delivered around 500 affordable rental homes. By the end of the current term, Porto City Council aims to reach 1,600 homes, increasing the supply available to families facing difficulties in the private rental market. This target requires a major expansion of the housing response promoted by the municipality, which is looking for new solutions to increase the number of properties covered by affordable rental housing. Renovation and construction among the solutions The local authoritys strategy involves using different models to create new affordable rental opportunities. Renovating existing buildings is one of the approaches being used, allowing properties to be restored and converted into housing. One example can be found in Cedofeita, where an old building is being renovated to create 25 new homes for this scheme. In addition to renovating properties, the municipality is also seeking homes from private owners and developing projects through Porto Vivo SRU. The construction of new buildings and partnerships with private entities are also part of the strategy to increase supply. More housing to meet demand The focus on affordable rental housing aims to create alternatives for people who cannot keep up with the prices charged in Portos property market. Increasing the supply could allow more families to find a housing solution with rent suited to their income. One of the models also being considered is build to rent, based on constructing properties specifically for rental. This solution makes it possible to integrate new projects into the municipal strategy and diversify the ways in which housing is made available. With several areas of action underway, Porto City Council aims to accelerate the creation of new homes and move closer to the target set for 2029. If achieved, the municipality will have significantly strengthened its ability to provide affordable rental housing in a city where demand remains high.
Source: Adobe Stock Author: Redaction €23.7 million project prepares intervention The Azores Government has completed the overall project to renovate the infrastructure of the 11 residential areas that make up the housing stock at Santa Maria Airport, in Vila do Porto. The completion of this phase now allows work to proceed on an intervention estimated at €23.7 million. The project was developed by PMT – Coordenação e Gestão de Projetos Unipessoal, following a public tender launched by the regional government in 2024. The proposal was presented to residents and local and regional authorities on 4 September, at Incuba+, in Vila do Porto. The intervention aims to restore a residential area that has faced several constraints over the years. The investment is expected to be carried out in phases, allowing implementation to be adapted to the Region’s budgetary resources. Works cover several infrastructures The works will be carried out area by area and include the renovation or construction of different infrastructures essential to the operation of the residential areas. Planned interventions include water supply and sanitation networks, electricity and communications networks, public lighting, roads and parking areas. The project also includes the restoration of green spaces and the road network. The intervention in the housing stock will be coordinated with another project led by Vila do Porto Municipal Council, aimed at improving municipal water supply and wastewater sanitation infrastructure in the airport area. Coordination between the two projects should make it possible to correctly size the infrastructure and ensure connections between the different networks, avoiding uncoordinated interventions in the future. Regeneration aims to enhance residential area The restoration of the housing stock is part of a broader process to enhance the area around Santa Maria Airport. The site has been classified as a site of public interest since 2017, which means specific rules apply to interventions. The current situation is also the result of years of limited intervention in infrastructure and surrounding areas. In 2013, the land and buildings ceased to be part of the State’s public airport domain and became part of the Region’s private domain. To seek solutions to the existing problems, the Airport Area Working Group was created in 2022, bringing together representatives from the Regional Directorate for Housing, the Regional Directorate for Culture and Vila do Porto Municipal Council. With the new project, the housing stock is entering a new phase of regeneration. The phased implementation should make it possible to progressively restore the different residential areas and improve the urban conditions and usability of this part of the island.
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.
Source: Author Author: Jorge Garcia, Real Estate Specialist Regulation, Professionalisation and Certification Across the Real Estate Value Chain On 30 June, with the participation of around 700 professionals from the real estate brokerage sector, the 4th edition of the APEMIP IMOCIONATE Convention took place. Particularly noteworthy was the presence of Fernando Batista, President of IMPIC – Institute of Public Markets, Real Estate and Construction. His intervention marked the end of a long period without public statements regarding the long-awaited regulation of the sector. It appears that the Government is on the verge of presenting new legislation adapted to the new realities of this market, providing for greater regulation and improved qualifications for real estate brokerage professionals. Another significant point was the disclosure that, at that date, 11,574 real estate brokerage companies were licensed, highlighting the instability of this market. In 2025, 2,417 licences were granted and 1,455 were cancelled. Professionalisation as a Competitiveness Factor The qualification and competitiveness of demand, particularly from international clients, have led to greater, although not widespread, professionalisation of the activity. As in other sectors, there still seems to be a belief in the cultural trait of improvisation under pressure. This provides fertile ground for motivational training with little substance or focused solely on operational matters. Systematic training leads to results that do not depend on the talent or luck of the most capable consultants. Training based on a model similar to that of the NAR – National Association of Realtors, combining self-regulation, training, strategic vision, practical skills and multidisciplinary knowledge in technology, asset valuation, legal and regulatory matters, ethics and institutional representation. Scale, Productivity and the Sectors Sustainability The market is made up of small and medium-sized local agencies, agencies belonging to real estate networks and large internationally aligned consultancies. As there is currently no official register of real estate consultants, although this apparently will become mandatory, the estimated average number of consultants per agency is close to six. Given that, in 2025, the number of residential property transactions reached 170,000, this would represent an average of 14 to 15 transactions per agency per year and two to three transactions per consultant per year. Here too, the figures do not add up. Does Vilfredo Paretos Law apply to this business? Do 20% of agencies account for 80% of completed transactions? Do the 20% most productive real estate consultants generate 80% of agencies turnover? In a highly competitive market such as real estate brokerage, companies will need to achieve greater scale to make professional management possible. A regulated and credible activity that attracts talent and fosters a culture of continuous learning. A valued profession, consistent with the sophistication of investment, financing, property management and maintenance professionals, as well as property owners and buyers. Professionals who are prepared to develop new skills and set aside others that have become irrelevant. Credit Intermediation and Condominium Management: A New Regulatory Phase Within the real estate value chain, condominium management and credit intermediation are becoming increasingly professional as supervision is strengthened. Since 2018, the credit intermediation sector has doubled in size, and the Bank of Portugal has introduced new rules to fill the regulatory gap. The activity of credit intermediaries and credit managers is not limited to attracting clients and forwarding their contacts to financial institutions. Collecting all the necessary documentation and carrying out pre-qualification are crucial to the success of financing operations. Digitalisation is a critical factor: by streamlining processes and ensuring transparency, it improves the customer experience. In credit intermediation, success will also depend on the qualifications of professionals supported by efficient technology. Credit intermediation is decisive in completing the majority of real estate transactions. A new legal framework aimed at regulating and professionalising condominium management and administration is also currently progressing through the legislative process.
Source: Author Author: Jorge Garcia, Real Estate Specialist Portugal at three speeds The real estate market in Portugal continues at three speeds. The speed promised by national and local decision-makers, the more or less rapid speed at which operators move according to their capabilities and skills, and the slow speed of the Public Administration. Recently, the government approved a set of necessary measures, with the intention of addressing the serious housing access crisis. Gap between decision and execution At different speeds, operators in the real estate ecosystem have been trying to adapt to internal and external constraints that affect their activity, while the responsible authorities, namely those in charge of licensing, remain in a lethargic state. In public entities, nothing has changed; technicians continue to “pass upwards”, and obstacles remain. Faced with new challenges and constraints, when it is necessary to respond to the shortage of housing supply, the Public Administration continues to fail as if the time and money of real estate developers and taxpayers were free. Invisible costs of administrative time Over the long period that elapses until the licensing of a new housing development, real estate developers incur financial costs, access to affordable housing is denied to future residents, those who can are paying higher rents in other locations, and municipalities are losing tax revenues from IMI, IRS, among others. These are easily quantifiable costs that are not assigned to anyone. The cost of decision time is a significant economic cost which, together with others, has led to “the numbers not adding up” in many affordable housing projects. Compliance with outdated construction regulations also continues to generate additional costs, with bureaucracy acting as a “protective shield” for technical and political responsibilities. Bureaucracy, blockages and structural challenges Stagnation has a high cost, but change brings a lot of work and headaches when it interferes with the multiple corporate interests embedded in the numerous state bodies. In recent events we have attended, operators’ complaints remain unchanged. When discussing building or renovating for affordable housing, implementing energy transition and building decarbonisation programmes, modernising construction, digitalisation and technological innovation, the WFD - Water Framework Directive, and the transformation of urban spaces, we are faced with major challenges. We have an ageing housing stock with around 70% of buildings being energy inefficient, ageing urban and building water networks, degraded and in some cases containing contaminating materials, a lack of skilled labour and funding sources, regulatory complexity, and slow licensing processes. Industrialisation of construction and productivity But the issue that is most concerning in the short term, given the need to increase productivity and decarbonise, the shortage of labour, and the need to reduce delivery times for housing units, is the industrialisation of the construction process at scale. According to recent statements by Miguel Garcia at the “Real Estate Shapers” event organised by “Magazine Imobiliário”, a building with 77 units could be delivered in less than a year. Would the “heavy state machine” be up to it? Last but not least! On 9 June, ADIT – Brazilian Association for Real Estate and Tourism Development celebrates its 20th anniversary. It will take place in Maceió, State of Alagoas, where it all began. I had the privilege of being a speaker at the first edition of this event related to tourism and real estate investment in Brazil. When it was founded, the organisers sought inspiration abroad. Two decades later, it is in Brazil that it can be found, in the best that is done on a global scale. Thank you Felipe Cavalcanti for your entrepreneurship and for continuing to be a source of inspiration.
Source: Adobe Stock Author: Redaction What is Porta 65 Youth Porta 65 Youth is a public rental housing support programme aimed at young people aged between 18 and 35. In couples, it is possible to apply provided one member is up to 37 years old and the other does not exceed 35 years old, in compliance with Porta 65 Youth rules. This Porta 65 Youth support consists of a monthly rent contribution, calculated based on the contractual rent, household income and rent burden rate. The Porta 65 Youth programme is managed by IHRU – Institute for Housing and Urban Rehabilitation. Applications for Porta 65 Youth are submitted online via the Housing Portal and can be made with or without an existing rental contract, although in the latter case it must be submitted later within the deadline defined in the Porta 65 Youth regulations. How Porta 65 Youth works Porta 65 Youth grants a monthly financial support for 12 months, corresponding to a percentage of eligible rent. The support can be renewed annually, up to a maximum of five years, consecutive or non-consecutive, under Porta 65 Youth rules. To access Porta 65 Youth, the following requirements must be met: Age within the limits defined by Porta 65 Youth Rental contract or promissory contract Permanent residence in the property Rent burden within the established limits Household income within legal limits No ownership of another residential property No outstanding debt from previous Porta 65 Youth or housing support programmes The rental contract under Porta 65 Youth must have a minimum duration of 12 months or be renewable. The property must also be suitable for the household size according to typology limits defined in Porta 65 Youth regulations. The support calculation is based on the lower value between actual rent and the maximum reference rent for the area, applying a percentage defined by scoring brackets assigned in the Porta 65 Youth application. Porta 65 Youth application Applications for Porta 65 Youth are made exclusively online via the Housing Portal. The process requires authentication with tax number and Tax Authority password, Mobile Digital Key or Citizen Card. To submit a Porta 65 Youth application, the following data are required: Tax number (NIF) and Social Security number (NISS) of all household members IBAN/NIB for payment of the support Rental contract or promissory contract Income tax declaration or proof of income Identification of applicants Porta 65 Youth allows applications without a contract, but the document must be submitted later within the legal deadline after approval or submission, as provided in the rules. After submission, Porta 65 Youth is assessed within approximately 45 days. Results are published on the Housing Portal and beneficiaries receive the support via bank transfer. Additional rules and framework for Porta 65 Youth Porta 65 Youth also defines rent limits by geographic area and housing typology criteria, adjusted to household size. The support may include increases in specific situations, such as housing in historic areas, single-parent families or households with dependents or disabled members. The final value depends on the score obtained, combining income, financial effort and housing conditions. The system is periodically reviewed and subject to current IHRU regulations.
Source: Adobe Stock Author: Redaction New model strengthens higher education grants The Government will strengthen the higher education grant system, with a 53% increase in social support funding. With this new grant model, the average annual amount is expected to rise to around €2,660, reflecting a major update in the calculation of grants. The aim is to make grants better aligned with the real cost of studying, ensuring greater coverage of students’ expenses. Grants will therefore be recalculated based on more detailed criteria, including the cost of living per municipality. How new grants will be calculated The new grant model considers the average cost of studying in higher education, including tuition fees, food, transport and accommodation. The difference between this cost and household financial capacity determines the grant amount. With this system, grants become more progressive and better adapted to each student’s reality. The Government estimates that the average grant value will rise from €1,734 to €2,660 per year, a significant increase in support through grants. The minimum grant remains at €872, while the maximum grant will be awarded to students in the most vulnerable situations, reinforcing the role of grants as an equity tool. Impact of grants and transitional regime The new grant system will come into force in the 2026/2027 academic year, with a transitional regime ensuring that no student loses support. Existing grants will remain in place until the end of the course whenever they are more favourable. The reinforcement of grants represents a significant investment in social support, directly impacting around 83,000 students. In some cases, grants may reach more than €7,000 per year, especially for students who are away from home. Grants will also continue to include housing support, with priority access to public residences and additional compensation when no place is available. The new model therefore strengthens the role of grants in reducing inequalities in access to higher education.
Source: Adobe Stock Author: Redaction Public housing and rents in Lisbon More than 60% of municipal rents in Lisbon are below 100 euros, across a universe of more than 21,000 housing contracts. According to Gebalis data, 63% of municipal rents are below 100 euros and around 30% do not exceed 25 euros, highlighting the weight of public housing in the city. The Housing and Urbanism councillor, Vasco Moreira Rato, stressed that these figures demonstrate the importance of public housing, arguing that the structure of municipal rents reflects the financial capacity of the families living in municipal housing. Public housing in Lisbon represents around 10% of the resident population. Public supply and the role of private developers in housing The municipal official highlighted that public housing plays an essential role in responding to the housing crisis, but rejected the idea that it is the only solution. The council’s strategy is to combine public housing, affordable housing and private development, strengthening the overall housing supply in Lisbon. The councillor also noted that the municipality has been working with private developers, mainly through licensing processes and projects with affordable housing components. In a case involving a development in Olivais, the possibility of the developer transferring affordable housing to the municipality was mentioned as an alternative to other facilities. Affordable rent and new housing models Municipal housing continues to be complemented by programmes such as affordable rent, which aim to respond to different income profiles. The municipality considers that not all housing needs can be solved through public housing alone, requiring a combination of solutions. Vasco Moreira Rato argued that the housing crisis does not have a single solution, highlighting that the economic and social context is constantly changing. In this sense, the Lisbon municipality is seeking partnerships with private entities to increase housing supply, recognising that the council does not have all the necessary resources on its own. He also stressed that “everyone will be needed” to address the housing challenge in Lisbon, defending cooperation between the public and private sectors as essential to respond to growing demand.