Photo: Adobe Stock Author: Redaction APPII remains on the Municipal Housing Council The Portuguese Association of Real Estate Developers and Investors (APPII) will continue to participate in Lisbon’s Municipal Housing Council (CMH), where it has been represented since 2012. The association intends to maintain the real estate sector’s contribution to the debate on housing and the challenges facing the municipality. Over the past 14 years, APPII has followed different terms and administrations of Lisbon City Council, bringing the experience of real estate developers and investors to the advisory body. This participation provides an opportunity to share knowledge about urban development and the challenges related to housing supply. The association considers the CMH an important forum for bringing together different entities involved in housing and promoting dialogue between the various stakeholders in the sector. New term brings together eight entities APPII’s position comes after Lisbon City Council approved the new composition of the CMH’s permanent members for the 2025-2029 term. The Council now includes eight entities linked to housing: FAMALIS, FENACHE, AIL, ALP, APPII, WIRE, AICCOPN and APEMIP. WIRE and AICCOPN are the new members of the body. The Municipal Housing Council is an advisory body of the local authority dedicated to housing-related issues. It includes the Mayor, or the councillor responsible for the area, representatives of associations and other social partners, as well as representatives of political groups with seats on the Municipal Assembly. Affordable housing among priorities APPII intends to continue bringing to the Council the accumulated knowledge of professionals involved in real estate development and investment. The aim is to contribute to an analysis of the main challenges affecting housing in Lisbon. Among the association’s priorities is promoting greater housing supply and affordable solutions for city residents. Participation in the CMH also allows APPII to follow the development of municipal policies and share its members’ experience of urban development and the housing market. APPII strengthens participation in the debate With the Council’s new composition, APPII maintains the representation of the real estate development and investment sector in this municipal forum for dialogue. The association intends to continue working with the other entities represented on the CMH, contributing sector knowledge and experience to the discussion on housing in Lisbon. The aim is to bring together different perspectives and help find responses to challenges related to housing supply, urban development and access to more affordable housing.
Photo: Adobe Stock Author: Redaction Housing market concentrates key risks House prices are currently identified by the International Monetary Fund (IMF) as the main vulnerability with potential implications for Portugals financial sector. The assessment comes amid rising property values and increasing household debt . Since 2015, property prices in Portugal have risen by 169%, significantly above the 55% increase recorded in the euro area. Despite this rise, mortgage lending has grown at a considerably slower pace, limiting banks direct exposure to the property market. Mortgage lending requires attention A significant share of property transactions in Portugal takes place without bank financing. This helps explain why mortgage lending continues to grow at a relatively moderate pace compared with house price growth and other euro area markets. Nevertheless, the IMF considers that developments in mortgage lending should continue to be monitored. Increased lending could change the level of exposure within the financial system, particularly if property prices continue to rise. Household debt also requires monitoring. Although it remains below the euro area average, it is on an upward trend that could increase households vulnerability to changes in financial conditions. Banks maintain capacity to respond Despite rising house prices, the IMF considers that immediate risks to the financial system remain limited. Banks resilience and their ability to absorb potential shocks in the property market contribute to this situation. As the credit cycle changes, maintaining financial buffers will be important to preserve this capacity to respond. Employment trends are another relevant factor, as a low unemployment rate helps limit the impact of potential difficulties in the housing market. Pressure on house prices may persist while housing supply remains below demand. For the banking sector, monitoring lending, household debt and market conditions will be key to anticipating potential risks.
Photo: Adobe Stock Author: Redaction Orders continue to grow The urban regeneration market showed mixed signals in August 2026. According to AICCOPNs Urban Regeneration Barometer, the Activity Level Index fell by 0.5% compared with the same month in 2025, while the Order Book Index increased by 2.9%. Orders therefore continued on a positive trajectory despite the slight decline in activity levels. The figures show a different pattern between the workload secured by companies and the actual execution of urban regeneration projects. Contracted Production also declined. In August, companies reported an average of 9.4 months of secured activity at a normal pace of execution, down from 10.8 months in the same period of the previous year. Licensing maintains negative trend Licensing indicators continue to show an unfavourable trend. By the end of August, 3,380 regeneration projects had been licensed, 14.3% fewer than in the same period of the previous year, according to data from the National Statistics Institute (INE). The decline affected both residential and non-residential buildings. In the first segment, the number of licensed projects fell by 12.5%, while in non-residential buildings the reduction reached 19.3%. This trend contrasts with the growth recorded in the order book, highlighting different trends between expected activity and the licensing process for urban regeneration projects. Indicators show mixed performance Augusts results point to an urban regeneration sector with different trends across its main indicators. The order book continues to grow, while activity levels and contracted production show signs of slowing. The scope of the licensing data should also be taken into account. The figures only cover projects subject to prior municipal approval and therefore do not represent all urban regeneration works actually carried out in the country. As a result, the decline in the number of licences does not, on its own, provide a complete measure of the total activity actually carried out in the sector.
Photo: Adobe Stock Author: Redaction Why should you optimise property descriptions? A property description is no longer just about presenting a home to potential buyers. In an increasingly digital environment, listing content can influence how properties are found through search engines and Artificial Intelligence tools. A clear, complete and specific description makes the property easier to understand and helps it respond to specific searches. Information such as location, property type, size, bedrooms, features, condition and nearby services provides better context for each property. It is also important to use keywords related to what potential clients are searching for. Phrases such as “2-bedroom apartment in Braga” or “house with swimming pool in Cascais” are more specific and can address different search intents. SEO and GEO: how to prepare properties for search SEO remains essential for improving content visibility in search engines, but the growing use of Artificial Intelligence tools is changing the way information is searched for. In this context, GEO (Generative Engine Optimization) aims to make content clearer, more relevant and easier for generative AI systems to interpret. For property descriptions, this means providing factual and contextualised information, such as location, size, features and nearby services. The more relevant information is available, the easier it is for search engines and AI systems to understand the property and relate it to specific searches. How to create more relevant descriptions? An optimised description should combine useful information, context and a clear structure. To make content more relevant to users and search engines, consider the following: Present the essential features: organise information logically and avoid generic descriptions, excessive adjectives or artificial keyword repetition. Detail the location: indicate the parish, municipality, public transport, schools, shops and other points of interest that help provide context and respond to more specific searches. Optimise images: use high-quality photographs, descriptive file names and relevant alt text to complement the information on the page. Know the market: analysing prices, supply and demand in a particular area helps identify the most sought-after features and create more informative descriptions. This analysis can be complemented with information available through Infocasa . Where should property information be placed? The quality of the description is important, but so is where the information is available. A dedicated page for each property makes it possible to bring together the description, features, images and location in one place, making it easier for users and search engines to access the information. On a real estate website, this structure allows each property to be presented on an individual page, without relying exclusively on portals. eGO Real Estates Premium Websites follow this model, bringing the agencys listings together in its own digital space. This organisation becomes even more relevant with GEO, as structured, specific and contextualised content gives Artificial Intelligence systems more information to interpret properties and relate them to different searches. Ultimately, the more relevant, specific and well-structured the information is, the greater its potential to respond to new forms of digital search.
Photo: Adobe Stock Author: Redaction Residential construction continues to grow The number of homes licensed in Portugal increased by 4.5% between January and July 2026, reaching 25,854 homes, according to AICCOPN. This increase came despite a 7.7% reduction in licensed residential projects, which totalled 11,441 during the period. The Housing Statistical Summary therefore shows a different trend between the number of authorised homes and the total number of licensed projects. Mortgage lending follows the trend Demand for financing to buy a home also increased in the first seven months of the year. New mortgage lending, excluding renegotiations, reached €14.509 billion, 11.3% more than in the same period of 2025. Bank valuations of homes also increased. The median value rose by 15.2% year-on-year, with flats recording an increase of 16.5% and houses 13.6%. Lisbon increases number of new homes In the Lisbon Metropolitan Area, 5,727 homes in new-build developments were licensed in the 12 months to July. This represents a 6% increase compared with the 5,394 homes licensed in the same period. The region therefore accounts for a significant share of the newly licensed housing supply, amid positive growth in the number of homes authorised nationwide. Two- and three-bedroom homes lead new projects In terms of the size of licensed homes, two-bedroom properties account for 35% of all homes licensed in the Lisbon Metropolitan Area. Three-bedroom homes represent 32%, while studio and one-bedroom properties account for 17%. Four-bedroom and larger homes make up the remaining 16% of licensed homes. The data point to a predominance of two- and three-bedroom homes among new residential projects in the region.
Photo: Adobe Stock Author: Redaction Government defends public guarantee The impact of measures aimed at young people buying their first home has once again been discussed in Parliament. Finance Minister Joaquim Miranda Sarmento considers that there is no evidence to establish a direct link between this support and rising house prices. The measures in question mainly include the public guarantee for mortgage loans for young people up to the age of 35 and exemptions from IMT and Stamp Duty. According to the Government, these measures aim to make it easier for people to buy a home when they may be able to afford the repayments but do not yet have enough capital for the deposit. The public guarantee also aims to contribute to keeping young people in Portugal by facilitating access to home ownership. IMF points to impact on demand The Governments position comes after the IMF analysed the effects of these measures as part of its Article IV consultation. In its report published in June, the organisation considers that public guarantees and tax exemptions aimed at younger buyers increased demand and contributed to worsening imbalances in the housing market. The IMF argues that addressing affordability problems should focus primarily on increasing the housing supply. Measures highlighted include reducing barriers to construction, simplifying licensing procedures and making more effective use of the existing housing stock. The Finance Minister, however, considers that there is still insufficient data to determine the specific effect of the support measures on price developments. According to Miranda Sarmento, a longer time series will be needed to assess this impact. Support already covers thousands of buyers During the parliamentary hearing, the Government stated that around 120,000 people had bought a home benefiting from exemptions from IMT and Stamp Duty. The public guarantee had been used by around 40,000 buyers, according to figures presented by the minister. The IMF report indicates that the guarantee may have contributed to higher prices, but also identifies other structural factors in the market. These include the limited response of housing supply, construction constraints and demand from non-resident buyers. Housing debate continues The discussion around support for young people is taking place against a backdrop of sharply rising house prices in Portugal. The IMF considers that increasing supply should play a central role in improving affordability, complemented by targeted support for more vulnerable households. The Government continues to defend the measures aimed at young people, while their effects on prices remain under discussion. A more conclusive assessment will depend on data that can track market developments over a longer period.
Photo: Adobe Stock Author: Redaction Price growth slows but remains high House prices recorded a year-on-year increase of 16.5% between April and June, according to the National Statistics Institute (INE). Although growth remains significant, this represents a slowdown of 1.3 percentage points compared with the first three months of the year, extending the slowdown trend for the second consecutive quarter. The trend differed between new and existing homes. Prices of existing homes increased by 18% year-on-year, while new homes recorded a 12.3% increase. Compared with the previous quarter, the House Price Index (IPHab) rose by 3.6%, slightly below the 3.8% recorded previously. Consult the SUPERCASA price report and follow the evolution of the Portuguese property market . Fewer transactions in a more expensive market The rise in house prices occurred alongside a decline in market activity. A total of 40,142 transactions were completed in the second quarter, 6.4% fewer than a year earlier. Despite the drop in the number of transactions, the total value of operations increased by 4.2%, reaching €10.7 billion. Families continue to account for the majority of purchases, with 34,935 transactions, representing 87% of the total. These transactions were worth around €9.3 billion. Purchases of existing homes also fell by 6.6%, to 32,307 transactions. In the new homes segment, 7,835 transactions were recorded, down 5.7% year-on-year. Foreign buyers account for a smaller share House prices continue to rise while the participation of buyers with tax residence outside Portugal declines. Between April and June, this group purchased 1,890 homes, equivalent to 4.7% of transactions. This represents a 10.3% decrease compared with the second quarter of 2025, confirming the decline in the relative share of foreign demand in the housing market. Sales decline across all regions The decrease in transactions was not limited to a particular area of the country. All regions recorded fewer transactions than in the same period of the previous year, with the largest declines seen in Madeira, at 15%, and the Algarve, at 12.4%. Meanwhile, the value of home purchases and sales increased in most regions. Oeste e Vale do Tejo, the Centre, the Azores, the Setúbal Peninsula and Alentejo recorded increases above the national average, ranging from 5.5% to 20.2%. The IPHab data therefore show a market in which house prices continue to rise despite the reduction in the number of transactions.
Photo: Adobe Stock Author: Redaction Three days of contact with the sector The 7th edition of IMOBINVEST took place from 17 to 19 September at Alfândega do Porto, bringing together professionals, companies and brands connected to the real estate market. eGO Real Estate , CASASAPO , SUPERCASA and Infocasa were present at the event, providing three days of direct contact with industry professionals, solution presentations and knowledge sharing. The presence of the four brands provided an opportunity to showcase different tools and services for real estate professionals, from business management and market analysis to property promotion and lead generation. Throughout the event, the stand welcomed consultants, agencies and other professionals interested in learning more about the available solutions and following the latest developments presented. Artificial Intelligence in the spotlight Artificial Intelligence was one of the key topics at the event, with new features and solutions focused on practical applications in the real estate sector being presented. Among the new developments presented, the integration of Artificial Intelligence into Paid Campaigns in eGO Real Estate was one of the features that attracted the most interest from visitors. Applying this technology to a process already used daily by professionals highlighted its potential to simplify tasks and optimise campaign management. Would you like to find out more about this new eGO Real Estate feature? Get in touch with us! The different areas of the four-brand ecosystem were also highlighted, including real estate CRM, websites, property portals, metasearch and market data. Networking and new opportunities Participation in IMOBINVEST helped strengthen contact with industry professionals and create new relationship-building opportunities. In addition to the meetings held, the event generated several spontaneous contacts with visitors interested in learning more about the brands and their solutions. The networking environment also provided an opportunity to gather direct feedback from professionals and identify which tools and features are generating the most interest in the market. Through their participation in IMOBINVEST 2026, eGO Real Estate , CASASAPO , SUPERCASA and Infocasa strengthened their presence within the real estate community and their connection with professionals who use technology solutions, property listing platforms and market information on a daily basis.
Photo: Adobe Stock Author: Redaction BUPi has identified more than 3.6 million plots The process of identifying properties through BUPi continues to advance, although a significant part of the territory still needs to be regularised. In mainland Portugal, 3,633,783 plots have been identified, representing 43% of the 8,451,367 registered with the Tax and Customs Authority. In terms of area, BUPi has already identified 1,805,117 hectares, corresponding to 46% of the 3,947,349 hectares located in municipalities without a land register. In Madeira, the figures are lower. A total of 31,717 plots have been identified, around 12% of the total considered, corresponding to 14,350 hectares, or 37% of the area covered. Municipalities show different identification rates Progress through BUPi varies significantly between municipalities. In mainland Portugal, Miranda do Douro has the highest percentage of identified properties, at 74%. It is followed by Alfândega da Fé, at 67%, and Amares, Penedono and São João da Pesqueira, all at 66%. In terms of identified area, São João da Pesqueira stands out at 73%, followed by Alfândega da Fé at 71% and Miranda do Douro at 70%. Manteigas and Mira both reach 69%. In Madeira, Ponta do Sol leads in terms of identified properties, at 48%. Regarding area, Porto Moniz has the highest percentage, at 57%. Free registration ends at the end of September The deadline for completing georeferencing free of charge through BUPi is 30 September . The extension was established by Decree-Law no. 87/2026, of 15 April, which also introduced changes to the procedures of the simplified cadastral information system. Until then, procedures concerning rural or mixed-use plots with an area of up to 50 hectares remain free of charge. From 1 October, each Georeferenced Graphic Representation (RGG) will cost €15 up to the ninth registration and €10 from the tenth representation onwards. RGG becomes necessary for some forms of support The legislation also establishes that applications for certain financial support schemes, including European and national funds, concerning rural or mixed-use plots must include an RGG. The new framework also provides for procedures relating to administrative conciliation, property registration and the identification of land whose legal status has not been regularised. Owners of rural land registered with the Tax and Customs Authority but without a current registration of acquisition, ownership or possession may be notified to regularise the situation, obtain the respective RGG or identify the propertys owner.
Photo: Adobe Stock Author: Redaction €40 million for housing Funchal City Council has approved the Local Housing Strategy, which provides for an investment of around €40 million by 2029. The aim is to increase the housing supply in the municipality through the construction of new homes and the renovation of existing buildings. The plan sets a target of reaching close to 300 housing units by the end of the period, through several projects across the municipality. Two projects are already underway Among the developments already in progress are Bairro da Ponte and Quinta das Freiras, both located in the parish of Santo António. The Bairro da Ponte project includes 23 homes, while the Quinta das Freiras development provides for the construction of 71 homes. Together, the two projects represent 94 new homes. These works are part of a broader set of interventions aimed at increasing the housing supply and improving the condition of the municipal housing stock. Strategy combines construction and renovation The Local Housing Strategy provides not only for the construction of new homes, but also for the renovation of existing buildings. In this way, the municipality intends to use different solutions to increase housing availability. The planned investment may also be supplemented by EU funding, allowing applications to be submitted to support housing projects. Securing external funding is therefore one of the tools planned to implement the interventions scheduled until 2029. See SUPERCASAs analysis of house price trends in Funchal here . Housing supply could increase by 2029 With the projects already underway and the remaining planned interventions, the strategy points to a significant increase in the municipal housing supply in Funchal. The completion of around 300 homes will depend on the development of the different projects and their respective funding processes. By 2029, the planned investment is expected to cover both new construction and renovation work on existing housing.
Photo: Adobe Stock Author: Redaction Start with market data Not all areas offer the same acquisition opportunities. Before defining an area of activity, it is important to understand how the local market behaves and which signs may indicate an opportunity. The first step is to analyse the existing supply: How many properties are currently on the market? Which property types are most common? Are there many similar properties, or is supply more limited? And, above all, are new properties regularly coming onto the market in that area? Price trends also deserve attention. Rather than simply looking at the current price per square metre, it is important to understand whether prices are rising, falling or remaining stable. INE data makes it possible to track median sale prices and their geographical evolution, while other market sources can complement this analysis with information on supply and demand. However, an area with high prices is not necessarily an area with greater acquisition potential. It is the combination of several indicators that provides a more complete picture. Cross-reference supply, demand and time on market The relationship between demand and supply is one of the most important indicators. An area with consistent demand and little available supply may indicate a dynamic market, but it may also mean there are fewer acquisition opportunities. On the other hand, an area with a large number of properties available may represent a different opportunity: there is more stock and, potentially, more property owners who need support to position, promote or sell their properties. The length of time properties remain on the market adds another dimension to the analysis. If certain types of properties remain advertised for long periods, it may be relevant to understand why: an unsuitable price, features that are less in demand, excessive competition or a lack of differentiation are some possible explanations. Competition should also be analysed: How many agencies operate in the area? What type of properties do they promote? Are there many similar listings? A high concentration of supply may indicate a competitive market, but it may also reveal an area with significant property activity. Market analysis tools make it possible to cross-reference this data in greater detail. In Infocasa , you can monitor indicators such as price changes, price per m², average time on the market and the activity of the main estate agents in a municipality, helping turn scattered information into a more structured view of the market. Do you need help interpreting the data or identifying opportunities in your area? Get in touch with us . From the municipality to the specific area A geographical analysis should not stop at the municipality level. Within the same geographical area, there can be considerable differences between parishes, neighbourhoods and even nearby areas. Therefore, after identifying a municipality with interesting characteristics, it is worth taking the analysis further: Which areas have the highest supply? Where are more properties coming onto the market? Which property types are most prevalent? How are prices evolving and how long do properties remain on the market? This more localised analysis helps avoid decisions based solely on general averages. An average municipal price, for example, is a useful reference for understanding the market, but it does not necessarily describe what is happening on a particular street or within a specific property segment. In Infocasa , the analysis can be refined using criteria such as location, property type, size, property features and comparable properties, allowing you to define an area of analysis and observe the market more closely. Turn analysis into an acquisition strategy After collecting the data, the goal is not simply to choose the area with the highest prices or the largest number of properties. It is to identify where there is an interesting combination of market activity, demand, supply and the possibility of finding property owners with specific needs. Ongoing monitoring is equally important. An area with little supply today may start receiving new properties in the following weeks. Price changes, listings being added or removed, or new private-owner listings may signal changes in the market. That is why analysing areas with acquisition potential should be viewed as an ongoing process rather than a decision made just once. The better your knowledge of the local area, the easier it will be to decide where to focus your efforts, what type of property owner to target and which arguments to use when approaching potential clients.
Photo: Adobe Stock Author: Redaction Government seeks to accelerate housing supply Real estate investment in Portugal was in the spotlight at the 10th edition of the Portugal Real Estate Summit, which brought together more than 400 national and international professionals. The Government presented the measures currently underway to increase housing supply and create more predictable conditions for investors. Among the priorities is the implementation of the Construir Portugal programme and the expansion of public housing. The announced target is to deliver around 40,000 homes by the end of 2026 and a further 30,000 in 2027. The strategy also includes measures to support households and tax incentives aimed at property owners and investors. Changes to urban planning and rental legislation also seek to facilitate new projects. Residential developments may create room for new projects Housing needs are not limited to buying and traditional renting. Student and senior living developments face significant supply shortages, creating opportunities for real estate investment in Portugal. Estimates presented at the event point to a need for tens of thousands of additional beds in these segments over the coming years. Affordable rental housing and Build to Rent projects are also emerging as areas with room for growth. The development of these models could help diversify the available supply. For investors, the consolidation of the first projects will be important to assess results and reduce uncertainty around new formats. Limited supply continues to put pressure on the market A lack of suitable stock remains one of the main features of the Portuguese property market. This situation affects not only housing, but also different segments of commercial real estate. Offices, logistics, hospitality and retail have limited supply in several locations, contributing to rising rents. Lisbon stands out particularly in the office segment, where forecasts point to continued pressure on prices. Investors are also showing interest in areas such as data centres, at a time when financing and capital allocation strategies are becoming increasingly important. Predictability will be key for investment For real estate investment in Portugal to continue attracting capital, regulatory predictability and the implementation of the announced measures will be important factors. The sector recognises the existing potential but is closely monitoring how the incentives are put into practice. The evolution of housing supply will also be crucial in assessing the impact of public policies and the ability of developers to respond to demand. With different segments looking for new projects, the Portuguese market continues to offer opportunities, but investment decisions will depend on regulatory, financial and economic conditions over the coming years.
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