Updated: December 9, 2024

 

portugal coastIf you’re contemplating moving to Portugal, it would be surprising if the proximity to the sea wasn’t a key factor for you. With a coastline stretching almost 1,700 km, the country has ample opportunities to tempt property buyers to turn to Google and search “cheap houses for sale in Portugal near beach.” Combined with sublime weather – more than 300 days of sunshine per year in some parts of the country – and a high quality of life, Portugal, in many ways, is the ultimate country to relocate to.

Alongside this, the country has become somewhat of a real estate hotspot in recent years, attracting investors and expats from all walks of life, from families and digital nomads to investors and retirees. When it comes to coastal properties, you’ll find houses at affordable prices if you know where to look. 

In this article, we’ll provide valuable insights into coastal property for sale in Portugal with sea views, arming you with the information you need to find your dream home in Portugal.

Why Portugal?

When determining whether Portugal is the best place for you to move to or invest in, you’ll want to have a good idea of what the country has to offer. Aside from the stunning Portuguese coast, exceptional climate, and varied landscapes – from picturesque mountains to pristine beaches – Portugal is also one of the safest countries in the world.

Portugal ranks seventh in the 2024 Global Peace Index, with a stable economy and political system, excellent education and healthcare systems, and easy access between municipalities and hot spot locations.

The real estate market has also moved from strength to strength in recent years, which we’ll delve into in greater detail in the next section. The real estate market has many different property types to choose from, including Portugal beach houses with a sea view, countryside cottages, luxury villas with swimming pools, and modern apartments. With a wide array of locations to choose from, the country can cater to all needs.

Getting to Grips with the Real Estate Market in Portugal

Particularly over the past five years, Portugal has cemented itself as a top player in the international real estate market, with investors from across the world turning their attention to this sun-drenched Mediterranean country and the real estate market here.

As of September 2024, the average asking price for an apartment or house in the Lisbon municipal area is €4,061 per square meter, while average house prices in coastal gem locations like Cascais stand at €5,835 per square meter, and Setúbal offers cheap coastal property priced at an average of €2,466 per square meter. Other popular locations include the Algarve, priced on average at €3,897 per square meter, and the Porto metropolitan area, at €3,291 per square meter.

An increase in demand for properties may suggest that Portugal property is quite expensive now. However, this is not always the case and largely depends on the area and type of property. While property prices naturally increase over time in line with demand and property value appreciation, Portugal remains an affordable place to buy property compared to other Western European countries, allowing the real estate market to continue to blossom.

Benefits of Coastal Living

The first step to understanding whether coastal living is for you is to understand the benefits. Here are just a few of the advantages of living close to the sea in Portugal:

  • Scenic beauty: Living close to the beach in Portugal offers unparalleled views of the sea, making it a privileged area for those seeking natural beauty.
  • Pleasant climate: The Mediterranean climate ensures mild winters and sun-soaked summers, creating an ideal environment for outdoor activities and beach lovers.
  • Recreational opportunities: Residents can enjoy a variety of activities such as swimming, surfing, and sailing due to easy access to the beach.
  • Real estate: Property for sale can provide excellent investment opportunities, depending on where you buy. In each of Portugal’s municipalities, you can find property types to suit your needs and lifestyle. Whether you are in search of a waterfront apartment with a balcony and an endless sea view, or a house in a serene location with a terrace and a picturesque garden to enjoy your quiet space, there is a property type for every preference in Portugal.
  • Culinary delights: Coastal regions offer an abundance of seafood-rich cuisine, perfect for food enthusiasts.
  • Relaxed lifestyle: The laid-back coastal lifestyle promotes relaxation and well-being, attracting those looking for a slower pace of life.

Ready to invest? Here’s our definitive guide to buying property in Portugal

Click Here Arrow Icon

The Best Coastal Regions in Portugal

Each of these regions, municipalities, or charming towns along the Portuguese coast offers a distinct coastal living experience, with property types catering to a variety of preferences, from bustling urban life to serene coastal beauty, making them all excellent options for living beside the sea. While some areas may be more expensive than others, you will still be able to find hidden gems and cheap properties for sale.

Lisbon and Cascais

Portugal’s capital, Lisbon, offers a unique blend of historic charm and modern living. Residing here means enjoying the beautiful beaches of Cascais and the stunning views along the Tagus River. The city boasts a rich cultural scene, vibrant nightlife, and a Mediterranean climate, making it an attractive choice for those seeking coastal urban living.

Do note that while you may be able to find a bargain outside Lisbon itself, property tends to be more expensive here than in other parts of Portugal, and it may be difficult to find budget-friendly options.

Some other locations to consider close to Lisbon and Cascais include Estoril on the Portuguese Riviera, an upscale neighborhood to the east of Cascais, and Sintra, to the north of Cascais, a peaceful escape with quiet beaches and the home of incredible sights like the Pena Palace, Castle of the Moors, and the Sintra-Cascais Natural Park. This part of Portugal is the perfect location for families, given the proximity to some of the best international schools in the country.

While the Lisbon Coast and Sintra may be more expensive than other parts of Portugal, you will be able to enjoy a high quality of life, a thriving arts and culture scene, and the buzz that comes with living close to the capital.

Porto

Located in northern Portugal, Porto is famous for its historic architecture, port wine cellars, and the Douro River. While Foz do Douro would be a great place for families to buy, Vila Nova de Gaia properties and Matosinhos Portugal real estate are also incredible locations in their own right, where you will find incredible restaurants and easy access to top beaches. There are also several of the best beach properties near Porto up for grabs.

Although you are more likely to find more low-cost properties outside of Porto, there are a few budget-friendly neighborhoods that are worth a look, like Boavista,  Campanhã, and Avenida dos Aliados.

Algarve

The Algarve region in southern Portugal is a paradise for beach lovers. Its golden sandy shores, rugged cliffs, and golf courses make it an ideal choice for retirees and expats. The area boasts more than 300 days of sunshine each year, attracting visitors even in winter.

While areas such as the Golden Triangle, Albufeira, and Portugal Lagos real estate come with a high price tag, you’ll find affordable beachfront property for sale in the Algarve, particularly in the Eastern Algarve, close to Tavira, and further away from the coast.

Also, if you are looking for a plot of land to secure an approved renovation project, then land for sale in the Algarve Portugal can be an excellent option. The price for a square meter of land is much lower than buying a new build, even with construction costs.

Silver Coast

Stretching from Lisbon to Porto, the Silver Coast (Costa de Prata) offers a quieter coastal living experience. Its uncrowded beaches, charming towns like Nazaré, Óbidos, Peniche, and Figueira da Foz, and proximity to cultural hubs make it an attractive option for those seeking a more serene seaside lifestyle, where you’ll be able to find Silver Coast real estate with an exceptional sea view at a good price.

Melides, Comporta, and Troía

These areas along the Alentejo coast are known for their pristine beauty, vast sandy beaches on the Portuguese coast, and tranquil atmosphere. The upscale retreats in these areas attract those who value privacy and exclusivity. If you are looking for cheap property, these parts of Portugal may not be what you are after.

Madeira

For island coastal properties in Portugal, this island paradise in the Atlantic Ocean offers lush landscapes, a subtropical climate, and stunning coastal views. It’s a haven for nature enthusiasts, with opportunities for hiking, water sports, and a relaxed island lifestyle.

Azores

Situated in the middle of the Atlantic Ocean, the Azores archipelago offers dramatic volcanic landscapes, hot springs, and diverse marine life. It’s an ideal destination for those seeking a remote coastal experience with a strong connection to nature. You will find house prices to be quite low in the Azores, where you’ll be able to find spacious properties at a very good price.

Types of Coastal Properties

portugal affordable coastal houses

You will find the following types of coastal property for sale in Portugal:

Villas: A villa is a standalone, spacious property. A villa will offer privacy and will often come with a swimming pool and a terrace with stunning sea views. Some will have added luxuries like vineyards or gardens with flourishing fruit trees. Villas are ideal for families or those who prefer a luxurious coastal lifestyle. Many villas will come with a swimming pool, garage, or ample parking space.

Beach houses: If you are looking for beach houses for sale in Portugal with a sea view, then houses are a good option. Depending on the location and your budget, you should be able to find affordable houses close to the sea. Many of the houses available will also come with private swimming pools, a secured parking space or garage, scenic terraces or balconies, and multiple bedrooms and bathrooms, although, you should bear in mind that bigger houses and more amenities will increase the price of the property. You can also find smaller coastal real estate options, such as a bungalow or fisherman’s cottage, and spacious houses for sale in Portugal by the sea along the Silver Coast, the southwest coast, and in the Algarve region. The Portuguese Riviera from Lisbon to Cascais and Foz do Douro in Porto is also a highly desirable location for families and luxury lifestyle buyers.

Apartments: Coastal apartments provide a convenient and often more affordable option for seaside living. Apartments come in various sizes and styles, from high-rise condos offering a panoramic sea view to cozy beachfront apartments catering to a range of tastes and budgets. Apartments can also be found in a convenient location offering easy access to the city and amenities like a gym or a swimming pool.

Land: You should be able to find land for development on the Portuguese coast. An approved project for development is usually more affordable than buying a new build. Looking for land for sale in Portugal is a good idea if you want to build your dream home from scratch, but bear in mind that a construction project can take some time, usually more than three years, depending on the scale of the project.

Prices for Coastal Properties

When it comes to the price of coastal properties, this will vary depending on the property type (e.g., villa, apartment, townhouse) where the property is located (property in a prime area will boost up the price) and the size or total area of the property. 

Amenities such as a swimming pool, private gym, or additional security will also boost the price and may not be included in cheap properties. If you buy very close to the sea, where the property has uninterrupted sea views, this will also influence house prices.

To provide you with some examples, the following are the average asking prices for properties in different municipalities on the Portuguese coast in 2023 per square meter:

  • Lisbon Metropolitan Area: €4,061
  • Cascais: €5,835
  • Setúbal: €2,466
  • Porto Metropolitan Area: €3,291
  • Algarve: €3,897

Step-by-Step Guide to Buying Property in Portugal

portugal coast real estate market

If you are not a Portuguese citizen, you may be wondering if foreigners can buy property in Portugal. This is not only possible, but easier than you think. First, to secure your dream home, you will need to obtain a Portuguese NIF number (tax identification number). We also highly recommend that you open a Portuguese bank account to save on transaction fees. If you are a non-EU citizen, it is worth keeping in mind that you will need a fiscal representative to get a NIF number. 

The buying process in Portugal can be broken down into the following five steps.

  • Step 1. Decide whether you’d like to take out a mortgage to finance your property.
  • Step 2. Find the perfect property
  • Step 3. Negotiation
  • Step 4. Promissory Contract (CPCV)
  • Step 5.  Sign the Escritura (Final Deed)

Remember, a good starting point can be conducting initial research for terms such as “cheap houses for sale in Portugal near beach under 100k”, “beach houses for sale in Portugal”, or “homes for sale Portugal coast”, as this will enable you to see what cheap properties are on the market, ballpoint prices, and top locations. However, online research will only go so far. To get a thorough overview, enlisting the help of real estate professionals will ensure you find the best deals and have a smooth purchasing process.

Property taxes in Portugal

You will also need to ensure you are up to speed on the property taxes in Portugal that fall both at the time of purchase and on an annual basis.

Initial taxes that you will need to pay upfront when buying the property include the Property Purchase Tax, also known as Property Transfer Tax (IMT), and Stamp Duty, while annual obligations will include the Municipal Property Tax (IMI). Furthermore, it’s important to factor in the Capital Gains Tax if selling the property is on the horizon.

Alongside this, you should be aware of legal considerations, such as land zoning regulations and due diligence. It is working with a Portugal real estate lawyer who will be able to ensure that the buying process runs smoothly. There may also be additional environmental considerations to take into consideration should you be seeking out a property close to the coast, such as if the area is prone to coastal erosion or flooding, which could be exacerbated in the future due to the impacts of climate change.

Additional costs

Additional fees that you will need to take into account include:

  • Notary fees: Notary fees will cost you around €1,200
  • Legal fees: A lawyer will cost you approximately €2000-€5000, depending on the type of property, the price, the experience level of the lawyer, and the complexities of the purchase.
  • Land Registry Fee: There is a public fee for the Land Registry, which costs €250.

Financing Your Property

When buying a property in Portugal, the first thing you will need to consider is how you will finance your property. There are several banks in Portugal that will offer a mortgage to foreign buyers, plus different types of mortgages. You will need to determine which deal is best suited to your needs. Our article, How to Get a Mortgage in Portugal, offers a step-by-step guide to applying for a mortgage in Portugal and financing the property of your dreams.

Investment Potential

Coastal property, compared with more interior areas, is more sought after and offers investors the following:

  • Solid return on their investment, with high yields in many coastal areas in Portugal
  • Opportunities for both short and long-term rentals from tourists and expats
  • Over time, coastal property demand tends to increase, leading to potential value appreciation.

Particularly if you are considering living overseas and renting out your property in Portugal while you are away, we recommend seeking out an established property management company who will be able to assist you with the management and maintenance of the property.

Real Estate Agents in Portugal

If you are looking for property for sale in Portugal, whether you are looking to buy on the  Lisbon Coast, the Algarve, or the Silver Coast, you may want to secure expert assistance by working with real estate professionals. They will be able to guide you through the process and set up viewings on your behalf, and as most speak both English and Portuguese, they will assist you in navigating any language barriers. Our article, Realtor Portugal, offers expert insight.

Should I work with a real estate agent or a buyer’s agent

The main difference between a real estate and a buyer’s agent is their loyalty to either the buyer or seller. A buyer’s agent focuses solely on the buyer’s needs and property purchase, while a seller’s agent prioritizes the seller, earning a higher commission for a better sale. While real estate agents usually have your best interests in mind, it’s crucial to consider this when buying property in Portugal. Choosing a reliable buyer’s agent is often a wise choice and will benefit you in the long run.

Goldcrest: How We Can Help You

 Goldcrest is a local buyer’s agent based in Lisbon, Porto, and the Algarve that provides insightful real estate expertise and strategic advice. From sourcing to property acquisition, we offer a tailor-made service for our clients, assisting them in identifying outstanding investment opportunities in some of Portugal’s finest locations, from relocation to investment projects. You can read more here: Why Work With Goldcrest to Buy Property in Portugal?

Frequently Asked Questions About Cheap Coastal Property for Sale in Portugal

Affordable coastal property can be found in regions like the northern part of Portugal, Alentejo, Aveiro, Montijo, and Figueira da Foz. Parts of the Algarve can also be quite affordable, depending on the location. You will find affordable properties for sale in Portugal across the country.

You can find many cheap houses and other property types for sale in the different municipalities on the Portuguese coast. These include apartments, villas, beach houses, and more located near the beach.

When looking for property for sale in Portugal, consider property types, property conditions, legal requirements, additional costs (such as taxes and maintenance), proximity to amenities, the potential for property appreciation, and the possibility of securing rental income. Also, bear in mind how you are going to finance your dream home.

You should also take the time to define the location. Some of the best locations include the Lisbon Coast, the Silver Coast, the Alentejo, the north of the country, and parts of the Algarve.

No, foreigners will face no restrictions when buying property on the Portuguese coast or elsewhere in Portugal. It is relatively easy for foreign nationals to buy property for sale in Portugal.

By acquiring the services of a buyer’s agent like Goldcrest and a real estate lawyer, you will find the property buying process to be much simpler. A buyer’s agent will be able to discuss properties for sale in Portugal that meet your requirements and highlight strong investment options.

Rent on the Portuguese coast will vary depending on location and property types. When you look at Portugal as a whole, a one-bedroom apartment in the city center will cost you around €955 per month, while an apartment with three bedrooms will set you back €1,667 per month.

As you move outside the city center, prices will fall quite considerably. Particularly in less sought-after areas, you will be pleasantly surprised by the affordability of rent prices. Renting a property can also be a good idea if you want a base in the country to then scout out property for sale in Portugal that meets your requirements.

To find your dream coastal property in Portugal, begin by doing a quick online search for keywords such as “real estate Portugal coast,” “house for sale in Portugal near beach”, or, if you are looking for a specific property type narrow down your search inquiry to something along the lines of “condos for sale Portugal coast.” This will provide you with a good overview of the market, property prices, and property types. Following this, we highly recommend working with real estate professionals who will be able to help you narrow down your search, organize property viewings, negotiate the best property price on your behalf, and guide you through the buying process.

Also, a good starting point is determining the location. Are you looking to buy on the Lisbon Coast, close to Porto, or in the Algarve? Defining this is a key first step to get the ball rolling.

The trick to finding budget-friendly houses with a sea view is to know where to look. Portugal has a range of cheap property options along the coast if you are willing to venture outside of the popular tourist locations. 

You can search for hidden gems in the Algarve where you can find property prices as low as €1,276 per square meter in Alcoutim, or you could look at properties in Setúbal, where prices average around €2,466 per square meter. Another budget-friendly option is Vila Velha de Ródão, which is more of a riverside area than a seaside area but could get you closer to the waterfront than some of the more expensive locations.

It is possible to find homes in Portugal for under €100,000. However, it will be very difficult to find one along the beach in a good condition. Buying a fixer-upper beach house to renovate, a plot of land close to the beach, or a small house a short drive away from the coast may be your best bet if your budget is €100,000.

Property in Portugal is always a sound investment, no matter where you choose to purchase. However, many hidden gems and great deals on coastal property are waiting to be found. We recommend enlisting the help of a buyer’s agent who is very familiar with the area. A buyer’s agent will know exactly where to look for the opportunities with the most value, and because they work with the buyer and not the property seller, you can have peace of mind that you’re always getting the best deal.