Alcobaça · report
Foreign buyers in Alcobaça
Over the last 12 months, buyers domiciled abroad paid 54.4% more per m² than buyers living in Portugal.
- Abroad against residents
- +54.4%
What buyers from abroad paid against residents in Alcobaça
Median price per m² paid by buyers with tax domicile abroad, against buyers domiciled in Portugal, over 12 months.
- Alcobaça
- Same as residents
Show the numbers
| Period | Alcobaça |
|---|---|
| Q2 2026 | 54.4% |
| Q1 2026 | 53.8% |
| Q4 2025 | 54.4% |
| Q3 2025 | 47.5% |
| Q2 2025 | 58.6% |
| Q1 2025 | 60.0% |
| Q4 2024 | 60.7% |
| Q3 2024 | 57.5% |
| Q2 2024 | 35.7% |
| Q1 2024 | 51.4% |
| Q4 2023 | 51.3% |
| Q3 2023 | 53.8% |
| Q2 2023 | 74.1% |
| Q1 2023 | 67.5% |
| Q4 2022 | 42.1% |
| Q3 2022 | 28.2% |
| Q2 2022 | 28.7% |
| Q1 2022 | 31.6% |
| Q4 2021 | 42.8% |
| Q3 2021 | 50.5% |
| Q2 2021 | 40.8% |
| Q1 2021 | 42.2% |
| Q4 2020 | 44.4% |
| Q3 2020 | 53.2% |
| Q2 2020 | 56.8% |
| Q1 2020 | 62.0% |
| Q4 2019 | 66.5% |
Price per m² by buyer, Alcobaça
- Buyers domiciled abroad
- Buyers domiciled in Portugal
Show the numbers
| Period | Buyers domiciled abroad | Buyers domiciled in Portugal |
|---|---|---|
| Q2 2026 | €2,803/m² | €1,816/m² |
| Q1 2026 | €2,657/m² | €1,728/m² |
| Q4 2025 | €2,615/m² | €1,694/m² |
| Q3 2025 | €2,298/m² | €1,558/m² |
| Q2 2025 | €2,298/m² | €1,449/m² |
| Q1 2025 | €2,184/m² | €1,365/m² |
| Q4 2024 | €2,067/m² | €1,286/m² |
| Q3 2024 | €2,006/m² | €1,274/m² |
| Q2 2024 | €1,727/m² | €1,273/m² |
| Q1 2024 | €1,884/m² | €1,244/m² |
| Q4 2023 | €1,862/m² | €1,231/m² |
| Q3 2023 | €1,762/m² | €1,146/m² |
| Q2 2023 | €1,828/m² | €1,050/m² |
| Q1 2023 | €1,708/m² | €1,020/m² |
| Q4 2022 | €1,445/m² | €1,017/m² |
| Q3 2022 | €1,333/m² | €1,040/m² |
| Q2 2022 | €1,350/m² | €1,049/m² |
| Q1 2022 | €1,350/m² | €1,026/m² |
| Q4 2021 | €1,414/m² | €990/m² |
| Q3 2021 | €1,394/m² | €926/m² |
| Q2 2021 | €1,232/m² | €875/m² |
| Q1 2021 | €1,230/m² | €865/m² |
| Q4 2020 | €1,220/m² | €845/m² |
| Q3 2020 | €1,276/m² | €833/m² |
| Q2 2020 | €1,306/m² | €833/m² |
| Q1 2020 | €1,330/m² | €821/m² |
| Q4 2019 | €1,345/m² | €808/m² |
Who lives here
Foreign residents with legal status (INE, 2021 to 2023, when the series ended) and net migration, the people who moved in minus those who left.
- Foreign residents, Alcobaça, 2023
- 4,514
- 7.6% of residents
- Net migration, Alcobaça, 2025
- +735
- 12.1 per 1,000 residents
Tax domicile is not nationality: a foreign citizen living in Portugal counts as resident, and a Portuguese emigrant buying from abroad counts as foreign. INE withholds the split where there are few sales, so smaller places show the nearest region that has it.
Other reports for Alcobaça
Asking prices have an 80% chance of landing between €2,717/m² and €3,089/m² by September 2027.
- Expected, September 2027
- €2,903/m²
- Chance of a rise
- 100%
At the bank valuation, a 90 m² home costs €155,250. With 10% down and a 30-year mortgage, the payment is €589 a month. Banco de Portugal caps it at 50% of a household's net income.
- Payment, two incomes
- 24%
- Payment, one income
- 49%
Owning a 90 m² home costs less each month than renting it. Owning counts interest, running costs and the return the deposit could earn, at the median sale price. Repaying the loan is saving, so it is left out.
- Rent per month
- €630
- Owning per month
- €592
Sellers ask 38.4% more than banks value homes at. A year ago the gap was +30.5%.
- Gap today
- +38.4%
- Change in a year
- +7.9 pp
120.2% more homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 394
- Per 1,000 residents
- 6.5
Bank valuations have fallen by 3% or more 11 times since 2015. The deepest began in September 2015.
- Deepest fall
- −19.7%
- Recovery from the low
- 5 months
In 2025 the population grew by 400 while 154 homes were finished: 2.6 new residents for every new home.
- New residents per new home, 2025
- 2.6
- Population change, 2025
- +400
14.6% of the 35,445 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 14.6%
- Empty homes
- 5,158
In 2025, 7% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.
- Work on existing buildings, 2025
- 7%
- Reconstructions per 100 new buildings
- 4.6
Public bodies signed €176.9K of housing works here in 2017, and €176.9K since 2012.
- Signed in 2017
- €176.9K
- Per resident, 2017
- €3
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