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Azambuja · report

Past price cycles in Azambuja

Asking prices have fallen by 3% or more 5 times since 2015. The deepest began in September 2015.

Deepest fall
−16.6%
Recovery from the low
18 months

Prices in Azambuja and Portugal, indexed

Asking prices, both set to 100 in July 2015.

  • Azambuja
  • Portugal
  • 100 = July 2015
Show the numbers
PeriodAzambujaPortugal
Sep 2026253.3303.4
Aug 2026259.9301.4
Jul 2026264.8301.7
Jun 2026272.9301.8
May 2026268.8300.6
Apr 2026265.6300.6
Mar 2026259.5298.3
Feb 2026253.5295.2
Jan 2026250.1292.5
Dec 2025243.6289.5
Nov 2025233.4287.9
Oct 2025223.0284.1
Sep 2025212.8281.3
Aug 2025209.1280.4
Jul 2025212.5279.3
Jun 2025212.9276.1
May 2025205.5271.7
Apr 2025206.4269.5
Mar 2025210.8266.2
Feb 2025214.4262.7
Jan 2025206.9258.7
Dec 2024204.9255.6
Nov 2024195.3251.7
Oct 2024192.6249.1
Sep 2024186.6247.7
Aug 2024180.9246.8
Jul 2024180.5246.6
Jun 2024181.1244.5
May 2024176.9243.2
Apr 2024172.0239.8
Mar 2024168.5238.0
Feb 2024163.5236.1
Jan 2024163.1234.8
Dec 2023163.9231.9
Nov 2023161.9229.8
Oct 2023162.8226.3
Sep 2023159.9224.6
Aug 2023157.3224.2
Jul 2023159.0224.9
Jun 2023157.8224.7
May 2023163.9222.7
Apr 2023161.1221.7
Mar 2023159.3219.6
Feb 2023154.5218.5
Jan 2023154.3217.1
Dec 2022148.1216.1
Nov 2022150.9215.6
Oct 2022147.6212.3
Sep 2022144.8211.1
Aug 2022140.6210.7
Jul 2022139.5210.4
Jun 2022139.8210.3
May 2022139.4210.1
Apr 2022135.1208.9
Mar 2022129.4209.0
Feb 2022133.3208.1
Jan 2022130.0207.1
Dec 2021128.1207.0
Nov 2021125.0206.4
Oct 2021122.8205.2
Sep 2021118.8202.7
Aug 2021114.8201.9
Jul 2021110.8201.1
Jun 2021105.9199.3
May 2021108.7198.1
Apr 2021107.9197.1
Mar 2021105.1197.0
Feb 2021103.1196.3
Jan 2021102.1196.8
Dec 2020102.0195.6
Nov 2020104.5194.0
Oct 2020107.7191.5
Sep 2020109.1189.4
Aug 2020108.7188.3
Jul 2020106.7187.2
Jun 2020105.3188.2
May 2020105.9188.9
Apr 2020108.9189.8
Mar 2020108.5188.0
Feb 2020109.5186.7
Jan 2020108.7184.6
Dec 2019105.1185.8
Nov 2019105.4184.8
Oct 2019106.7184.3
Sep 2019103.4184.0
Aug 2019103.4184.2
Jul 2019102.8184.3
Jun 2019103.9181.5
May 2019102.0177.3
Apr 2019103.8173.4
Mar 2019104.3171.5
Feb 2019104.5169.4
Jan 2019104.8167.6
Dec 2018104.0167.1
Nov 2018103.5165.8
Oct 2018101.5163.8
Sep 201899.5160.1
Aug 201898.5157.0
Jul 201899.4156.6
Jun 201897.0153.1
May 201897.6151.7
Apr 201898.1148.5
Mar 201895.0147.0
Feb 201894.4146.3
Jan 201895.5144.1
Dec 201797.3144.5
Nov 201796.8142.8
Oct 201794.5140.7
Sep 201792.4137.7
Aug 201791.4135.8
Jul 201787.0133.5
Jun 201789.5131.7
May 201789.5128.7
Apr 201791.1128.5
Mar 201792.4127.1
Feb 201793.4125.0
Jan 201793.6123.5
Dec 201692.8122.5
Nov 201691.8121.7
Oct 201693.6119.3
Sep 201691.3116.0
Aug 201690.8112.9
Jul 201688.1109.0
Jun 201690.8108.9
May 201689.8107.8
Apr 201690.1107.1
Mar 201691.4108.1
Feb 201693.1107.8
Jan 201695.0106.6
Dec 2015101.3104.7
Nov 2015101.4103.0
Oct 2015100.5102.4
Sep 2015104.4101.8
Aug 201599.3100.8
Jul 2015100.0100.0

Every fall of 3% or more

From the peak to the lowest month after it, and how long prices took to get back.

PeakLowFallMonths fallingMonths to recover
September 2015July 2017−16.6%2218
February 2020December 2020−6.8%107
May 2023August 2023−4.0%34
February 2025May 2025−4.1%35
June 2026September 2026−7.2%3Not yet

Portugal against the EU since 2015

Eurostat's house price index for all dwellings, 2015 = 100. National figures, comparable across member states.

  • Portugal
  • EU
  • 2015 = 100
Show the numbers
PeriodPortugalEU
Q2 2026301.4168.6
Q1 2026291.0166.5
Q4 2025280.2164.6
Q3 2025269.4163.5
Q2 2025258.8161.0
Q1 2025247.1158.5
Q4 2024235.7156.2
Q3 2024228.9155.1
Q2 2024220.7152.7
Q1 2024212.5149.8
Q4 2023211.3148.9
Q3 2023208.5149.1
Q2 2023204.7148.2
Q1 2023198.6147.6
Q4 2022195.9148.7
Q3 2022193.8150.9
Q2 2022188.3149.6
Q1 2022182.6146.2
Q4 2021176.0143.2
Q3 2021171.3140.2
Q2 2021166.4136.0
Q1 2021161.7132.1
Q4 2020157.7129.8
Q3 2020153.6128.1
Q2 2020154.3126.3
Q1 2020151.7124.4
Q4 2019146.1122.7
Q3 2019143.7121.5
Q2 2019140.7119.8
Q1 2019137.1117.6
Q4 2018132.3116.8
Q3 2018129.7115.9
Q2 2018128.5114.2
Q1 2018125.6112.3
Q4 2017121.1111.2
Q3 2017119.6110.4
Q2 2017115.5108.8
Q1 2017111.9106.9
Q4 2016109.6106.1
Q3 2016108.3105.4
Q2 2016106.9103.8
Q1 2016103.7102.0
Q4 2015101.8101.1
Q3 2015100.7100.8
Q2 2015100.699.8
Q1 201596.998.3

Bank valuations go back to 2011, so they include the fall after the euro crisis; asking prices start in 2015. A fall counts once prices drop 3% below a peak, and ends when they are back at it.

Other reports for Azambuja

Next 12 months

Asking prices have an 80% chance of landing between €1,702/m² and €2,395/m² by September 2027.

Expected, September 2027
€2,049/m²
Chance of a rise
53%

Affordability

At the bank valuation, a 90 m² home costs €200,520. With 10% down and a 30-year mortgage, the payment is €761 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
30%
Payment, one income
60%

Buy or rent

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
€713
Owning per month
€646

Asking against valuation

Sellers ask 9.1% less than banks value homes at. A year ago the gap was −1.6%.

Gap today
−9.1%
Change in a year
−7.5 pp

New homes

144.2% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
46
Per 1,000 residents
2.0

Foreign buyers

Figures for Lezíria do Tejo: Azambuja has no reliable figures of its own.

Over the last 12 months, buyers domiciled abroad paid 7.0% more per m² than buyers living in Portugal.

Abroad against residents
+7.0%

People and new homes

In 2025 the population grew by 189 while 22 homes were finished: 8.6 new residents for every new home.

New residents per new home, 2025
8.6
Population change, 2025
+189

Empty homes

17.4% of the 11,967 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
17.4%
Empty homes
2,084

Renovation

In 2025, 5% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
5%
Reconstructions per 100 new buildings
0.0

Public housing works

Public bodies signed €21.9K of housing works here in 2016, and €21.9K since 2012.

Signed in 2016
€21.9K
Per resident, 2016
€1

Data: INE, ECB and others · updated October 27, 2026

Asking prices and bank valuations are not sale prices. This is a description of public data, not financial advice.

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