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Espinho · report

Past price cycles in Espinho

Asking prices have fallen by 3% or more 7 times since 2015. The deepest began in July 2015.

Deepest fall
−21.3%
Recovery from the low
18 months

Prices in Espinho and Portugal, indexed

Asking prices, both set to 100 in May 2015.

  • Espinho
  • Portugal
  • 100 = May 2015
Show the numbers
PeriodEspinhoPortugal
Sep 2026296.3309.2
Aug 2026291.2307.2
Jul 2026286.2307.5
Jun 2026279.4307.6
May 2026269.2306.3
Apr 2026260.1306.3
Mar 2026272.8304.0
Feb 2026274.0300.9
Jan 2026282.6298.1
Dec 2025275.6295.0
Nov 2025266.1293.4
Oct 2025256.7289.6
Sep 2025252.5286.7
Aug 2025251.9285.7
Jul 2025250.5284.7
Jun 2025249.5281.4
May 2025249.2276.9
Apr 2025258.0274.6
Mar 2025254.3271.3
Feb 2025253.2267.7
Jan 2025245.7263.7
Dec 2024243.8260.5
Nov 2024235.7256.5
Oct 2024229.7253.8
Sep 2024235.1252.5
Aug 2024234.1251.5
Jul 2024232.4251.3
Jun 2024232.5249.2
May 2024230.2247.9
Apr 2024232.9244.3
Mar 2024234.0242.5
Feb 2024233.0240.6
Jan 2024235.8239.3
Dec 2023238.0236.3
Nov 2023231.3234.2
Oct 2023230.3230.7
Sep 2023223.3228.9
Aug 2023226.7228.4
Jul 2023222.1229.2
Jun 2023222.3229.0
May 2023219.2226.9
Apr 2023208.7226.0
Mar 2023211.0223.9
Feb 2023211.8222.7
Jan 2023213.3221.3
Dec 2022218.1220.2
Nov 2022226.2219.7
Oct 2022231.8216.4
Sep 2022223.8215.1
Aug 2022215.9214.8
Jul 2022207.9214.5
Jun 2022202.9214.4
May 2022205.0214.1
Apr 2022203.6212.9
Mar 2022203.5213.0
Feb 2022201.8212.1
Jan 2022206.0211.1
Dec 2021208.4210.9
Nov 2021207.5210.3
Oct 2021204.0209.1
Sep 2021198.5206.6
Aug 2021198.2205.7
Jul 2021195.8205.0
Jun 2021194.6203.2
May 2021187.8201.9
Apr 2021187.4200.9
Mar 2021194.3200.8
Feb 2021190.3200.1
Jan 2021193.1200.6
Dec 2020191.5199.3
Nov 2020194.0197.7
Oct 2020193.1195.2
Sep 2020194.4193.0
Aug 2020190.3192.0
Jul 2020195.0190.8
Jun 2020196.6191.8
May 2020196.5192.5
Apr 2020194.2193.5
Mar 2020198.6191.6
Feb 2020194.2190.3
Jan 2020189.7188.1
Dec 2019181.4189.4
Nov 2019177.7188.3
Oct 2019172.6187.8
Sep 2019169.6187.5
Aug 2019168.6187.7
Jul 2019163.5187.8
Jun 2019161.9185.0
May 2019161.7180.7
Apr 2019160.2176.7
Mar 2019158.4174.8
Feb 2019158.1172.6
Jan 2019149.6170.8
Dec 2018148.9170.3
Nov 2018151.6169.0
Oct 2018148.8167.0
Sep 2018146.1163.1
Aug 2018143.3160.1
Jul 2018136.3159.6
Jun 2018136.8156.0
May 2018132.5154.6
Apr 2018128.1151.3
Mar 2018122.7149.8
Feb 2018119.7149.1
Jan 2018119.0146.8
Dec 2017117.3147.2
Nov 2017113.4145.5
Oct 2017109.4143.4
Sep 2017105.4140.3
Aug 2017104.4138.4
Jul 2017102.3136.0
Jun 2017100.7134.2
May 201798.3131.1
Apr 201796.4130.9
Mar 201792.6129.5
Feb 201792.8127.4
Jan 201792.1125.9
Dec 201692.9124.8
Nov 201694.5124.0
Oct 201697.7121.6
Sep 201698.5118.2
Aug 201693.9115.0
Jul 201693.9111.1
Jun 201692.0111.0
May 201695.2109.9
Apr 201695.7109.2
Mar 201696.2110.2
Feb 201698.3109.9
Jan 2016101.1108.6
Dec 2015105.3106.7
Nov 2015108.2105.0
Oct 2015109.6104.4
Sep 2015114.1103.7
Aug 2015113.0102.8
Jul 2015116.9101.9
Jun 2015102.4102.3
May 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
July 2015June 2016−21.3%1118
March 2020April 2021−5.6%136
December 2021February 2022−3.1%26
October 2022April 2023−10.0%68
December 2023October 2024−3.5%102
April 2025May 2025−3.4%16
January 2026April 2026−8.0%33

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 Espinho

Next 12 months

Asking prices have an 80% chance of landing between €3,009/m² and €3,742/m² by September 2027.

Expected, September 2027
€3,376/m²
Chance of a rise
93%

Affordability

At the bank valuation, a 90 m² home costs €197,640. With 10% down and a 30-year mortgage, the payment is €750 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
30%
Payment, one income
59%

Buy or rent

Owning and renting a 90 m² home cost about the same each month. 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
€903
Owning per month
€883

Asking against valuation

Sellers ask 34.1% more than banks value homes at. A year ago the gap was +24.3%.

Gap today
+34.1%
Change in a year
+9.9 pp

New homes

35.9% fewer homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
86
Per 1,000 residents
2.6

Foreign buyers

Figures for Área Metropolitana do Porto: Espinho has no reliable figures of its own.

Over the last 12 months, buyers domiciled abroad paid 31.6% more per m² than buyers living in Portugal.

Abroad against residents
+31.6%

People and new homes

In 2025 the population grew by 56 while 62 homes were finished: 0.9 new residents for every new home.

New residents per new home, 2025
0.9
Population change, 2025
+56

Empty homes

10.1% of the 16,023 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
10.1%
Empty homes
1,626

Renovation

In 2025, 9% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
9%
Reconstructions per 100 new buildings
0.0

Public housing works

Public bodies signed €2.5M of housing works here in 2025, and €3.7M since 2012.

Signed in 2025
€2.5M
Per resident, 2025
€76

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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