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Espinho · report

New homes in Espinho

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

Homes licensed for construction in Espinho

Dwellings in new buildings licensed over the previous 12 months, at each month.

  • Espinho
  • Ten-year average
Show the numbers
PeriodEspinho
Aug 202686
Jul 202691
Jun 2026122
May 2026143
Apr 2026148
Mar 2026149
Feb 2026142
Jan 2026137
Dec 2025100
Nov 202590
Oct 202592
Sep 2025119
Aug 2025120
Jul 2025116
Jun 202593
May 202561
Apr 202578
Mar 202599
Feb 202579
Jan 202569
Dec 2024162
Nov 2024180
Oct 202466
Sep 2024221
Aug 2024217
Jul 202463
Jun 2024250
May 2024225
Apr 202447
Mar 2024221
Feb 2024202
Jan 202453
Dec 2023163
Nov 202398
Oct 202353
Sep 202380
Aug 202356
Jul 202359
Jun 202389
May 202375
Apr 202365
Mar 2023120
Feb 2023115
Jan 2023266
Dec 2022322
Nov 2022322
Oct 2022327
Sep 2022318
Aug 2022319
Jul 2022317
Jun 2022320
May 2022321
Apr 2022338
Mar 2022353
Feb 2022437
Jan 2022282
Dec 2021238
Nov 2021236
Oct 2021233
Jul 2021234
Apr 2021238
Jan 2021123
Oct 2020169
Sep 2020153
Aug 2020146
Jul 2020137
Jun 2020133
May 2020145
Apr 2020153
Mar 2020128
Feb 2020137
Jan 2020135
Dec 2019123
Nov 2019129
Oct 2019122
Sep 2019137
Aug 2019136
Jul 2019136
Jun 2019141
May 2019105
Apr 2019108
Mar 2019111
Feb 2019105
Jan 2019102
Dec 201898
Nov 201864
Oct 201873
Sep 201856
Aug 201864
Jul 201862
Jun 201851
May 201892
Apr 201883
Mar 201875
Feb 201875
Jan 201875
Dec 201775
Nov 201770
Oct 201760
Sep 201772
Aug 201764
Jul 201751
Jun 201777
May 201730
Apr 201715
Mar 201739
Feb 201726
Jan 201711
Dec 201637
Nov 201642
Oct 201627
Sep 201624
Aug 201645
Jul 201631
Jun 201613
May 201640
Apr 201626
Mar 201611
Feb 201653
Jan 201640
Dec 201521
Nov 201538
Oct 201523
Sep 201521
Aug 201521
Jul 201520
Jun 201519
May 201517
Apr 201515
Mar 201512
Feb 20154
Jan 20151
Dec 20144
Nov 20148
Oct 20145
Sep 20147
Aug 20149
Jul 20145
Jun 20147
May 20149
Apr 20145
Mar 201413
Feb 201420
Jan 201419
Dec 201320
Nov 201320
Oct 201320
Sep 201338
Aug 201342
Jul 201341
Jun 201346
May 201346
Apr 201348
Mar 201342
Feb 201336
Jan 201346
Dec 201245
Nov 201248
Oct 201249
Sep 201231
Aug 201228
Jul 201242
Jun 201238
May 201242
Apr 201235
Mar 201245
Feb 201248
Jan 201228
Dec 201134
Nov 201133
Oct 201120
Sep 201129
Aug 201131

Homes finished and licensed each year in Espinho

Homes completed in new buildings (columns) against homes licensed for construction (line), each year since 2011. INE.

  • Homes finished
  • Homes licensed
Show the numbers
YearHomes finishedHomes licensed
202562100
202416386
2023182151
2022118322
202156238
202093139
201929123
20183498
20171375
2016925
20152638
2014344
20131120
20126945
20116532
Homes finished per 1,000 residents, 2025
1.9

Who built the homes finished in Espinho

Who built the homes completed each year, as a share of that year. INE, since 2011.

  • Cooperatives and others
  • Public bodies
  • Private individuals
  • Companies
Show the numbers
YearCompaniesPrivate individualsPublic bodiesCooperatives and othersTotal
202572.6%27.4%0.0%0.0%62
202488.3%11.7%0.0%0.0%163
202385.2%14.8%0.0%0.0%182
202283.1%16.1%0.8%0.0%118
202175.0%23.2%0.0%1.8%56
202074.2%25.8%0.0%0.0%93
201986.2%13.8%0.0%0.0%29
201820.6%79.4%0.0%0.0%34
20170.0%100.0%0.0%0.0%13
201677.8%22.2%0.0%0.0%9
201534.6%65.4%0.0%0.0%26
201441.2%58.8%0.0%0.0%34
201336.4%63.6%0.0%0.0%11
201271.0%27.5%0.0%1.4%69
201160.0%40.0%0.0%0.0%65

Homes finished in Espinho, by number of bedrooms

Homes completed in new buildings by number of bedrooms, as a share of each year. INE.

  • Four or more
  • Three bedrooms
  • Two bedrooms
  • Studio or one bedroom
Show the numbers
YearStudio or one bedroomTwo bedroomsThree bedroomsFour or moreTotal
202519.4%37.1%27.4%16.1%62
202416.0%38.7%33.7%11.7%163
202352.7%26.9%17.0%3.3%182
202229.7%28.0%39.0%3.4%118
202117.9%30.4%41.1%10.7%56
202021.5%39.8%23.7%15.1%93
201924.1%24.1%44.8%6.9%29
201814.7%41.2%41.2%2.9%34
201723.1%30.8%38.5%7.7%13
20160.0%66.7%33.3%0.0%9
20157.7%26.9%53.8%11.5%26
201414.7%23.5%47.1%14.7%34
20130.0%0.0%27.3%72.7%11
20124.3%37.7%43.5%14.5%69
201112.3%33.8%49.2%4.6%65

A licence is permission to build, not a finished home: most are completed one to three years later, and some never are. INE publishes licensing three months at a time, so four windows make a year.

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

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%

Past cycles

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

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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