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São Miguel island · report

New homes in São Miguel island

40.2% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
492
Per 1,000 residents
3.6

Homes licensed for construction in São Miguel island

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

  • São Miguel island
  • Ten-year average
Show the numbers
PeriodSão Miguel island
Aug 2026492
Jul 2026513
Jun 2026515
May 2026458
Apr 2026484
Mar 2026495
Feb 2026520
Jan 2026536
Dec 2025526
Nov 2025526
Oct 2025587
Sep 2025533
Aug 2025539
Jul 2025525
Jun 2025532
May 2025548
Apr 2025548
Mar 2025533
Feb 2025478
Jan 2025474
Dec 2024470
Nov 2024461
Oct 2024402
Sep 2024378
Aug 2024379
Jul 2024384
Jun 2024375
May 2024358
Apr 2024353
Mar 2024319
Feb 2024340
Jan 2024329
Dec 2023314
Nov 2023324
Oct 2023354
Sep 2023372
Aug 2023369
Jul 2023375
Jun 2023378
May 2023359
Apr 2023359
Mar 2023368
Feb 2023374
Jan 2023416
Dec 2022452
Nov 2022444
Oct 2022445
Sep 2022413
Aug 2022415
Jul 2022412
Jun 2022417
May 2022439
Apr 2022446
Mar 2022454
Feb 2022458
Jan 2022439
Dec 2021406
Nov 2021400
Oct 2021362
Jul 2021395
Apr 2021363
Jan 2021315
Oct 2020317
Sep 2020303
Aug 2020303
Jul 2020294
Jun 2020287
May 2020264
Apr 2020332
Mar 2020330
Feb 2020313
Jan 2020324
Dec 2019354
Nov 2019352
Oct 2019361
Sep 2019359
Aug 2019345
Jul 2019345
Jun 2019364
May 2019373
Apr 2019304
Mar 2019309
Feb 2019314
Jan 2019289
Dec 2018260
Nov 2018268
Oct 2018247
Sep 2018253
Aug 2018269
Jul 2018238
Jun 2018238
May 2018239
Apr 2018225
Mar 2018228
Feb 2018242
Jan 2018240
Dec 2017234
Nov 2017216
Oct 2017206
Sep 2017204
Aug 2017158
Jul 2017182
Jun 2017140
May 2017133
Apr 2017152
Mar 2017134
Feb 2017116
Jan 2017128
Dec 2016111
Nov 2016116
Oct 2016133
Sep 2016120
Aug 2016129
Jul 2016120
Jun 2016138
May 2016133
Apr 2016127
Mar 2016127
Feb 2016111
Jan 2016127
Dec 2015131
Nov 2015115
Oct 2015123
Sep 2015121
Aug 2015104
Jul 2015116
Jun 2015113
May 201588
Apr 2015103
Mar 2015105
Feb 201589
Jan 201591
Dec 201493
Nov 201488
Oct 2014111
Sep 201498
Aug 2014104
Jul 2014117
Jun 2014105
May 2014110
Apr 2014118
Mar 2014110
Feb 2014112
Jan 2014124
Dec 2013113
Nov 2013114
Oct 2013115
Sep 2013103
Aug 2013112
Jul 2013127
Jun 2013114
May 2013123
Apr 2013122
Mar 2013106
Feb 2013133
Jan 2013134
Dec 2012117
Nov 2012151
Oct 2012154
Sep 2012155
Aug 2012251
Jul 2012260
Jun 2012252
May 2012300
Apr 2012315
Mar 2012323
Feb 2012348
Jan 2012378
Dec 2011469
Nov 2011494
Oct 2011517
Sep 2011497
Aug 2011396

Homes finished and licensed each year in São Miguel island

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
2025289526
2024354464
2023315314
2022261454
2021326406
2020215325
2019224347
2018186265
2017120227
201698118
2015160123
201411097
2013227116
2012382122
2011437475
Homes finished per 1,000 residents, 2025
2.1

Who built the homes finished in São Miguel island

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
202514.5%84.4%1.0%0.0%289
202428.8%70.9%0.3%0.0%354
202331.7%68.3%0.0%0.0%315
202226.1%73.9%0.0%0.0%261
202137.1%62.6%0.3%0.0%326
202027.9%72.1%0.0%0.0%215
201920.1%79.0%0.9%0.0%224
201835.5%64.5%0.0%0.0%186
201719.2%80.8%0.0%0.0%120
201616.3%82.7%1.0%0.0%98
201543.1%56.3%0.6%0.0%160
201419.1%78.2%2.7%0.0%110
201359.0%40.1%0.9%0.0%227
201259.7%40.1%0.0%0.3%382
201157.7%42.3%0.0%0.0%437

Homes finished in São Miguel island, 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
20259.7%31.8%36.7%21.8%289
202414.1%33.1%36.2%16.7%354
20239.5%28.6%40.3%21.6%315
202211.5%31.0%37.2%20.3%261
20215.5%36.5%36.5%21.5%326
202013.0%20.0%42.8%24.2%215
20196.3%36.2%35.3%22.3%224
201814.0%32.8%36.6%16.7%186
201710.0%18.3%40.0%31.7%120
20164.1%18.4%51.0%26.5%98
20155.0%26.3%43.8%25.0%160
201410.0%16.4%48.2%25.5%110
20134.0%7.5%67.0%21.6%227
20129.4%36.9%36.1%17.5%382
20116.4%25.4%54.2%14.0%437

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 São Miguel island

Next 12 months

Asking prices have an 80% chance of landing between €2,318/m² and €3,050/m² by September 2027.

Expected, September 2027
€2,684/m²
Chance of a rise
85%

Affordability

Figures for Portugal: São Miguel island has no reliable figures of its own.

At the bank valuation, a 90 m² home costs €205,020. With 10% down and a 30-year mortgage, the payment is €778 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
31%
Payment, one income
63%

Buy or rent

Figures for Portugal: São Miguel island has no reliable figures of its own.

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
€878
Owning per month
€715

Foreign buyers

Figures for Portugal: São Miguel island has no reliable figures of its own.

Over the last 12 months, buyers domiciled abroad paid 33.5% more per m² than buyers living in Portugal.

Abroad against residents
+33.5%

Past cycles

Asking prices have fallen by 3% or more 4 times since 2015. The deepest began in September 2015.

Deepest fall
−19.0%
Recovery from the low
43 months

People and new homes

In 2025 the population grew by 575 while 289 homes were finished: 2.0 new residents for every new home.

New residents per new home, 2025
2.0
Population change, 2025
+575

Empty homes

11.7% of the 56,663 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
11.7%
Empty homes
6,629

Renovation

In 2025, 29% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
29%
Reconstructions per 100 new buildings
0.9

Public housing works

Public bodies signed €17.6M of housing works here in 2025, and €31.3M since 2012.

Signed in 2025
€17.6M
Per resident, 2025
€127

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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