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Olhão · report

New homes in Olhão

12.4% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
160
Per 1,000 residents
3.3

Homes licensed for construction in Olhão

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

  • Olhão
  • Ten-year average
Show the numbers
PeriodOlhão
Aug 2026160
Jul 2026130
Jun 2026148
May 2026163
Apr 2026161
Mar 2026183
Feb 2026149
Jan 2026165
Dec 2025167
Nov 2025170
Oct 2025180
Sep 2025193
Aug 2025162
Jul 2025170
Jun 2025153
May 2025162
Apr 2025199
Mar 2025194
Feb 2025194
Jan 2025179
Dec 2024179
Nov 2024176
Oct 2024199
Sep 2024183
Aug 2024224
Jul 2024216
Jun 2024221
May 2024195
Apr 2024161
Mar 2024133
Feb 2024125
Jan 2024134
Dec 2023133
Nov 2023135
Oct 202399
Sep 2023110
Aug 202364
Jul 202366
Jun 202362
May 202360
Apr 2023188
Mar 2023191
Feb 2023201
Jan 2023193
Dec 2022199
Nov 2022201
Oct 2022217
Sep 2022205
Aug 2022254
Jul 2022253
Jun 2022253
May 2022256
Apr 2022126
Mar 2022137
Feb 2022121
Jan 2022122
Dec 2021115
Nov 2021127
Oct 2021115
Jul 2021119
Apr 2021190
Jan 2021201
Oct 2020213
Sep 2020183
Aug 2020182
Jul 2020179
Jun 2020161
May 2020119
Apr 2020116
Mar 2020116
Feb 202094
Jan 202093
Dec 2019109
Nov 201996
Oct 201985
Sep 201995
Aug 201985
Jul 201997
Jun 201998
May 201998
Apr 2019101
Mar 2019186
Feb 2019190
Jan 2019189
Dec 2018180
Nov 2018156
Oct 2018185
Sep 2018171
Aug 2018145
Jul 2018164
Jun 2018183
May 2018139
Apr 2018168
Mar 201886
Feb 201859
Jan 201892
Dec 201790
Nov 201780
Oct 201778
Sep 201782
Aug 201778
Jul 201782
Jun 201767
May 201770
Apr 201770
Mar 201774
Feb 201768
Jan 201755
Dec 201651
Nov 201649
Oct 201649
Sep 201648
Aug 201643
Jul 201636
Jun 201631
May 201631
Apr 201622
Mar 201622
Feb 201621
Jan 201619
Dec 201520
Nov 201527
Oct 201525
Sep 201521
Aug 201525
Jul 201522
Jun 201527
May 201522
Apr 201528
Mar 201525
Feb 201516
Jan 201520
Dec 201421
Nov 20148
Oct 201411
Sep 201415
Aug 20144
Jul 201422
Jun 201427
May 201423
Apr 201432
Mar 201436
Feb 201436
Jan 201434
Dec 201337
Nov 201341
Oct 201340
Sep 201341
Aug 201339
Jul 201326
Jun 201324
May 201324
Apr 201310
Mar 201314
Feb 201314
Jan 20139
Dec 201216
Nov 201213
Oct 201210
Sep 201214
Aug 201217
Jul 201210
Jun 201216
May 201225
Apr 201222
Mar 201223
Feb 201224
Jan 201233
Dec 201131
Nov 201132
Oct 201131
Sep 201130
Aug 201130

Homes finished and licensed each year in Olhão

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
202585167
2024218179
2023155133
202289199
2021171115
2020110204
201990109
201853168
20173590
20162951
20152821
20141816
20131837
20124515
201122231
Homes finished per 1,000 residents, 2025
1.7

Who built the homes finished in Olhão

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
202562.4%37.6%0.0%0.0%85
202481.2%18.8%0.0%0.0%218
202341.3%58.7%0.0%0.0%155
202257.3%42.7%0.0%0.0%89
202172.5%27.5%0.0%0.0%171
202048.2%51.8%0.0%0.0%110
201961.1%38.9%0.0%0.0%90
201837.7%62.3%0.0%0.0%53
201754.3%45.7%0.0%0.0%35
201669.0%31.0%0.0%0.0%29
201550.0%50.0%0.0%0.0%28
201477.8%22.2%0.0%0.0%18
201344.4%55.6%0.0%0.0%18
201260.0%40.0%0.0%0.0%45
201191.0%9.0%0.0%0.0%222

Homes finished in Olhão, 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
20253.5%49.4%36.5%10.6%85
202429.4%38.5%22.0%10.1%218
20237.1%25.2%60.6%7.1%155
20229.0%21.3%59.6%10.1%89
202122.8%32.2%37.4%7.6%171
20205.5%27.3%57.3%10.0%110
20198.9%22.2%57.8%11.1%90
20187.5%18.9%56.6%17.0%53
20178.6%22.9%60.0%8.6%35
201634.5%13.8%44.8%6.9%29
201521.4%25.0%50.0%3.6%28
20145.6%38.9%50.0%5.6%18
201322.2%33.3%16.7%27.8%18
201226.7%28.9%31.1%13.3%45
201116.2%62.2%17.6%4.1%222

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 Olhão

Next 12 months

Asking prices have an 80% chance of landing between €3,233/m² and €3,734/m² by September 2027.

Expected, September 2027
€3,483/m²
Chance of a rise
70%

Affordability

At the bank valuation, a 90 m² home costs €243,990. With 10% down and a 30-year mortgage, the payment is €926 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
41%
Payment, one income
82%

Buy or rent

Renting a 90 m² home costs less each month than owning 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
€788
Owning per month
€875

Asking against valuation

Sellers ask 24.8% more than banks value homes at. A year ago the gap was +40.4%.

Gap today
+24.8%
Change in a year
−15.6 pp

Foreign buyers

Over the last 12 months, buyers domiciled abroad paid 25.1% more per m² than buyers living in Portugal.

Abroad against residents
+25.1%

Past cycles

Bank valuations have fallen by 3% or more 10 times since 2015. The deepest began in November 2018.

Deepest fall
−9.0%
Recovery from the low
1 month

People and new homes

In 2025 the population grew by 279 while 85 homes were finished: 3.3 new residents for every new home.

New residents per new home, 2025
3.3
Population change, 2025
+279

Empty homes

12.4% of the 26,888 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
12.4%
Empty homes
3,339

Renovation

In 2025, 25% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
25%
Reconstructions per 100 new buildings
6.7

Public housing works

Public bodies signed €7.4M of housing works here in 2025, and €15M since 2012.

Signed in 2025
€7.4M
Per resident, 2025
€151

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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