Santiago do Cacém · report
Asking prices against bank valuations in Santiago do Cacém
Sellers ask 19.8% more than banks value homes at. A year ago the gap was −0.6%.
- Gap today
- +19.8%
- Change in a year
- +20.4 pp
How far apart the three prices are in Santiago do Cacém
Each line sets one measure of price against another, in %. Above zero, the first is higher.
- Asking price against bank valuation
- Asking price against sale price
- Bank valuation against sale price
- No gap
Show the numbers
| Period | Asking price against bank valuation | Asking price against sale price | Bank valuation against sale price |
|---|---|---|---|
| Sep 2026 | 19.8% | — | — |
| Aug 2026 | 21.0% | — | — |
| Jul 2026 | 17.8% | — | — |
| Jun 2026 | 20.2% | 7.1% | -2.9% |
| May 2026 | 17.9% | — | — |
| Apr 2026 | 15.9% | — | — |
| Mar 2026 | 15.1% | 7.6% | 0.1% |
| Feb 2026 | 13.2% | — | — |
| Jan 2026 | 13.8% | — | — |
| Dec 2025 | 7.0% | 4.2% | -0.8% |
| Nov 2025 | 7.3% | — | — |
| Oct 2025 | 1.6% | — | — |
| Sep 2025 | -0.6% | 3.7% | -2.5% |
| Aug 2025 | 3.9% | — | — |
| Jul 2025 | 6.2% | — | — |
| Jun 2025 | 8.6% | 3.8% | -3.2% |
| May 2025 | 6.3% | — | — |
| Apr 2025 | 6.4% | — | — |
| Mar 2025 | 4.9% | 2.0% | -5.0% |
| Feb 2025 | 6.2% | — | — |
| Jan 2025 | 3.4% | — | — |
| Dec 2024 | 10.6% | 3.5% | -4.9% |
| Nov 2024 | 12.2% | — | — |
| Oct 2024 | 9.9% | — | — |
| Sep 2024 | 6.3% | 7.0% | -1.3% |
| Aug 2024 | 6.5% | — | — |
| Jul 2024 | 5.8% | — | — |
| Jun 2024 | 8.6% | 6.2% | -2.9% |
| May 2024 | 5.2% | — | — |
| Apr 2024 | 10.5% | — | — |
| Mar 2024 | 7.5% | 6.4% | -2.8% |
| Feb 2024 | 14.9% | — | — |
| Jan 2024 | 9.1% | — | — |
| Dec 2023 | 9.0% | 7.3% | -1.6% |
| Nov 2023 | 8.2% | — | — |
| Oct 2023 | 9.9% | — | — |
| Sep 2023 | 8.1% | 4.3% | -2.3% |
| Aug 2023 | 9.4% | — | — |
| Jul 2023 | 11.8% | — | — |
| Jun 2023 | 11.6% | 5.8% | 0.8% |
| May 2023 | 8.3% | — | — |
| Apr 2023 | 5.4% | — | — |
| Mar 2023 | 6.2% | 5.1% | 1.9% |
| Feb 2023 | 13.8% | — | — |
| Jan 2023 | 7.0% | — | — |
| Dec 2022 | 3.2% | 1.3% | 0.6% |
| Nov 2022 | -1.8% | — | — |
| Oct 2022 | -2.1% | — | — |
| Sep 2022 | -1.7% | 0.1% | -0.4% |
| Aug 2022 | 6.4% | — | — |
| Jul 2022 | 4.0% | — | — |
| Jun 2022 | 2.7% | 1.0% | 0.3% |
| May 2022 | 1.0% | — | — |
| Apr 2022 | -0.9% | — | — |
| Mar 2022 | -1.5% | 2.0% | 0.4% |
| Feb 2022 | -1.0% | — | — |
| Jan 2022 | 0.3% | — | — |
| Dec 2021 | -0.4% | 1.0% | -1.9% |
| Nov 2021 | -1.6% | — | — |
| Oct 2021 | -0.8% | — | — |
| Sep 2021 | 4.2% | 2.9% | -1.5% |
| Aug 2021 | 1.2% | — | — |
| Jul 2021 | 5.9% | — | — |
| Jun 2021 | 6.4% | 7.1% | 1.9% |
| May 2021 | 5.1% | — | — |
| Apr 2021 | 3.7% | — | — |
| Mar 2021 | 2.7% | 5.2% | 0.1% |
| Feb 2021 | 5.6% | — | — |
| Jan 2021 | 5.4% | — | — |
| Dec 2020 | 0.4% | 5.3% | -0.2% |
| Nov 2020 | 5.5% | — | — |
| Oct 2020 | 8.1% | — | — |
| Sep 2020 | 10.8% | 6.0% | -0.6% |
| Aug 2020 | 3.1% | — | — |
| Jul 2020 | 5.1% | — | — |
| Jun 2020 | 5.1% | 3.4% | -3.9% |
| May 2020 | 5.2% | — | — |
| Apr 2020 | 4.8% | — | — |
| Mar 2020 | 4.6% | 4.3% | -4.0% |
| Feb 2020 | 6.0% | — | — |
| Jan 2020 | 8.6% | — | — |
| Dec 2019 | 9.1% | 8.1% | -0.3% |
| Nov 2019 | 9.9% | — | — |
| Oct 2019 | 8.8% | — | — |
| Sep 2019 | 8.6% | — | — |
| Aug 2019 | 13.0% | — | — |
| Jul 2019 | 8.4% | — | — |
| Jun 2019 | 13.1% | — | — |
| May 2019 | 8.6% | — | — |
| Apr 2019 | 5.7% | — | — |
| Mar 2019 | 4.0% | — | — |
| Feb 2019 | 4.5% | — | — |
| Jan 2019 | 8.0% | — | — |
| Dec 2018 | 9.0% | — | — |
| Nov 2018 | 14.5% | — | — |
| Oct 2018 | 15.4% | — | — |
| Sep 2018 | 16.4% | — | — |
| Aug 2018 | 12.5% | — | — |
| Jul 2018 | 19.0% | — | — |
| Jun 2018 | 17.1% | — | — |
| May 2018 | 18.5% | — | — |
| Apr 2018 | 12.8% | — | — |
| Mar 2018 | 14.9% | — | — |
| Feb 2018 | 16.4% | — | — |
| Jan 2018 | 18.5% | — | — |
| Dec 2017 | 16.6% | — | — |
| Nov 2017 | 11.6% | — | — |
| Oct 2017 | 9.7% | — | — |
| Sep 2017 | 10.9% | — | — |
| Aug 2017 | 14.6% | — | — |
| Jul 2017 | 19.1% | — | — |
| Jun 2017 | 19.0% | — | — |
| May 2017 | 16.5% | — | — |
| Apr 2017 | 19.2% | — | — |
| Mar 2017 | 17.3% | — | — |
| Feb 2017 | 13.9% | — | — |
| Jan 2017 | 11.9% | — | — |
| Dec 2016 | 9.5% | — | — |
| Nov 2016 | 24.5% | — | — |
| Oct 2016 | 26.3% | — | — |
| Sep 2016 | 26.2% | — | — |
New homes against existing homes, Portugal
Eurostat's house price index for Portugal, newly built and existing dwellings, 2015 = 100. National figures, shown here as context.
- Existing homes
- New homes
- 2015 = 100
Show the numbers
| Period | Existing homes | New homes |
|---|---|---|
| Q2 2026 | 327.5 | 235.2 |
| Q1 2026 | 316.1 | 227.2 |
| Q4 2025 | 303.2 | 221.2 |
| Q3 2025 | 290.0 | 215.6 |
| Q2 2025 | 277.5 | 209.5 |
| Q1 2025 | 264.0 | 201.7 |
| Q4 2024 | 250.8 | 194.6 |
| Q3 2024 | 243.5 | 189.0 |
| Q2 2024 | 234.5 | 183.0 |
| Q1 2024 | 225.7 | 176.2 |
| Q4 2023 | 223.2 | 177.6 |
| Q3 2023 | 220.4 | 175.0 |
| Q2 2023 | 216.5 | 171.6 |
| Q1 2023 | 209.7 | 167.0 |
| Q4 2022 | 206.4 | 166.1 |
| Q3 2022 | 203.8 | 165.3 |
| Q2 2022 | 198.7 | 158.9 |
| Q1 2022 | 191.3 | 157.9 |
| Q4 2021 | 183.2 | 155.1 |
| Q3 2021 | 177.7 | 152.5 |
| Q2 2021 | 173.2 | 146.6 |
| Q1 2021 | 168.4 | 142.4 |
| Q4 2020 | 163.6 | 140.3 |
| Q3 2020 | 159.4 | 136.6 |
| Q2 2020 | 160.3 | 136.9 |
| Q1 2020 | 157.4 | 135.0 |
| Q4 2019 | 151.5 | 130.3 |
| Q3 2019 | 148.6 | 129.4 |
| Q2 2019 | 145.2 | 127.9 |
| Q1 2019 | 142.1 | 122.8 |
| Q4 2018 | 136.6 | 120.3 |
| Q3 2018 | 134.1 | 117.2 |
| Q2 2018 | 132.9 | 115.9 |
| Q1 2018 | 129.2 | 115.8 |
| Q4 2017 | 124.7 | 111.0 |
| Q3 2017 | 122.8 | 110.9 |
| Q2 2017 | 118.0 | 109.0 |
| Q1 2017 | 114.3 | 105.6 |
| Q4 2016 | 111.5 | 104.8 |
| Q3 2016 | 110.2 | 103.8 |
| Q2 2016 | 108.3 | 103.5 |
| Q1 2016 | 104.7 | 101.3 |
| Q4 2015 | 102.1 | 101.3 |
| Q3 2015 | 101.0 | 100.0 |
| Q2 2015 | 99.9 | 101.9 |
| Q1 2015 | 97.0 | 96.8 |
Asking prices are what sellers advertise on property portals. Bank valuations are what lenders' surveyors assess. Sale prices are what deeds record, as INE's 12-month median, so the other two are averaged over the same 12 months before they are compared.
Other reports for Santiago do Cacém
Asking prices have an 80% chance of landing between €2,772/m² and €3,447/m² by September 2027.
- Expected, September 2027
- €3,109/m²
- Chance of a rise
- 94%
At the bank valuation, a 90 m² home costs €202,860. With 10% down and a 30-year mortgage, the payment is €770 a month. Banco de Portugal caps it at 50% of a household's net income.
- Payment, two incomes
- 29%
- Payment, one income
- 58%
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
- €890
- Owning per month
- €690
0.6% fewer homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 38
- Per 1,000 residents
- 1.3
Figures for Alentejo Litoral: Santiago do Cacém has no reliable figures of its own.
Over the last 12 months, buyers domiciled abroad paid 0.5% more per m² than buyers living in Portugal.
- Abroad against residents
- +0.5%
Bank valuations have fallen by 3% or more 9 times since 2016. The deepest began in November 2022.
- Deepest fall
- −10.7%
- Recovery from the low
- 1 month
In 2025 the population grew by 118 while 26 homes were finished: 4.5 new residents for every new home.
- New residents per new home, 2025
- 4.5
- Population change, 2025
- +118
13.4% of the 18,522 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 13.4%
- Empty homes
- 2,490
In 2025, 17% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.
- Work on existing buildings, 2025
- 17%
- Reconstructions per 100 new buildings
- 0.0
Public bodies signed €3.3M of housing works here in 2025, and €3.3M since 2012.
- Signed in 2025
- €3.3M
- Per resident, 2025
- €108
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