São João da Madeira · report
New homes in São João da Madeira
42.9% more homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 67
- Per 1,000 residents
- 2.8
Homes licensed for construction in São João da Madeira
Dwellings in new buildings licensed over the previous 12 months, at each month.
- São João da Madeira
- Ten-year average
Show the numbers
| Period | São João da Madeira |
|---|---|
| Aug 2026 | 67 |
| Jul 2026 | 67 |
| Jun 2026 | 71 |
| May 2026 | 71 |
| Apr 2026 | 70 |
| Mar 2026 | 23 |
| Feb 2026 | 25 |
| Jan 2026 | 13 |
| Dec 2025 | 15 |
| Nov 2025 | 30 |
| Oct 2025 | 58 |
| Sep 2025 | 57 |
| Aug 2025 | 29 |
| Jul 2025 | 85 |
| Jun 2025 | 95 |
| May 2025 | 97 |
| Apr 2025 | 171 |
| Mar 2025 | 143 |
| Feb 2025 | 161 |
| Jan 2025 | 216 |
| Dec 2024 | 187 |
| Nov 2024 | 143 |
| Oct 2024 | 171 |
| Sep 2024 | 144 |
| Aug 2024 | 145 |
| Jul 2024 | 170 |
| Jun 2024 | 102 |
| May 2024 | 100 |
| Apr 2024 | 109 |
| Mar 2024 | 52 |
| Feb 2024 | 36 |
| Jan 2024 | 63 |
| Dec 2023 | 5 |
| Nov 2023 | 80 |
| Oct 2023 | 109 |
| Sep 2023 | 50 |
| Aug 2023 | 78 |
| Jul 2023 | 87 |
| Jun 2023 | 52 |
| May 2023 | 54 |
| Apr 2023 | 58 |
| Mar 2023 | 52 |
| Feb 2023 | 52 |
| Jan 2023 | 53 |
| Dec 2022 | 54 |
| Nov 2022 | 17 |
| Oct 2022 | 15 |
| Sep 2022 | 16 |
| Aug 2022 | 19 |
| Jul 2022 | 11 |
| Jun 2022 | 15 |
| May 2022 | 43 |
| Apr 2022 | 38 |
| Mar 2022 | 41 |
| Feb 2022 | 40 |
| Jan 2022 | 39 |
| Dec 2021 | 40 |
| Nov 2021 | 33 |
| Oct 2021 | 34 |
| Jul 2021 | 33 |
| Apr 2021 | 18 |
| Jan 2021 | 17 |
| Oct 2020 | 16 |
| Sep 2020 | 56 |
| Aug 2020 | 20 |
| Jul 2020 | 34 |
| Jun 2020 | 50 |
| May 2020 | 47 |
| Apr 2020 | 22 |
| Mar 2020 | 73 |
| Feb 2020 | 45 |
| Jan 2020 | 24 |
| Dec 2019 | 73 |
| Nov 2019 | 49 |
| Oct 2019 | 20 |
| Sep 2019 | 68 |
| Aug 2019 | 51 |
| Jul 2019 | 6 |
| Jun 2019 | 32 |
| May 2019 | 14 |
| Apr 2019 | 6 |
| Mar 2019 | 7 |
| Feb 2019 | 14 |
| Jan 2019 | 9 |
| Dec 2018 | 9 |
| Nov 2018 | 10 |
| Oct 2018 | 12 |
| Sep 2018 | 14 |
| Aug 2018 | 12 |
| Jul 2018 | 15 |
| Jun 2018 | 15 |
| May 2018 | 8 |
| Apr 2018 | 18 |
| Mar 2018 | 15 |
| Feb 2018 | 8 |
| Jan 2018 | 16 |
| Dec 2017 | 13 |
| Nov 2017 | 10 |
| Oct 2017 | 16 |
| Sep 2017 | 10 |
| Aug 2017 | 4 |
| Jul 2017 | 10 |
| Jun 2017 | 6 |
| May 2017 | 5 |
| Apr 2017 | 7 |
| Mar 2017 | 9 |
| Feb 2017 | 5 |
| Jan 2017 | 7 |
| Dec 2016 | 8 |
| Nov 2016 | 4 |
| Oct 2016 | 5 |
| Sep 2016 | 6 |
| Aug 2016 | 4 |
| Jul 2016 | 5 |
| Jun 2016 | 5 |
| May 2016 | 3 |
| Apr 2016 | 5 |
| Mar 2016 | 4 |
| Feb 2016 | 3 |
| Jan 2016 | 2 |
| Dec 2015 | 3 |
| Nov 2015 | 2 |
| Oct 2015 | 1 |
| Sep 2015 | 4 |
| Aug 2015 | 0 |
| Jul 2015 | 0 |
| Jun 2015 | 4 |
| May 2015 | 0 |
| Apr 2015 | 0 |
| Mar 2015 | 2 |
| Feb 2015 | 0 |
| Jan 2015 | 0 |
| Dec 2014 | 1 |
| Nov 2014 | 0 |
| Oct 2014 | 0 |
| Sep 2014 | 0 |
| Aug 2014 | 0 |
| Jul 2014 | 0 |
| Jun 2014 | 0 |
| May 2014 | 0 |
| Apr 2014 | 1 |
| Mar 2014 | 0 |
| Feb 2014 | 2 |
| Jan 2014 | 1 |
| Dec 2013 | 0 |
| Nov 2013 | 4 |
| Oct 2013 | 1 |
| Sep 2013 | 2 |
| Aug 2013 | 6 |
| Jul 2013 | 4 |
| Jun 2013 | 4 |
| May 2013 | 6 |
| Apr 2013 | 5 |
| Mar 2013 | 6 |
| Feb 2013 | 13 |
| Jan 2013 | 13 |
| Dec 2012 | 6 |
| Nov 2012 | 18 |
| Oct 2012 | 13 |
| Sep 2012 | 4 |
| Aug 2012 | 16 |
| Jul 2012 | 12 |
| Jun 2012 | 5 |
| May 2012 | 19 |
| Apr 2012 | 10 |
| Mar 2012 | 3 |
| Feb 2012 | 12 |
| Jan 2012 | 2 |
| Dec 2011 | 4 |
| Nov 2011 | 6 |
| Oct 2011 | 2 |
| Sep 2011 | 4 |
| Aug 2011 | 6 |
Homes finished and licensed each year in São João da Madeira
Homes completed in new buildings (columns) against homes licensed for construction (line), each year since 2011. INE.
- Homes finished
- Homes licensed
Show the numbers
| Year | Homes finished | Homes licensed |
|---|---|---|
| 2025 | 131 | 15 |
| 2024 | 39 | 187 |
| 2023 | 5 | 35 |
| 2022 | 27 | 54 |
| 2021 | 35 | 40 |
| 2020 | 18 | 51 |
| 2019 | 7 | 47 |
| 2018 | 40 | 11 |
| 2017 | 11 | 13 |
| 2016 | 10 | 6 |
| 2015 | 0 | 2 |
| 2014 | 33 | 1 |
| 2013 | 5 | 1 |
| 2012 | 11 | 13 |
| 2011 | 19 | 4 |
- Homes finished per 1,000 residents, 2025
- 5.5
Who built the homes finished in São João da Madeira
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
| Year | Companies | Private individuals | Public bodies | Cooperatives and others | Total |
|---|---|---|---|---|---|
| 2025 | 94.7% | 5.3% | 0.0% | 0.0% | 131 |
| 2024 | 82.1% | 17.9% | 0.0% | 0.0% | 39 |
| 2023 | 0.0% | 60.0% | 40.0% | 0.0% | 5 |
| 2022 | 66.7% | 33.3% | 0.0% | 0.0% | 27 |
| 2021 | 45.7% | 25.7% | 28.6% | 0.0% | 35 |
| 2020 | 11.1% | 33.3% | 55.6% | 0.0% | 18 |
| 2019 | 28.6% | 57.1% | 14.3% | 0.0% | 7 |
| 2018 | 5.0% | 10.0% | 85.0% | 0.0% | 40 |
| 2017 | 0.0% | 100.0% | 0.0% | 0.0% | 11 |
| 2016 | 0.0% | 90.0% | 10.0% | 0.0% | 10 |
| 2015 | — | — | — | — | 0 |
| 2014 | 0.0% | 9.1% | 90.9% | 0.0% | 33 |
| 2013 | 0.0% | 40.0% | 60.0% | 0.0% | 5 |
| 2012 | 0.0% | 36.4% | 63.6% | 0.0% | 11 |
| 2011 | 42.1% | 31.6% | 26.3% | 0.0% | 19 |
Homes finished in São João da Madeira, 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
| Year | Studio or one bedroom | Two bedrooms | Three bedrooms | Four or more | Total |
|---|---|---|---|---|---|
| 2025 | 31.3% | 27.5% | 35.1% | 6.1% | 131 |
| 2024 | 7.7% | 17.9% | 43.6% | 30.8% | 39 |
| 2023 | 0.0% | 20.0% | 40.0% | 40.0% | 5 |
| 2022 | 7.4% | 11.1% | 66.7% | 14.8% | 27 |
| 2021 | 11.4% | 14.3% | 62.9% | 11.4% | 35 |
| 2020 | 0.0% | 11.1% | 72.2% | 16.7% | 18 |
| 2019 | 0.0% | 0.0% | 28.6% | 71.4% | 7 |
| 2018 | 7.5% | 72.5% | 10.0% | 10.0% | 40 |
| 2017 | 0.0% | 18.2% | 63.6% | 18.2% | 11 |
| 2016 | 10.0% | 30.0% | 50.0% | 10.0% | 10 |
| 2015 | — | — | — | — | 0 |
| 2014 | 0.0% | 9.1% | 87.9% | 3.0% | 33 |
| 2013 | 0.0% | 20.0% | 60.0% | 20.0% | 5 |
| 2012 | 0.0% | 18.2% | 18.2% | 63.6% | 11 |
| 2011 | 0.0% | 15.8% | 68.4% | 15.8% | 19 |
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 João da Madeira
Asking prices have an 80% chance of landing between €1,755/m² and €2,523/m² by September 2027.
- Expected, September 2027
- €2,139/m²
- Chance of a rise
- 59%
At the bank valuation, a 90 m² home costs €162,000. With 10% down and a 30-year mortgage, the payment is €615 a month. Banco de Portugal caps it at 50% of a household's net income.
- Payment, two incomes
- 25%
- Payment, one income
- 50%
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
- €657
- Owning per month
- €605
Sellers ask 15.2% more than banks value homes at. A year ago the gap was +4.5%.
- Gap today
- +15.2%
- Change in a year
- +10.7 pp
Figures for Área Metropolitana do Porto: São João da Madeira 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%
Bank valuations have fallen by 3% or more 8 times since 2017. The deepest began in April 2018.
- Deepest fall
- −11.3%
- Recovery from the low
- 7 months
In 2025 the population fell by 22 while 131 homes were finished.
- Homes finished, 2025
- 131
- Population change, 2025
- −22
9.2% of the 10,601 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 9.2%
- Empty homes
- 975
In 2025, 0% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.
- Work on existing buildings, 2025
- 0%
- Reconstructions per 100 new buildings
- 0.0
Public bodies signed €1.8M of housing works here in 2025, and €4.2M since 2012.
- Signed in 2025
- €1.8M
- Per resident, 2025
- €73
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