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Silves · report

New homes in Silves

16.3% fewer homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
98
Per 1,000 residents
2.1

Homes licensed for construction in Silves

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

  • Silves
  • Ten-year average
Show the numbers
PeriodSilves
Aug 202698
Jul 202695
Jun 202656
May 202651
Apr 202653
Mar 202652
Feb 202649
Jan 202650
Dec 202557
Nov 202560
Oct 202560
Sep 202567
Aug 202569
Jul 202568
Jun 202576
May 202591
Apr 202590
Mar 202594
Feb 202593
Jan 202593
Dec 202490
Nov 202496
Oct 202494
Sep 202493
Aug 202491
Jul 202493
Jun 202485
May 202467
Apr 202497
Mar 202496
Feb 2024121
Jan 2024125
Dec 2023139
Nov 2023134
Oct 2023141
Sep 2023133
Aug 2023175
Jul 2023175
Jun 2023175
May 2023176
Apr 2023146
Mar 2023152
Feb 2023127
Jan 2023121
Dec 2022103
Nov 202298
Oct 202292
Sep 2022116
Aug 202277
Jul 202284
Jun 202287
May 202290
Apr 202289
Mar 2022100
Feb 2022355
Jan 2022360
Dec 2021367
Nov 2021393
Oct 2021392
Jul 2021363
Apr 2021357
Jan 202167
Oct 202068
Sep 202072
Aug 202065
Jul 202071
Jun 202091
May 202094
Apr 202088
Mar 202099
Feb 2020110
Jan 2020109
Dec 201977
Nov 201984
Oct 201981
Sep 201990
Aug 201991
Jul 201977
Jun 201964
May 201962
Apr 201965
Mar 201959
Feb 201949
Jan 201949
Dec 201849
Nov 201850
Oct 201849
Sep 201842
Aug 201857
Jul 201857
Jun 201853
May 201849
Apr 201844
Mar 201844
Feb 201845
Jan 201847
Dec 201742
Nov 201735
Oct 201735
Sep 201733
Aug 201716
Jul 201721
Jun 201729
May 201729
Apr 2017325
Mar 2017326
Feb 2017324
Jan 2017325
Dec 2016328
Nov 2016329
Oct 2016332
Sep 2016331
Aug 2016331
Jul 2016326
Jun 2016320
May 2016320
Apr 201623
Mar 201621
Feb 201620
Jan 201616
Dec 201514
Nov 201512
Oct 201510
Sep 20159
Aug 20158
Jul 20157
Jun 20157
May 20157
Apr 20158
Mar 201511
Feb 201511
Jan 201517
Dec 201424
Nov 201426
Oct 201425
Sep 201427
Aug 201428
Jul 201428
Jun 201426
May 201426
Apr 201426
Mar 201423
Feb 201423
Jan 201418
Dec 201310
Nov 201310
Oct 201318
Sep 201321
Aug 201323
Jul 201325
Jun 201326
May 201328
Apr 201330
Mar 201331
Feb 201333
Jan 201336
Dec 201239
Nov 201237
Oct 201231
Sep 201229
Aug 201230
Jul 201233
Jun 201235
May 201234
Apr 201236
Mar 201237
Feb 201236
Jan 201251
Dec 201149
Nov 201149
Oct 201149
Sep 201146
Aug 201142

Homes finished and licensed each year in Silves

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
20258657
202410290
2023345139
202297103
202165367
20205499
20194477
20181449
20171742
20166328
20151514
20141524
20133110
201211539
201120349
Homes finished per 1,000 residents, 2025
1.9

Who built the homes finished in Silves

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
202522.1%51.2%26.7%0.0%86
202464.7%35.3%0.0%0.0%102
202391.0%9.0%0.0%0.0%345
202240.2%59.8%0.0%0.0%97
202140.0%60.0%0.0%0.0%65
202040.7%59.3%0.0%0.0%54
201963.6%36.4%0.0%0.0%44
201828.6%71.4%0.0%0.0%14
201741.2%58.8%0.0%0.0%17
201616.7%83.3%0.0%0.0%6
201546.7%53.3%0.0%0.0%15
201426.7%73.3%0.0%0.0%15
201338.7%48.4%0.0%12.9%31
201221.7%78.3%0.0%0.0%115
201161.6%38.4%0.0%0.0%203

Homes finished in Silves, 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
202531.4%31.4%29.1%8.1%86
202422.5%53.9%21.6%2.0%102
202336.8%37.1%25.5%0.6%345
202239.2%17.5%36.1%7.2%97
202129.2%12.3%47.7%10.8%65
202011.1%31.5%40.7%16.7%54
201929.5%36.4%29.5%4.5%44
20187.1%35.7%42.9%14.3%14
20175.9%29.4%47.1%17.6%17
20160.0%50.0%33.3%16.7%6
201520.0%33.3%33.3%13.3%15
201420.0%40.0%20.0%20.0%15
20133.2%61.3%25.8%9.7%31
201222.6%44.3%27.8%5.2%115
201124.1%53.7%12.8%9.4%203

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 Silves

Next 12 months

Asking prices have an 80% chance of landing between €3,298/m² and €3,919/m² by September 2027.

Expected, September 2027
€3,608/m²
Chance of a rise
81%

Affordability

At the bank valuation, a 90 m² home costs €254,700. With 10% down and a 30-year mortgage, the payment is €966 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
44%
Payment, one income
88%

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
€917
Owning per month
€903

Asking against valuation

Sellers ask 20.1% more than banks value homes at. A year ago the gap was +22.8%.

Gap today
+20.1%
Change in a year
−2.7 pp

Foreign buyers

Over the last 12 months, buyers domiciled abroad paid 0.8% less per m² than buyers living in Portugal.

Abroad against residents
−0.8%

Past cycles

Bank valuations have fallen by 3% or more 16 times since 2015. The deepest began in September 2020.

Deepest fall
−13.6%
Recovery from the low
6 months

People and new homes

In 2025 the population grew by 312 while 86 homes were finished: 3.6 new residents for every new home.

New residents per new home, 2025
3.6
Population change, 2025
+312

Empty homes

11.8% of the 33,498 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
11.8%
Empty homes
3,953

Renovation

In 2025, 59% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
59%
Reconstructions per 100 new buildings
0.0

Public housing works

Public bodies signed €197.9K of housing works here in 2025, and €296.9K since 2012.

Signed in 2025
€197.9K
Per resident, 2025
€4

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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