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What could your money earn in Portugal?
Set a budget, choose a city, and see what you could realistically buy, rent it for, and earn each year — based on real listing data, refreshed every month.
✓ Data updated: June 2026 · based on current market listings
The amount you plan to spend on the property (purchase price).
Based on 86 rental and 89 sale listings this month.
Estimated net rental income
Gross yield: 4.04% · Net yield: 2.68%
Net income: €670/month
Net rental income over 10 years: €80,400
Estimates only. Figures are medians of current asking listings and assume a long-term let — actual prices, rents and returns vary by property, condition, location within the city, and management. Not investment advice.
Rental yields by city
Estimated annual net income on a €300,000 budget, ranked by gross yield. Click a city to load it into the estimator.
| City | Sale price | Rent | Gross yield | Net yield | Your net income |
|---|---|---|---|---|---|
| Arganil | €869/m² | €8.0/m² | 11.04% | 7.93% | €23,790/yr |
| Santa Comba Dão | €836/m² | €6.7/m² | 9.62% | 6.87% | €20,610/yr |
| Abrantes | €1,191/m² | €9.0/m² | 9.07% | 6.45% | €19,350/yr |
| Pombal | €1,387/m² | €10.1/m² | 8.74% | 6.21% | €18,630/yr |
| São Pedro do Sul | €956/m² | €6.5/m² | 8.16% | 5.77% | €17,310/yr |
| Oliveira do Hospital | €802/m² | €5.4/m² | 8.08% | 5.71% | €17,130/yr |
| Mértola | €1,696/m² | €11.2/m² | 7.93% | 5.59% | €16,770/yr |
| Chaves | €1,089/m² | €7.0/m² | 7.71% | 5.44% | €16,320/yr |
| Águeda | €1,412/m² | €8.5/m² | 7.23% | 5.07% | €15,210/yr |
| Penafiel | €1,813/m² | €10.9/m² | 7.22% | 5.06% | €15,180/yr |
| Viana do Castelo | €2,143/m² | €12.9/m² | 7.22% | 5.07% | €15,210/yr |
| Bragança | €1,139/m² | €6.7/m² | 7.06% | 4.94% | €14,820/yr |
| Vila Real | €1,608/m² | €9.1/m² | 6.79% | 4.74% | €14,220/yr |
| Elvas | €1,434/m² | €8.1/m² | 6.78% | 4.73% | €14,190/yr |
| Guimarães | €1,952/m² | €11.0/m² | 6.76% | 4.72% | €14,160/yr |
| Covilhã | €1,812/m² | €9.9/m² | 6.55% | 4.57% | €13,710/yr |
| Moita | €2,729/m² | €14.8/m² | 6.51% | 4.53% | €13,590/yr |
| Ourém | €1,612/m² | €8.7/m² | 6.48% | 4.51% | €13,530/yr |
| Leiria | €1,832/m² | €9.8/m² | 6.42% | 4.47% | €13,410/yr |
| Figueira da Foz | €1,875/m² | €10.0/m² | 6.4% | 4.45% | €13,350/yr |
| Marinha Grande | €1,606/m² | €8.5/m² | 6.35% | 4.41% | €13,230/yr |
| Évora | €2,555/m² | €13.2/m² | 6.2% | 4.3% | €12,900/yr |
| Tomar | €1,822/m² | €9.3/m² | 6.13% | 4.25% | €12,750/yr |
| Mafra | €3,208/m² | €16.2/m² | 6.06% | 4.2% | €12,600/yr |
| Castelo Branco | €1,471/m² | €7.4/m² | 6.04% | 4.18% | €12,540/yr |
| Guarda | €1,262/m² | €6.2/m² | 5.9% | 4.07% | €12,210/yr |
| Santarém | €2,072/m² | €10.1/m² | 5.85% | 4.04% | €12,120/yr |
| Valongo | €2,303/m² | €11.2/m² | 5.84% | 4.03% | €12,090/yr |
| Beja | €1,679/m² | €8.1/m² | 5.79% | 3.99% | €11,970/yr |
| Fundão | €1,210/m² | €5.8/m² | 5.75% | 3.96% | €11,880/yr |
| Palmela | €2,655/m² | €12.7/m² | 5.74% | 3.96% | €11,880/yr |
| Viseu | €1,859/m² | €8.9/m² | 5.74% | 3.96% | €11,880/yr |
| Paredes | €1,974/m² | €9.4/m² | 5.72% | 3.94% | €11,820/yr |
| Lagos | €4,483/m² | €21.3/m² | 5.7% | 3.93% | €11,790/yr |
| Caldas da Rainha | €2,418/m² | €11.4/m² | 5.66% | 3.89% | €11,670/yr |
| Amares | €1,744/m² | €8.2/m² | 5.64% | 3.88% | €11,640/yr |
| Peniche | €2,702/m² | €12.7/m² | 5.64% | 3.88% | €11,640/yr |
| Vila do Bispo | €4,063/m² | €19.1/m² | 5.64% | 3.88% | €11,640/yr |
| Alenquer | €2,343/m² | €11.0/m² | 5.63% | 3.88% | €11,640/yr |
| Ponte de Lima | €1,583/m² | €7.4/m² | 5.61% | 3.86% | €11,580/yr |
| Entroncamento | €1,937/m² | €9.0/m² | 5.58% | 3.83% | €11,490/yr |
| Albufeira | €4,039/m² | €18.6/m² | 5.53% | 3.8% | €11,400/yr |
| Ílhavo | €2,453/m² | €11.3/m² | 5.53% | 3.8% | €11,400/yr |
| Santa Maria da Feira | €1,738/m² | €8.0/m² | 5.52% | 3.79% | €11,370/yr |
| Aveiro | €3,029/m² | €13.9/m² | 5.51% | 3.78% | €11,340/yr |
| São Brás de Alportel | €3,054/m² | €14.0/m² | 5.5% | 3.78% | €11,340/yr |
| Vila Verde | €1,638/m² | €7.5/m² | 5.5% | 3.77% | €11,310/yr |
| Bombarral | €1,976/m² | €9.0/m² | 5.47% | 3.75% | €11,250/yr |
| Porto | €4,699/m² | €21.4/m² | 5.47% | 3.75% | €11,250/yr |
| Lourinhã | €2,463/m² | €11.2/m² | 5.46% | 3.74% | €11,220/yr |
| Faro | €3,798/m² | €17.2/m² | 5.43% | 3.73% | €11,190/yr |
| Odivelas | €3,357/m² | €15.2/m² | 5.43% | 3.73% | €11,190/yr |
| Portimão | €3,625/m² | €16.4/m² | 5.43% | 3.72% | €11,160/yr |
| Vagos | €1,833/m² | €8.3/m² | 5.43% | 3.72% | €11,160/yr |
| Alcochete | €3,080/m² | €13.8/m² | 5.38% | 3.68% | €11,040/yr |
| Torres Vedras | €2,654/m² | €11.8/m² | 5.33% | 3.65% | €10,950/yr |
| Vila Franca de Xira | €2,989/m² | €13.2/m² | 5.3% | 3.63% | €10,890/yr |
| Barcelos | €1,759/m² | €7.7/m² | 5.25% | 3.59% | €10,770/yr |
| Loulé | €4,962/m² | €21.7/m² | 5.25% | 3.59% | €10,770/yr |
| Silves | €3,638/m² | €15.9/m² | 5.24% | 3.58% | €10,740/yr |
| Barreiro | €3,042/m² | €13.2/m² | 5.21% | 3.55% | €10,650/yr |
| Gondomar | €2,747/m² | €11.9/m² | 5.2% | 3.55% | €10,650/yr |
| Vila Nova de Gaia | €3,278/m² | €14.1/m² | 5.16% | 3.52% | €10,560/yr |
| Ponta Delgada | €2,780/m² | €11.9/m² | 5.14% | 3.5% | €10,500/yr |
| Coimbra | €2,812/m² | €12.0/m² | 5.12% | 3.49% | €10,470/yr |
| Sintra | €3,658/m² | €15.6/m² | 5.12% | 3.49% | €10,470/yr |
| Caminha | €1,928/m² | €8.2/m² | 5.1% | 3.48% | €10,440/yr |
| Benavente | €2,688/m² | €11.4/m² | 5.09% | 3.47% | €10,410/yr |
| Póvoa de Varzim | €2,712/m² | €11.5/m² | 5.09% | 3.47% | €10,410/yr |
| Arcos de Valdevez | €1,656/m² | €7.0/m² | 5.07% | 3.45% | €10,350/yr |
| Sines | €4,572/m² | €19.3/m² | 5.07% | 3.45% | €10,350/yr |
| Montijo | €2,880/m² | €12.0/m² | 5% | 3.4% | €10,200/yr |
| Braga | €2,500/m² | €10.4/m² | 4.99% | 3.39% | €10,170/yr |
| Loures | €3,672/m² | €15.2/m² | 4.97% | 3.38% | €10,140/yr |
| Vila Nova de Famalicão | €2,202/m² | €9.1/m² | 4.96% | 3.37% | €10,110/yr |
| Vila do Conde | €2,895/m² | €11.9/m² | 4.93% | 3.35% | €10,050/yr |
| Nazaré | €3,402/m² | €13.9/m² | 4.9% | 3.33% | €9,990/yr |
| Ovar | €2,279/m² | €9.3/m² | 4.9% | 3.32% | €9,960/yr |
| Almada | €4,342/m² | €17.7/m² | 4.89% | 3.32% | €9,960/yr |
| Setúbal | €3,442/m² | €14.0/m² | 4.88% | 3.31% | €9,930/yr |
| Estremoz | €1,879/m² | €7.6/m² | 4.85% | 3.29% | €9,870/yr |
| Amadora | €4,154/m² | €16.5/m² | 4.77% | 3.23% | €9,690/yr |
| Esposende | €2,519/m² | €9.9/m² | 4.72% | 3.19% | €9,570/yr |
| Maia | €2,771/m² | €10.9/m² | 4.72% | 3.19% | €9,570/yr |
| Matosinhos | €4,093/m² | €16.1/m² | 4.72% | 3.19% | €9,570/yr |
| Santiago do Cacém | €3,820/m² | €15.0/m² | 4.71% | 3.18% | €9,540/yr |
| Santa Cruz | €3,352/m² | €13.1/m² | 4.69% | 3.17% | €9,510/yr |
| Espinho | €2,725/m² | €10.5/m² | 4.62% | 3.12% | €9,360/yr |
| Seixal | €3,583/m² | €13.8/m² | 4.62% | 3.12% | €9,360/yr |
| Tavira | €3,619/m² | €13.7/m² | 4.54% | 3.06% | €9,180/yr |
| Odemira | €3,200/m² | €12.0/m² | 4.5% | 3.02% | €9,060/yr |
| Castro Marim | €3,092/m² | €11.5/m² | 4.46% | 3% | €9,000/yr |
| Sesimbra | €4,036/m² | €15.0/m² | 4.46% | 2.99% | €8,970/yr |
| Funchal | €4,501/m² | €16.6/m² | 4.43% | 2.97% | €8,910/yr |
| Tondela | €2,080/m² | €7.5/m² | 4.33% | 2.9% | €8,700/yr |
| Oeiras | €5,250/m² | €18.5/m² | 4.23% | 2.82% | €8,460/yr |
| Vila Real de Santo António | €3,783/m² | €13.3/m² | 4.22% | 2.81% | €8,430/yr |
| Alcobaça | €2,700/m² | €9.2/m² | 4.09% | 2.72% | €8,160/yr |
| Lisbon | €7,163/m² | €24.1/m² | 4.04% | 2.68% | €8,040/yr |
| Olhão | €3,982/m² | €13.3/m² | 4.01% | 2.66% | €7,980/yr |
| Cascais | €6,777/m² | €22.3/m² | 3.95% | 2.61% | €7,830/yr |
| Alcácer do Sal | €5,968/m² | €19.6/m² | 3.94% | 2.61% | €7,830/yr |
| Óbidos | €3,367/m² | €11.0/m² | 3.92% | 2.59% | €7,770/yr |
| Ponte de Sor | €1,440/m² | €4.7/m² | 3.92% | 2.59% | €7,770/yr |
| Aljezur | €3,965/m² | €12.0/m² | 3.63% | 2.37% | €7,110/yr |
| Grândola | €7,439/m² | €16.5/m² | 2.66% | 1.65% | €4,950/yr |
Cheaper cities tend to show higher yields; prime cities (Lisbon, Cascais) trade yield for capital growth and liquidity. Both matter — yield is only one side of the return.
Real data, honest method
We aggregate hundreds of live sale and rental listings per city (June 2026) and take the median price and rent per square metre. Gross yield = annual rent ÷ purchase price. These are asking prices, which typically run a little above achieved prices, so treat the result as a well-grounded estimate, not a guarantee.
Net yield deducts typical operating costs from gross rent: 5% vacancy, 8% management, 12% maintenance, insurance and condominium, plus 0.35% IMI property tax on the price. Income tax is not deducted and depends on your situation.
How it works
Your budget divided by the city's average price per m² tells you roughly how much space you can buy. Multiply that by the local rent per m² and you have your expected rent — and therefore your yield. Because we work per square metre, the yield percentage doesn't depend on your budget; your budget just scales the euros.
What this is for
- Compare cities quickly before you commit to a market.
- Sanity-check an agent's or seller's yield claims against real data.
- Understand the trade-off between high-yield and high-growth locations.
Frequently asked questions
Where does the data come from?
From hundreds of current sale and rental listings per city, aggregated into a median price and rent per square metre. We refresh it every month and never republish individual listings — only the aggregated market figures.
Is this gross or net yield?
We show both. Gross yield is annual rent over purchase price. Net yield deducts typical operating costs (vacancy, management, maintenance, insurance, condominium and IMI property tax) but not your personal income tax, which depends on your tax residency and regime.
Long-term or short-term (AL) rental?
These figures are for long-term lets — the conservative, defensible baseline. Short-term Alojamento Local (AL) yields can be higher in tourist hotspots but are volatile, licence-dependent (AL freezes apply in parts of Lisbon, Porto and Albufeira), and need a separate data source. Ask us if AL is your goal.
Why do cheaper cities show higher yields?
Rents don't fall as fast as purchase prices, so lower-priced cities like Guimarães or Braga often show higher yields, while prime markets like Lisbon and Cascais trade yield for stronger capital appreciation and easier resale. Higher yield isn't automatically the better investment.
Can you help me actually buy?
Yes. Tell us your budget and target city and we'll connect you — free — with a licence-verified, English-speaking agent who knows the local investment market, plus a mortgage broker and lawyer if you need them.
