Is Alcobaca a good investment destination in 2026?

Gross rental yield is not available and price trend is insufficient for a reliable assessment. The market has a 71/100 infrastructure and walkability score, but a 47/100 risk score and elevated construction pressure.

What property taxes apply when buying in Alcobaca, Portugal?

In Portugal, buyers pay IMT (municipal property transfer tax, sliding scale 0–8% depending on property value and buyer type), IMI (annual municipal property tax, 0.3–0.8% of tax assessed value), and stamp duty at 0.8% of the purchase price. These rates apply nationally, including Alcobaca.

How liquid is the Alcobaca real estate market?

The available data does not provide a liquidity score. It does indicate insufficient transaction volume for a reliable price trend, which suggests limited market depth.

What are the main property investment risks in Alcobaca?

Alcobaca’s Red Flag composite risk score is 47/100. The dominant risk factor is construction pressure at 91/100, with air quality risk also elevated at 85/100.

Municipality

Alcobaca

Leiria, Portugal PT

Alcobaca’s residential market currently lacks published pricing and rental data, and transaction volume is insufficient for a reliable trend assessment. The municipality’s infrastructure and walkability score is 71/100, which is a relative strength. Risk is moderate overall at 47/100, but the profile is uneven: construction pressure is high at 91/100 and air quality risk is 85/100, while flood risk is lower at 24/100 and aviation noise is negligible at 0/100.

AI Summary•Updated July 2026

Area

408.6 km²

District

Leiria

Country

Portugal

Listed asking pricesJRC EFAS — flood riskEEA — air qualityRASI — crime statisticsOpenStreetMap — POI

Verified Price · €/m²

—

YoY—

Gross Rental Yield

—

Verified rent · annualized

Red Flag Index

Moderate

47 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

AI Score

Good

DistrictScore attractiveness · national model

Alcobaca Property Prices & Rental Yield

Verified INE transaction data and listed asking prices for Alcobaca, Leiria.

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Market Economics Snapshot

Jul 2026

Metric	Value	YoY
Asking Price (Listed)	€2,121/m²	—

Is Alcobaca Safe? Environmental Risk

Red Flag Index composite across four dimensions, plus inherited Leiria crime context.

Red Flag Breakdown

47 / 100

Moderate Risk

Composite is impact-weighted: flood 30%, air quality 25%, aviation noise 25%, construction pressure 20%.

Construction Pressure91Very High

Air Quality85Very High

Flood24Low

Aviation Noise0Very Low

4/4 dimensions scored · JRC / EEA / OSM

Crime (district-level): Leiria averaged 31.2 crimes and 0.98 violent per 1,000 residents in 2025 (RASI). Official Portuguese statistics report crime at district level only.

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Zone-level flood & noise detail with Pro

What Stands Out AI Insight

Highly walkable municipality — score 71/100

Construction Pressure risk is Very High (91/100)

Air Quality risk is Very High (85/100)

Insights are generated from Alcobaca's live DistrictScore metrics.

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Walkability & Amenities in Alcobaca

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

71

Very Walkable

Walkability Score

19

Grocery

28

Schools

12

Hospitals

2

Pharmacies

11

Transit Stops

0

Coworking

POI counts are amenities within Alcobaca's municipal boundary, scored against the walkable urban center.

Buying Property in Portugal as a Foreigner

Tax & residency facts for non-resident buyers, plus official Leiria safety statistics.

Buying as a Foreigner

PT Tax & Residency

IMT Rate

IMT (transfer tax): 0–7.5% of purchase price. Primary residence exempt up to €104,261 (threshold updated annually). · AICEP Portugal Global — IMT (verified 2026-04)

IMI Rate

IMI (annual property tax): 0.3–0.45% of assessed value (VPT) for urban properties. Rate set by each municipality. · AICEP Portugal Global — IMI (verified 2026-04)

Stamp Duty

Stamp duty (IS): 0.8% on purchase price + 0.6% on mortgage (≥5 years) or 0.5% on shorter-term mortgage. · AICEP Portugal Global — Stamp Tax (verified 2026-04)

Capital Gains

Capital gains: non-residents taxed on 50% of gain at progressive IRS rates (same as residents, per Law 24/2022). Reinvestment exemption applies. · Portal das Finanças — Código IRS, Art. 10 (verified 2026-04)

IFICI Regime

IFICI (replaces NHR, 2024): 20% flat rate on Portuguese income for 10 years. Must not have been tax resident in Portugal in prior 5 years. · Portal das Finanças — IFICI (verified 2026-04)

Golden Visa

Golden Visa (ARI): residential property no longer qualifies since Oct 2023. Fund investment from €500K or cultural heritage from €250K still valid. · AIMA — ARI Golden Visa (verified 2026-04)

AL Moratorium Lisbon

AL licence (short-term rental): moratorium active in Lisbon — no new licences for apartments since Feb 2023 under DL 76/2023. · Decreto-Lei n.º 76/2023 (verified 2026-04)

Buying Costs

Buying costs: notary + registry via Casa Pronta from €375 (purchase) or €700 (with mortgage). Legal fees typically 1–2% of price. · Justiça.gov.pt — Balcão Casa Pronta (verified 2026-04)

General guidance only — rules change. Always consult a licensed Portuguese tax lawyer before making investment decisions.

Talk to a Portuguese real-estate tax advisor

NHR, Golden Visa & IMT guidance for foreign buyers

Leiria Crime Trend

RASI

Year	Crimes / 1k	Violent / 1k	YoY
2025	31.2	0.98	+10.7%
2024	28.2	0.88	-4.3%
2023	29.4	0.69	+12.1%
2022	26.2	0.73	+15.0%
2021	22.8	0.61	+0.3%

Reported at district level — the finest official Portuguese crime aggregation (RASI annual report), inherited by every municipality in Leiria. RASI 2025 report ↗

Alcobaca Real Estate FAQ

The average property price is not yet available in the current data set; pricing is still being collected.

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