District
Aveiro District Real Estate: Prices, Yield & Risk
Portugal PT
Aveiro District aggregates verified prices, gross rental yield and environmental risk across its 19 municipalities. Figures below are area medians — use the index to drill into any municipality.
Area analytics
Median Price · €/m²
€1,621/m²
median of 19 municipalities
Gross Rental Yield
5.1%
Verified rent · annualized
area average
Liquidity
Low
24 / 100
Red Flag Index
55 / 100
Moderate risk
median of scored municipalities
INE — verified prices & volumeJRC / EEA — environmental riskRASI — crime statisticsOpenStreetMap — POI
Aveiro by Municipality
Every municipality in Aveiro District, ranked by AI Score with price, yield, trend and hazard risk. Click any row to drill down.
| Name | Median €/m² | Yield | Trend YoY | Risk | AI Score |
|---|---|---|---|---|---|
| Mealhada | — | — | — | 35 | 66 |
| Vale de Cambra | €1,398/m² | — | — | 24 | 61 |
| Sever do Vouga | — | — | — | 45 | 57 |
| Anadia | — | — | — | 45 | 55 |
| Oliveira do Bairro | — | — | — | 49 | 52 |
| Agueda | — | — | — | 54 | 51 |
| Albergaria-a-Velha | — | — | — | 52 | 51 |
| Ilhavo | — | — | — | 55 | 49 |
| Oliveira de Azemeis | €1,541/m² | — | +29.1% | 60 | 49 |
| Vagos | — | — | — | 52 | 49 |
| Sao Joao da Madeira | €1,886/m² | — | +52.2% | 52 | 48 |
| Aveiro | — | — | — | 61 | 47 |
| Arouca | €1,044/m² | — | — | 55 | 45 |
| Castelo de Paiva | — | — | — | 56 | 44 |
| Santa Maria da Feira | €1,701/m² | 5.5% | +22.2% | 81 | 43 |
| Estarreja | — | — | — | 69 | 36 |
| Murtosa | — | — | — | 66 | 35 |
| Espinho | €2,830/m² | 4.7% | +20.0% | 90 | 32 |
| Ovar | — | — | — | 91 | 20 |
Aveiro Environmental Risk & Safety
District-wide Red Flag averages across all municipalities, plus official RASI crime statistics.
Unlock the Aveiro risk breakdown
See all four Red Flag dimension scores, zone-level detail and trends with Pro.
Unlock with Pro Aveiro Crime Trend
RASI| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2025 | 27.4 | 0.71 | +2.2% |
| 2024 | 26.8 | 0.66 | -4.3% |
| 2023 | 28.0 | 0.64 | +7.0% |
| 2022 | 26.2 | 0.64 | +8.2% |
| 2021 | 24.2 | 0.54 | -0.7% |
Reported at district level — the finest official Portuguese crime aggregation (RASI annual report), inherited by every municipality in Aveiro. RASI 2025 report ↗
Buying Property in Aveiro as a Foreigner
Portugal tax & residency facts for non-resident buyers.
Buying as a Foreigner
PT Tax & ResidencyIMT 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
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