Is Leiria a good investment destination in 2026?

Gross rental yield data is not available, so a yield-based return assessment cannot be completed from the provided data. Prices are up 22.5% year on year, which shows strong recent appreciation, but the market also carries a 73/100 Red Flag risk score and only a 43/100 liquidity score, so the outlook is mixed.

What property taxes apply when buying in Leiria, 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 Leiria.

How liquid is the Leiria real estate market?

Leiria’s market liquidity score is 43/100, which indicates moderate liquidity rather than a highly active market.

What are the main property investment risks in Leiria?

Leiria’s Red Flag composite risk score is 73/100, with construction pressure as the dominant risk factor at 98/100. Other elevated risks include air quality at 90/100 and aviation noise at 81/100, while flood risk is lower at 34/100.

Municipality

Leiria

Leiria, Portugal PT

Leiria’s residential market is priced at €1,819/m² and has recorded a +22.5% year-on-year increase, indicating strong recent upward momentum. Infrastructure and walkability score highly at 93/100, which supports day-to-day usability for owners and tenants. However, liquidity is moderate at 43/100 and the Red Flag composite risk score is elevated at 73/100, driven primarily by construction pressure at 98/100. Air quality risk (90/100) and aviation noise (81/100) are additional weaknesses.

AI Summary•Updated June 2026

Area

565.1 km²

District

Leiria

Country

Portugal

INE — verified prices & volumeListed asking pricesJRC EFAS — flood riskEEA — air qualityRASI — crime statisticsOpenStreetMap — POI

Verified Price · €/m²

€1,932/m²

YoY+23.3%

Gross Rental Yield

6.0%

Verified rent · annualized

Red Flag Index

High

73 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

AI Score

Fair

DistrictScore attractiveness · national model

Leiria Property Prices & Rental Yield

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

Unlock the Leiria 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price (Verified)	€1,932/m²	+23.3%
Asking Price (Listed)	€1,862/m²	—
Median Rent (Verified)	€7/m²/mo	+2.4%
Gross Rental Yield	6.0%	—
Liquidity Score	47 / 100	Moderate
Short-Term Rental Licenses	245	cumulative

Is Leiria Safe? Environmental Risk

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

Red Flag Breakdown

73 / 100

High Risk

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

Construction Pressure98Very High

Air Quality90Very High

Aviation Noise81Very High

Flood34Low

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.

Unlock the full risk report for Leiria

Zone-level flood & noise detail with Pro

What Stands Out AI Insight

Above-average gross rental yield at 6.0%

Appreciating market — +23.3% sale-price YoY

Highly walkable municipality — score 93/100

Established short-term rental market — 245 AL licenses

Construction Pressure risk is Very High (98/100)

Air Quality risk is Very High (90/100)

Insights are generated from Leiria's live DistrictScore metrics.

Unlock the Leiria risk report

See all four Red Flag dimension scores and the AI risk insights with Pro.

Unlock with Pro

Walkability & Amenities in Leiria

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

93

Walker's Paradise

Walkability Score

50

Grocery

112

Schools

33

Hospitals

9

Pharmacies

123

Transit Stops

1

Coworking

POI counts are amenities within Leiria'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 ↗

Leiria Real Estate FAQ

The average property price in Leiria is €1,819/m².

Municipalities near Leiria

Compare Leiria with nearby municipalities in Leiria.

Unlock deeper insights on Leiria

Deeper data. Smarter decisions. Stronger returns.

Full Risk Reports

Tract-level hazards

Investment Score

AI-driven analysis

Export & Reports

PDF & Excel

Priority Support

Fast-track help

Get Pro Access