Is Oeiras a good investment destination in 2026?

Gross rental yield data is not available, but prices are up 21.9% year on year. That supports a strong recent price trend, while the absence of yield data limits a full investment assessment.

What property taxes apply when buying in Oeiras, 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 Oeiras.

How liquid is the Oeiras real estate market?

Oeiras has a market liquidity score of 53/100, which indicates moderate liquidity rather than a highly liquid market.

What are the main property investment risks in Oeiras?

The Red Flag composite risk score is 69/100, and the dominant risk factor is aviation noise at 97/100. Construction pressure is also high at 97/100, while air quality risk is 86/100.

Municipality

Oeiras

Lisbon, Portugal PT

Oeiras combines a high infrastructure and walkability score of 98/100 with a market price of €4,361/m², indicating a comparatively well-connected and premium-priced market. Prices have risen 21.9% year on year, but liquidity is moderate at 53/100, suggesting transactions may not be especially fast. The main weakness is risk concentration: the Red Flag composite score is 69/100, driven chiefly by aviation noise at 97/100 and construction pressure at 97/100. Gross rental yield data is not available, limiting income-based valuation analysis.

AI Summary•Updated June 2026

Area

45.9 km²

District

Lisbon

Country

Portugal

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

Verified Price · €/m²

€4,225/m²

YoY+16.6%

Gross Rental Yield

4.4%

Verified rent · annualized

Red Flag Index

High

69 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

AI Score

Fair

DistrictScore attractiveness · national model

Oeiras Property Prices & Rental Yield

Verified INE transaction data and listed asking prices for Oeiras, Lisbon.

Unlock the Oeiras 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)	€4,225/m²	+16.6%
Asking Price (Listed)	€4,689/m²	—
Median Rent (Verified)	€14/m²/mo	+4.2%
Gross Rental Yield	4.4%	—
Liquidity Score	53 / 100	Moderate
Short-Term Rental Licenses	619	cumulative

Is Oeiras Safe? Environmental Risk

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

Red Flag Breakdown

69 / 100

High Risk

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

Aviation Noise97Very High

Construction Pressure97Very High

Air Quality86Very High

Flood14Very Low

4/4 dimensions scored · JRC / EEA / OSM

Crime (district-level): Lisbon averaged 38.0 crimes and 2.20 violent per 1,000 residents in 2025 (RASI). Official Portuguese statistics report crime at district level only.

Unlock the full risk report for Oeiras

Zone-level flood & noise detail with Pro

What Stands Out AI Insight

Appreciating market — +16.6% sale-price YoY

Highly walkable municipality — score 98/100

Liquid resale market — liquidity 53/100

Established short-term rental market — 619 AL licenses

Aviation Noise risk is Very High (97/100)

Construction Pressure risk is Very High (97/100)

Insights are generated from Oeiras's live DistrictScore metrics.

Unlock the Oeiras risk report

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

Unlock with Pro

Walkability & Amenities in Oeiras

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

98

Walker's Paradise

Walkability Score

36

Grocery

239

Schools

80

Hospitals

22

Pharmacies

294

Transit Stops

2

Coworking

POI counts are amenities within Oeiras'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 Lisbon 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

Lisbon Crime Trend

RASI

Year	Crimes / 1k	Violent / 1k	YoY
2025	38.0	2.20	+4.5%
2024	36.4	2.28	-7.6%
2023	39.4	2.32	+6.6%
2022	36.9	2.29	+14.8%
2021	32.2	2.06	+3.1%

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

Oeiras Real Estate FAQ

The average property price in Oeiras is €4,361/m².

Municipalities near Oeiras

Compare Oeiras with nearby municipalities in Lisbon.

Unlock deeper insights on Oeiras

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