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Alcobaça · report

New homes in Alcobaça

120.2% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
394
Per 1,000 residents
6.5

Homes licensed for construction in Alcobaça

Dwellings in new buildings licensed over the previous 12 months, at each month.

  • Alcobaça
  • Ten-year average
Show the numbers
PeriodAlcobaça
Aug 2026394
Jul 2026375
Jun 2026343
May 2026321
Apr 2026352
Mar 2026361
Feb 2026334
Jan 2026353
Dec 2025345
Nov 2025337
Oct 2025290
Sep 2025273
Aug 2025250
Jul 2025261
Jun 2025271
May 2025282
Apr 2025253
Mar 2025237
Feb 2025218
Jan 2025208
Dec 2024171
Nov 2024212
Oct 2024207
Sep 2024154
Aug 2024187
Jul 2024183
Jun 2024153
May 2024197
Apr 2024215
Mar 2024176
Feb 2024234
Jan 2024234
Dec 2023233
Nov 2023214
Oct 2023214
Sep 2023206
Aug 2023233
Jul 2023222
Jun 2023195
May 2023192
Apr 2023181
Mar 2023177
Feb 2023162
Jan 2023161
Dec 2022178
Nov 2022180
Oct 2022181
Sep 2022180
Aug 2022168
Jul 2022172
Jun 2022183
May 2022179
Apr 2022166
Mar 2022184
Feb 2022186
Jan 2022187
Dec 2021168
Nov 2021175
Oct 2021186
Jul 2021196
Apr 2021180
Jan 2021152
Oct 2020137
Sep 2020145
Aug 2020165
Jul 2020142
Jun 2020141
May 2020140
Apr 2020152
Mar 2020139
Feb 2020135
Jan 2020144
Dec 2019137
Nov 2019144
Oct 2019142
Sep 2019135
Aug 2019109
Jul 2019109
Jun 2019104
May 2019111
Apr 2019111
Mar 2019208
Feb 2019207
Jan 2019202
Dec 2018201
Nov 2018190
Oct 2018190
Sep 2018186
Aug 2018188
Jul 2018189
Jun 2018188
May 2018182
Apr 2018166
Mar 201875
Feb 201879
Jan 201871
Dec 201767
Nov 201766
Oct 201768
Sep 201763
Aug 201758
Jul 201761
Jun 201760
May 201768
Apr 201768
Mar 201765
Feb 201761
Jan 201762
Dec 201661
Nov 201665
Oct 201656
Sep 201656
Aug 201659
Jul 201652
Jun 201682
May 201672
Apr 201669
Mar 201670
Feb 201668
Jan 201671
Dec 201571
Nov 201565
Oct 201569
Sep 201568
Aug 201562
Jul 201564
Jun 201532
May 201533
Apr 201555
Mar 201554
Feb 201553
Jan 201549
Dec 201451
Nov 201455
Oct 201456
Sep 201456
Aug 201460
Jul 201461
Jun 201465
May 201467
Apr 201448
Mar 201447
Feb 201470
Jan 201472
Dec 201376
Nov 201374
Oct 201373
Sep 2013103
Aug 2013100
Jul 201396
Jun 201395
May 201392
Apr 2013103
Mar 2013102
Feb 201380
Jan 201378
Dec 201274
Nov 201274
Oct 201286
Sep 201256
Aug 201274
Jul 201282
Jun 201281
May 201281
Apr 2012113
Mar 2012116
Feb 2012146
Jan 2012151
Dec 2011158
Nov 2011165
Oct 2011234
Sep 2011233
Aug 2011213

Homes finished and licensed each year in Alcobaça

Homes completed in new buildings (columns) against homes licensed for construction (line), each year since 2011. INE.

  • Homes finished
  • Homes licensed
Show the numbers
YearHomes finishedHomes licensed
2025154345
2024242199
2023157233
2022103178
2021112168
202075155
201955137
201866201
20178067
201611661
20153371
20145351
201310876
201212874
2011172158
Homes finished per 1,000 residents, 2025
2.5

Who built the homes finished in Alcobaça

Who built the homes completed each year, as a share of that year. INE, since 2011.

  • Cooperatives and others
  • Public bodies
  • Private individuals
  • Companies
Show the numbers
YearCompaniesPrivate individualsPublic bodiesCooperatives and othersTotal
202566.9%33.1%0.0%0.0%154
202426.0%74.0%0.0%0.0%242
202343.3%56.7%0.0%0.0%157
202235.9%64.1%0.0%0.0%103
202158.9%41.1%0.0%0.0%112
202042.7%57.3%0.0%0.0%75
201916.4%83.6%0.0%0.0%55
201843.9%56.1%0.0%0.0%66
201718.8%81.3%0.0%0.0%80
201631.0%69.0%0.0%0.0%116
201521.2%78.8%0.0%0.0%33
201449.1%50.9%0.0%0.0%53
201325.9%74.1%0.0%0.0%108
201219.5%80.5%0.0%0.0%128
201140.1%59.9%0.0%0.0%172

Homes finished in Alcobaça, by number of bedrooms

Homes completed in new buildings by number of bedrooms, as a share of each year. INE.

  • Four or more
  • Three bedrooms
  • Two bedrooms
  • Studio or one bedroom
Show the numbers
YearStudio or one bedroomTwo bedroomsThree bedroomsFour or moreTotal
20251.9%40.9%45.5%11.7%154
202424.4%22.7%43.8%9.1%242
202313.4%19.7%56.7%10.2%157
20221.9%7.8%76.7%13.6%103
20214.5%26.8%63.4%5.4%112
20202.7%14.7%74.7%8.0%75
20190.0%20.0%56.4%23.6%55
20180.0%37.9%60.6%1.5%66
20173.8%21.3%65.0%10.0%80
201615.5%25.0%43.1%16.4%116
20153.0%15.2%69.7%12.1%33
201413.2%45.3%28.3%13.2%53
201330.6%25.9%34.3%9.3%108
20121.6%28.1%47.7%22.7%128
20113.5%24.4%62.2%9.9%172

A licence is permission to build, not a finished home: most are completed one to three years later, and some never are. INE publishes licensing three months at a time, so four windows make a year.

Other reports for Alcobaça

Next 12 months

Asking prices have an 80% chance of landing between €2,717/m² and €3,089/m² by September 2027.

Expected, September 2027
€2,903/m²
Chance of a rise
100%

Affordability

At the bank valuation, a 90 m² home costs €155,250. With 10% down and a 30-year mortgage, the payment is €589 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
24%
Payment, one income
49%

Buy or rent

Owning a 90 m² home costs less each month than renting it. Owning counts interest, running costs and the return the deposit could earn, at the median sale price. Repaying the loan is saving, so it is left out.

Rent per month
€630
Owning per month
€592

Asking against valuation

Sellers ask 38.4% more than banks value homes at. A year ago the gap was +30.5%.

Gap today
+38.4%
Change in a year
+7.9 pp

Foreign buyers

Over the last 12 months, buyers domiciled abroad paid 54.4% more per m² than buyers living in Portugal.

Abroad against residents
+54.4%

Past cycles

Bank valuations have fallen by 3% or more 11 times since 2015. The deepest began in September 2015.

Deepest fall
−19.7%
Recovery from the low
5 months

People and new homes

In 2025 the population grew by 400 while 154 homes were finished: 2.6 new residents for every new home.

New residents per new home, 2025
2.6
Population change, 2025
+400

Empty homes

14.6% of the 35,445 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
14.6%
Empty homes
5,158

Renovation

In 2025, 7% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
7%
Reconstructions per 100 new buildings
4.6

Public housing works

Public bodies signed €176.9K of housing works here in 2017, and €176.9K since 2012.

Signed in 2017
€176.9K
Per resident, 2017
€3

Data: INE, ECB and others · updated October 27, 2026

Asking prices and bank valuations are not sale prices. This is a description of public data, not financial advice.

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