Imofolio
Sign inGet started for free

Amares · report

New homes in Amares

31.1% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
101
Per 1,000 residents
5.1

Homes licensed for construction in Amares

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

  • Amares
  • Ten-year average
Show the numbers
PeriodAmares
Aug 2026101
Jul 202695
Jun 202691
May 2026109
Apr 2026120
Mar 2026121
Feb 202698
Jan 202694
Dec 2025146
Nov 2025143
Oct 2025144
Sep 2025143
Aug 2025143
Jul 2025148
Jun 2025147
May 2025129
Apr 2025116
Mar 2025106
Feb 2025102
Jan 2025112
Dec 202461
Nov 202459
Oct 202460
Sep 202460
Aug 202465
Jul 202463
Jun 202469
May 202471
Apr 202478
Mar 202477
Feb 202481
Jan 202467
Dec 202370
Nov 202372
Oct 202372
Sep 202369
Aug 202371
Jul 202370
Jun 202366
May 202366
Apr 202391
Mar 202391
Feb 202395
Jan 2023102
Dec 2022103
Nov 2022105
Oct 2022103
Sep 2022104
Aug 2022105
Jul 2022102
Jun 202299
May 2022100
Apr 202272
Mar 202293
Feb 202286
Jan 2022105
Dec 202199
Nov 202196
Oct 202195
Jul 202196
Apr 2021106
Jan 202165
Oct 202072
Sep 202080
Aug 202078
Jul 202097
Jun 202088
May 202079
Apr 202079
Mar 202076
Feb 202071
Jan 202068
Dec 201982
Nov 201981
Oct 201983
Sep 201977
Aug 201979
Jul 201958
Jun 201966
May 201967
Apr 201972
Mar 201972
Feb 201972
Jan 201972
Dec 201855
Nov 201854
Oct 201851
Sep 201852
Aug 201849
Jul 201848
Jun 201844
May 201845
Apr 201839
Mar 201837
Feb 201839
Jan 201839
Dec 201737
Nov 201738
Oct 201739
Sep 201736
Aug 201735
Jul 201733
Jun 201730
May 201732
Apr 201730
Mar 201729
Feb 201727
Jan 201729
Dec 201632
Nov 201630
Oct 201629
Sep 201631
Aug 201634
Jul 201633
Jun 201634
May 201630
Apr 201636
Mar 201636
Feb 201636
Jan 201632
Dec 201531
Nov 201532
Oct 201531
Sep 201530
Aug 201527
Jul 201528
Jun 201527
May 201526
Apr 201519
Mar 201519
Feb 201518
Jan 201520
Dec 201418
Nov 201419
Oct 201422
Sep 201423
Aug 201423
Jul 201417
Jun 201425
May 201425
Apr 201424
Mar 201432
Feb 201433
Jan 201431
Dec 201340
Nov 201344
Oct 201344
Sep 201354
Aug 201353
Jul 201357
Jun 201393
May 201399
Apr 201395
Mar 2013100
Feb 201399
Jan 201398
Dec 201299
Nov 201295
Oct 201288
Sep 201287
Aug 201290
Jul 201291
Jun 201255
May 201247
Apr 201249
Mar 201243
Feb 201241
Jan 201242
Dec 201140
Nov 201140
Oct 201137
Sep 201132
Aug 201127

Homes finished and licensed each year in Amares

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
202543146
20247361
20237270
202243103
202112299
20203871
20195782
20183655
20172937
20161532
20152731
20143018
20133137
20126099
20116740
Homes finished per 1,000 residents, 2025
2.2

Who built the homes finished in Amares

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
20257.0%93.0%0.0%0.0%43
202441.1%58.9%0.0%0.0%73
20235.6%94.4%0.0%0.0%72
202218.6%81.4%0.0%0.0%43
202149.2%50.8%0.0%0.0%122
202010.5%89.5%0.0%0.0%38
201912.3%87.7%0.0%0.0%57
20185.6%94.4%0.0%0.0%36
20173.4%93.1%3.4%0.0%29
20160.0%100.0%0.0%0.0%15
20153.7%96.3%0.0%0.0%27
201410.0%90.0%0.0%0.0%30
20133.2%93.5%0.0%3.2%31
201216.7%83.3%0.0%0.0%60
201114.9%85.1%0.0%0.0%67

Homes finished in Amares, 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
20257.0%7.0%65.1%20.9%43
20245.5%17.8%74.0%2.7%73
20239.7%12.5%75.0%2.8%72
20220.0%7.0%86.0%7.0%43
20213.3%17.2%75.4%4.1%122
20200.0%10.5%76.3%13.2%38
20190.0%0.0%78.9%21.1%57
20180.0%8.3%77.8%13.9%36
20170.0%3.4%75.9%20.7%29
20160.0%0.0%46.7%53.3%15
20150.0%7.4%59.3%33.3%27
20143.3%3.3%53.3%40.0%30
20133.2%19.4%54.8%22.6%31
20120.0%0.0%63.3%36.7%60
20110.0%3.0%64.2%32.8%67

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 Amares

Next 12 months

Asking prices have an 80% chance of landing between €1,596/m² and €1,953/m² by September 2027.

Expected, September 2027
€1,774/m²
Chance of a rise
67%

Affordability

At the bank valuation, a 90 m² home costs €150,030. With 10% down and a 30-year mortgage, the payment is €569 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
€545
Owning per month
€517

Asking against valuation

Sellers ask 2.8% more than banks value homes at. A year ago the gap was +13.5%.

Gap today
+2.8%
Change in a year
−10.6 pp

Foreign buyers

Figures for Cávado: Amares has no reliable figures of its own.

Over the last 12 months, buyers domiciled abroad paid 2.2% less per m² than buyers living in Portugal.

Abroad against residents
−2.2%

Past cycles

Asking prices have fallen by 3% or more 7 times since 2015. The deepest began in July 2015.

Deepest fall
−15.8%
Recovery from the low
24 months

People and new homes

In 2025 the population grew by 156 while 43 homes were finished: 3.6 new residents for every new home.

New residents per new home, 2025
3.6
Population change, 2025
+156

Empty homes

8.9% of the 10,122 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
8.9%
Empty homes
904

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
0.0

Public housing works

Public bodies signed €1.4M of housing works here in 2025, and €1.4M since 2012.

Signed in 2025
€1.4M
Per resident, 2025
€72

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.

Made with Imofolio · imofolio.com/en/market/portugal/amares/supply

Selling homes in Portugal? Keep the whole sale in one place.

Imofolio is the CRM for estate agents and agencies: properties, buyers, viewings, proposals and your own website, from the first enquiry to the closing.

Try free for 3 daysTalk to the team