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Ílhavo · report

Past price cycles in Ílhavo

Bank valuations have fallen by 3% or more 13 times since 2015. The deepest began in March 2015.

Deepest fall
−19.4%
Recovery from the low
14 months

Prices in Ílhavo and Portugal, indexed

Bank valuations, both set to 100 in March 2015.

  • Ílhavo
  • Portugal
  • 100 = March 2015
Show the numbers
PeriodÍlhavoPortugal
Sep 2026229.2301.3
Aug 2026233.9298.1
Jul 2026242.9296.3
Jun 2026246.3294.7
May 2026238.2292.1
Apr 2026234.0287.6
Mar 2026225.9284.5
Feb 2026240.2280.7
Jan 2026228.6278.4
Dec 2025237.7275.3
Nov 2025217.5272.5
Oct 2025219.2267.9
Sep 2025217.5263.9
Aug 2025222.3259.9
Jul 2025220.4257.3
Jun 2025219.9252.8
May 2025213.7249.5
Apr 2025211.0246.8
Mar 2025204.2244.3
Feb 2025210.3239.4
Jan 2025209.4234.7
Dec 2024201.9231.1
Nov 2024197.0230.2
Oct 2024196.2227.6
Sep 2024190.6224.2
Aug 2024191.2220.1
Jul 2024177.8216.7
Jun 2024184.3214.0
May 2024177.5213.0
Apr 2024170.9211.1
Mar 2024161.9209.0
Feb 2024168.1206.3
Jan 2024178.9205.0
Dec 2023177.9203.2
Nov 2023171.7202.4
Oct 2023164.2203.2
Sep 2023159.1203.8
Aug 2023160.0203.4
Jul 2023166.9201.7
Jun 2023170.4200.8
May 2023174.4199.7
Apr 2023165.1197.2
Mar 2023166.6196.2
Feb 2023172.7195.5
Jan 2023175.6196.4
Dec 2022177.0192.9
Nov 2022168.7191.7
Oct 2022161.8187.8
Sep 2022157.4189.0
Aug 2022152.3187.0
Jul 2022151.5187.4
Jun 2022149.9186.1
May 2022156.9182.5
Apr 2022152.0179.4
Mar 2022150.3176.1
Feb 2022146.7173.8
Jan 2022149.7170.9
Dec 2021150.5170.0
Nov 2021152.4168.3
Oct 2021147.8165.5
Sep 2021142.3163.5
Aug 2021131.9161.5
Jul 2021126.9161.5
Jun 2021130.7160.7
May 2021131.1160.3
Apr 2021135.4158.7
Mar 2021131.5157.0
Feb 2021131.5155.3
Jan 2021128.4154.8
Dec 2020127.0152.9
Nov 2020125.1151.3
Oct 2020123.5149.6
Sep 2020131.6149.2
Aug 2020129.4149.2
Jul 2020135.8149.1
Jun 2020127.9148.0
May 2020127.9147.4
Apr 2020122.0147.0
Mar 2020123.4146.8
Feb 2020119.0147.0
Jan 2020118.3145.9
Dec 2019116.8144.3
Nov 2019115.9142.3
Oct 2019116.6141.4
Sep 2019116.4141.0
Aug 2019129.4139.4
Jul 2019124.0138.1
Jun 2019120.9136.2
May 2019111.4135.3
Apr 2019110.2134.3
Mar 2019107.5133.1
Feb 2019109.6132.3
Jan 2019109.3130.0
Dec 2018111.4129.2
Nov 2018109.4128.0
Oct 2018112.1127.9
Sep 2018115.4126.9
Aug 2018112.9125.8
Jul 2018103.9124.5
Jun 2018101.8123.3
May 2018102.0122.9
Apr 2018102.0122.2
Mar 2018100.5121.7
Feb 201898.4120.5
Jan 2018103.9119.3
Dec 2017101.1117.9
Nov 2017101.3117.6
Oct 201795.3117.2
Sep 201795.8116.5
Aug 201792.4114.8
Jul 201794.7113.9
Jun 201792.5113.8
May 201796.1113.4
Apr 201795.3113.0
Mar 201795.6112.3
Feb 201796.3112.0
Jan 201793.3111.2
Dec 201693.4110.2
Nov 201683.4109.3
Oct 201682.7108.5
Sep 201680.6107.9
Aug 201691.0107.7
Jul 201690.0106.6
Jun 201689.2106.2
May 201686.9105.8
Apr 201689.3105.0
Mar 201691.5104.2
Feb 201691.5103.8
Jan 201696.2103.8
Dec 201593.7104.2
Nov 201594.4103.6
Oct 201593.5103.2
Sep 201591.8102.8
Aug 201586.9102.4
Jul 201582.2102.6
Jun 201586.5101.7
May 201589.3101.6
Apr 201596.6100.5
Mar 2015100.0100.0

Every fall of 3% or more

From the peak to the lowest month after it, and how long prices took to get back.

PeakLowFallMonths fallingMonths to recover
March 2015September 2016−19.4%1814
January 2018February 2018−5.4%15
September 2018March 2019−6.8%63
August 2019November 2019−10.5%38
July 2020October 2020−9.1%311
November 2021February 2022−3.7%33
May 2022June 2022−4.4%13
December 2022September 2023−10.1%93
January 2024March 2024−9.5%23
June 2024July 2024−3.5%11
December 2025January 2026−3.8%11
February 2026March 2026−6.0%13
June 2026September 2026−7.0%3Not yet

Portugal against the EU since 2015

Eurostat's house price index for all dwellings, 2015 = 100. National figures, comparable across member states.

  • Portugal
  • EU
  • 2015 = 100
Show the numbers
PeriodPortugalEU
Q2 2026301.4168.6
Q1 2026291.0166.5
Q4 2025280.2164.6
Q3 2025269.4163.5
Q2 2025258.8161.0
Q1 2025247.1158.5
Q4 2024235.7156.2
Q3 2024228.9155.1
Q2 2024220.7152.7
Q1 2024212.5149.8
Q4 2023211.3148.9
Q3 2023208.5149.1
Q2 2023204.7148.2
Q1 2023198.6147.6
Q4 2022195.9148.7
Q3 2022193.8150.9
Q2 2022188.3149.6
Q1 2022182.6146.2
Q4 2021176.0143.2
Q3 2021171.3140.2
Q2 2021166.4136.0
Q1 2021161.7132.1
Q4 2020157.7129.8
Q3 2020153.6128.1
Q2 2020154.3126.3
Q1 2020151.7124.4
Q4 2019146.1122.7
Q3 2019143.7121.5
Q2 2019140.7119.8
Q1 2019137.1117.6
Q4 2018132.3116.8
Q3 2018129.7115.9
Q2 2018128.5114.2
Q1 2018125.6112.3
Q4 2017121.1111.2
Q3 2017119.6110.4
Q2 2017115.5108.8
Q1 2017111.9106.9
Q4 2016109.6106.1
Q3 2016108.3105.4
Q2 2016106.9103.8
Q1 2016103.7102.0
Q4 2015101.8101.1
Q3 2015100.7100.8
Q2 2015100.699.8
Q1 201596.998.3

Bank valuations go back to 2011, so they include the fall after the euro crisis; asking prices start in 2015. A fall counts once prices drop 3% below a peak, and ends when they are back at it.

Other reports for Ílhavo

Next 12 months

Asking prices have an 80% chance of landing between €2,289/m² and €2,780/m² by September 2027.

Expected, September 2027
€2,535/m²
Chance of a rise
67%

Affordability

At the bank valuation, a 90 m² home costs €162,540. With 10% down and a 30-year mortgage, the payment is €617 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
23%
Payment, one income
46%

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
€756
Owning per month
€714

Asking against valuation

Sellers ask 35.6% more than banks value homes at. A year ago the gap was +27.4%.

Gap today
+35.6%
Change in a year
+8.2 pp

New homes

17.5% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
188
Per 1,000 residents
4.3

Foreign buyers

Figures for Região de Aveiro: Ílhavo has no reliable figures of its own.

Over the last 12 months, buyers domiciled abroad paid 15.3% more per m² than buyers living in Portugal.

Abroad against residents
+15.3%

People and new homes

In 2025 the population grew by 324 while 204 homes were finished: 1.6 new residents for every new home.

New residents per new home, 2025
1.6
Population change, 2025
+324

Empty homes

9.8% of the 22,515 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
9.8%
Empty homes
2,201

Renovation

In 2025, 12% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
12%
Reconstructions per 100 new buildings
0.0

Public housing works

Public bodies signed €9.6M of housing works here in 2025, and €10.1M since 2012.

Signed in 2025
€9.6M
Per resident, 2025
€222

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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