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Vila Nova de Gaia · report

New homes in Vila Nova de Gaia

108.2% more homes were licensed for construction in the last 12 months than in an average year of the past decade.

Licensed, 12 months
3,387
Per 1,000 residents
10.5

Homes licensed for construction in Vila Nova de Gaia

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

  • Vila Nova de Gaia
  • Ten-year average
Show the numbers
PeriodVila Nova de Gaia
Aug 20263,387
Jul 20263,424
Jun 20263,683
May 20263,688
Apr 20263,232
Mar 20263,297
Feb 20263,300
Jan 20263,167
Dec 20252,987
Nov 20252,998
Oct 20253,184
Sep 20252,782
Aug 20252,670
Jul 20252,519
Jun 20252,395
May 20252,370
Apr 20252,432
Mar 20252,126
Feb 20252,022
Jan 20251,913
Dec 20241,897
Nov 20241,926
Oct 20241,851
Sep 20242,115
Aug 20242,609
Jul 20242,797
Jun 20242,716
May 20242,694
Apr 20242,825
Mar 20242,815
Feb 20243,115
Jan 20243,224
Dec 20233,355
Nov 20233,333
Oct 20233,228
Sep 20232,930
Aug 20232,533
Jul 20232,353
Jun 20232,301
May 20232,256
Apr 20232,108
Mar 20232,040
Feb 20231,970
Jan 20232,058
Dec 20221,985
Nov 20221,927
Oct 20221,836
Sep 20221,718
Aug 20221,499
Jul 20221,696
Jun 20221,905
May 20221,913
Apr 20221,936
Mar 20221,959
Feb 20221,705
Jan 20221,518
Dec 20211,453
Nov 20211,543
Oct 20211,585
Jul 20211,506
Apr 20211,055
Jan 20211,157
Oct 20201,113
Sep 20201,195
Aug 20201,155
Jul 20201,167
Jun 20201,241
May 20201,297
Apr 20201,353
Mar 20201,268
Feb 20201,199
Jan 20201,213
Dec 20191,198
Nov 20191,265
Oct 20191,182
Sep 20191,076
Aug 20191,054
Jul 2019991
Jun 2019894
May 2019884
Apr 2019831
Mar 2019804
Feb 2019800
Jan 2019775
Dec 2018745
Nov 2018642
Oct 2018609
Sep 2018585
Aug 2018563
Jul 2018508
Jun 2018494
May 2018500
Apr 2018466
Mar 2018463
Feb 2018393
Jan 2018354
Dec 2017328
Nov 2017330
Oct 2017299
Sep 2017242
Aug 2017250
Jul 2017241
Jun 2017235
May 2017171
Apr 2017171
Mar 2017175
Feb 2017174
Jan 2017162
Dec 2016158
Nov 2016149
Oct 2016152
Sep 2016146
Aug 2016126
Jul 2016126
Jun 2016126
May 2016125
Apr 2016105
Mar 2016100
Feb 2016105
Jan 2016104
Dec 2015126
Nov 2015126
Oct 2015123
Sep 2015125
Aug 2015134
Jul 2015113
Jun 201589
May 201595
Apr 201594
Mar 201592
Feb 201582
Jan 201582
Dec 201459
Nov 201459
Oct 201459
Sep 201456
Aug 201444
Jul 201463
Jun 201468
May 201465
Apr 201476
Mar 201478
Feb 201484
Jan 201482
Dec 201384
Nov 201385
Oct 201392
Sep 2013125
Aug 2013134
Jul 2013121
Jun 2013122
May 2013123
Apr 2013116
Mar 2013118
Feb 2013148
Jan 2013156
Dec 2012182
Nov 2012196
Oct 2012200
Sep 2012200
Aug 2012246
Jul 2012254
Jun 2012268
May 2012274
Apr 2012293
Mar 2012295
Feb 2012274
Jan 2012294
Dec 2011301
Nov 2011302
Oct 2011340
Sep 2011302
Aug 2011243

Homes finished and licensed each year in Vila Nova de Gaia

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
20251,9012,987
20241,5961,897
20231,1833,355
20226721,985
20217831,453
20206001,167
20193891,198
2018218745
2017126328
2016145158
2015132126
201413959
201337284
2012225182
2011442301
Homes finished per 1,000 residents, 2025
5.9

Who built the homes finished in Vila Nova de Gaia

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
202589.4%10.6%0.0%0.0%1,901
202484.8%15.2%0.0%0.0%1,596
202374.5%25.5%0.0%0.0%1,183
202266.1%33.9%0.0%0.0%672
202171.6%28.2%0.1%0.0%783
202059.8%40.2%0.0%0.0%600
201969.4%30.6%0.0%0.0%389
201837.2%61.9%0.9%0.0%218
201754.8%45.2%0.0%0.0%126
201660.0%40.0%0.0%0.0%145
201564.4%35.6%0.0%0.0%132
201435.3%64.7%0.0%0.0%139
201362.1%37.9%0.0%0.0%372
201240.4%59.6%0.0%0.0%225
201171.0%29.0%0.0%0.0%442

Homes finished in Vila Nova de Gaia, 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
202528.6%38.5%27.1%5.7%1,901
202425.8%37.9%28.9%7.5%1,596
202328.4%31.8%32.7%7.1%1,183
202216.4%37.9%38.7%7.0%672
202116.6%34.5%40.1%8.8%783
202012.8%31.5%46.5%9.2%600
201923.9%32.4%34.2%9.5%389
201819.3%31.7%41.3%7.8%218
201710.3%27.8%54.0%7.9%126
201620.7%32.4%36.6%10.3%145
20153.0%17.4%59.1%20.5%132
20142.9%23.0%54.0%20.1%139
201317.7%23.7%41.1%17.5%372
20123.1%17.8%56.4%22.7%225
20114.1%38.0%44.8%13.1%442

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 Vila Nova de Gaia

Next 12 months

Asking prices have an 80% chance of landing between €2,991/m² and €3,353/m² by September 2027.

Expected, September 2027
€3,172/m²
Chance of a rise
81%

Affordability

At the bank valuation, a 90 m² home costs €219,600. With 10% down and a 30-year mortgage, the payment is €833 a month. Banco de Portugal caps it at 50% of a household's net income.

Payment, two incomes
32%
Payment, one income
64%

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
€977
Owning per month
€837

Asking against valuation

Sellers ask 24.8% more than banks value homes at. A year ago the gap was +41.9%.

Gap today
+24.8%
Change in a year
−17.1 pp

Foreign buyers

Over the last 12 months, buyers domiciled abroad paid 19.9% more per m² than buyers living in Portugal.

Abroad against residents
+19.9%

Past cycles

Bank valuations have fallen by 3% or more 2 times since 2011. The deepest began in April 2011.

Deepest fall
−21.0%
Recovery from the low
54 months

People and new homes

In 2025 the population grew by 1,473 while 1,901 homes were finished: 0.8 new residents for every new home.

New residents per new home, 2025
0.8
Population change, 2025
+1,473

Empty homes

9.4% of the 144,146 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.

Empty, 2021 census
9.4%
Empty homes
13,523

Renovation

In 2025, 9% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.

Work on existing buildings, 2025
9%
Reconstructions per 100 new buildings
0.0

Public housing works

Public bodies signed €2.4M of housing works here in 2025, and €9.6M since 2012.

Signed in 2025
€2.4M
Per resident, 2025
€7

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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