Authored by the expert who managed and guided the team behind the Portugal Property Pack
Everything you need to know before buying real estate is included in our Portugal Property Pack
Choosing between an apartment and a house in Portugal significantly impacts your investment returns, lifestyle, and ongoing costs.
Apartments in major cities like Lisbon and Porto offer higher liquidity and lower maintenance responsibilities but come with condominium fees, while houses provide more space and privacy but require greater upfront investment and ongoing maintenance costs.
If you want to go deeper, you can check our pack of documents related to the real estate market in Portugal, based on reliable facts and data, not opinions or rumors.
As of September 2025, apartments in Lisbon average €5,720 per square meter while houses typically cost less per square meter but more in total due to size, with apartments offering 3-6% rental yields in city centers compared to 6-8% for houses in suburban areas.
Monthly costs favor apartments for utilities (€80-130) but houses avoid condominium fees (€30-250/month), while financing remains similarly accessible for both property types with current mortgage rates around 3.5-4%.
| Factor | Apartments | Houses |
|---|---|---|
| Average Price (Lisbon) | €5,720/m² (€340,000 for 60m²) | €4,935/m² (€690,000 for 140m²) |
| Average Price (Porto) | €3,768/m² (€225,000 for 60m²) | €3,937/m² (€550,000 for 140m²) |
| Monthly Utilities | €80-130 | €120-180 |
| Condominium Fees | €30-250/month | €0 (standalone) |
| Rental Yield (City Center) | 3-6% | 6-8% (suburbs) |
| Outdoor Space | Balcony/shared areas | Private garden/yard |
| Maintenance Responsibility | Shared via fees | Full owner responsibility |
Fact-checked and reviewed by our local expert
João Morais 🇵🇹
Founder | Real Estate Advisor, at Wilderness Investments
How much does an average apartment cost compared to a house in Portugal, both in Lisbon, Porto, and smaller towns?
Apartments in Lisbon command premium prices at €5,720 per square meter as of September 2025, while houses in the same metropolitan area average €4,935 per square meter.
In Porto, apartments cost €3,768 per square meter compared to houses at €3,937 per square meter, making apartments slightly more affordable per square meter in Portugal's second city.
However, total purchase costs tell a different story since houses are typically larger. A typical 60-square-meter apartment in Lisbon costs €343,200, while a 140-square-meter house reaches €690,900 in the same area.
Smaller towns offer dramatically lower prices across both property types. In Portugal's interior regions like Alentejo, properties average €1,025 per square meter, meaning a 100-square-meter home costs around €102,500.
It's something we develop in our Portugal property pack.
What are the monthly costs for utilities, property taxes, and condo fees for apartments versus houses?
Apartments typically have lower utility costs ranging from €80-130 per month for electricity, water, gas, and internet, while houses average €120-180 monthly due to larger spaces requiring more heating and cooling.
Property taxes remain similar for both types, with annual IMI (Municipal Property Tax) ranging from 0.3-0.8% of the property's cadastral value, typically €600-900 annually for average properties.
The major difference lies in condominium fees for apartments, which range from €30-250 per month depending on building amenities like pools, elevators, and security systems.
Houses avoid condominium fees entirely but bear full responsibility for maintenance costs that apartments share collectively, including exterior painting, roof repairs, and garden upkeep.
How much outdoor space can you typically expect with an apartment compared to a house in Portugal?
Apartments in Portuguese cities typically offer small balconies ranging from 5-15 square meters, with some luxury units featuring terraces up to 30 square meters.
Most apartment buildings provide shared outdoor spaces like courtyards, gardens, or rooftop terraces that residents can access communally.
Houses in Portugal commonly include private gardens ranging from 100-500 square meters in suburban areas, with rural properties often featuring several thousand square meters of land.
Coastal houses frequently offer direct beach access or sea views, while inland properties may include agricultural land, vineyards, or olive groves as part of the purchase.
How do rental yields compare between apartments and houses in popular Portuguese locations?
| Location | Apartment Yields | House Yields |
|---|---|---|
| Lisbon City Center | 3.8-5.2% | 4.5-6.0% |
| Lisbon Metropolitan Area | 5.2-6.8% | 6.8-7.3% |
| Porto City Center | 5.9% | 6.2-6.8% |
| Porto Metropolitan Area | 6.6% | 7.0-7.5% |
| Algarve Region | 5.6% | 6.2-7.0% |
| Setúbal/Barreiro | 7.3-7.8% | 8.0-8.5% |
| Smaller Towns/Interior | 7.5-8.5% | 8.0-9.0% |
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What are the maintenance and renovation costs like for houses compared to apartments?
Apartments distribute maintenance costs through monthly condominium fees averaging €50-200, covering shared spaces, elevators, pools, and building exterior maintenance.
Houses require owners to handle all maintenance independently, with typical costs ranging €100-300 monthly for routine upkeep including garden care, exterior painting, and system maintenance.
Renovation costs for apartments are often restricted by building regulations and require approval from other owners, while houses offer complete freedom for modifications.
Major renovations like roof replacement or structural work cost significantly more for houses (€15,000-50,000) compared to apartment interior renovations (€10,000-30,000).
Portuguese law requires property owners to maintain buildings in good condition with refurbishment at least every eight years, with municipal councils monitoring compliance.
How easy is it to find financing and mortgage approval for an apartment versus a house in Portugal?
Portuguese banks offer similar mortgage terms for both apartments and houses, with current rates averaging 3.5-4% for variable mortgages and 4-4.5% for fixed rates as of September 2025.
Apartments in urban areas often receive slightly better financing terms due to higher liquidity and easier resale potential, especially in Lisbon and Porto markets.
Non-residents can access up to 70% loan-to-value ratios for both property types, though banks may require higher down payments (30-40%) for rural houses due to lower liquidity.
Mortgage approval processes are identical regardless of property type, requiring NIF tax number, proof of income, and bank valuation, with approval typically taking 8-12 weeks.
It's something we develop in our Portugal property pack.
What are the commuting times and transport options like if you choose an apartment in the city versus a house in the suburbs or countryside?
Apartments in Lisbon and Porto city centers offer commute times of 15-35 minutes to business districts using extensive metro, tram, and bus networks.
Monthly public transport passes cost around €40 in major cities, providing unlimited access to all urban transport systems including trains to surrounding areas.
Houses in suburban areas typically require 40-60 minute commutes and greater reliance on private vehicles, with limited public transport connections outside major urban zones.
Rural houses may offer scenic locations but often necessitate car ownership for daily activities, with fuel costs ranging €150-250 monthly depending on usage patterns.
How do property values for apartments and houses typically appreciate in Portugal over 5–10 years?
Apartments in Lisbon and Porto have shown consistent appreciation of 5-7% annually over the past decade, driven by urban demand and limited supply.
Houses in prime coastal areas like Cascais and Algarve have appreciated similarly at 6-8% annually, particularly luxury properties attracting international buyers.
Properties in smaller towns and rural areas show more modest but steady appreciation of 3-5% annually, with recent infrastructure improvements boosting certain regions.
As of September 2025, analysts project continued growth albeit at slower pace, with Lisbon apartments expected to appreciate 4.5% in 2025 while rural properties may see 2-3% gains.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Portugal versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the legal and bureaucratic differences in buying an apartment compared to a house in Portugal, especially for foreigners?
The basic legal process remains identical for both property types, requiring a NIF tax number, preliminary contract (CPCV), and final deed signing at a notary.
Apartments involve additional condominium bylaws and shared ownership responsibilities that buyers must review, including voting rights for building decisions and shared space usage rules.
Houses may require additional land surveys, building permits verification, and rural property restrictions if located in protected areas or agricultural zones.
Foreign buyers face no legal restrictions for either property type, though apartments in buildings with existing foreign ownership may have streamlined processes due to established procedures.
How does safety and neighborhood environment usually differ between apartment blocks and standalone houses?
Apartment buildings in Portuguese cities typically feature controlled access, doormen, and security systems, providing enhanced safety through shared vigilance and building management.
Neighborhoods with apartment blocks often have higher foot traffic, nearby amenities, and better street lighting, contributing to overall security and livability.
Standalone houses offer privacy but may require individual security measures, though Portugal maintains low crime rates with suburban and rural areas generally very safe.
Gated communities and luxury developments increasingly offer houses with shared security services, combining privacy with collective safety measures.
What are the practical differences in living space, storage, and layout between Portuguese apartments and houses?
Portuguese apartments typically range from 50-120 square meters with efficient layouts but limited storage, often lacking basements or attics for additional space.
Houses commonly provide 120-300 square meters of living space plus garages, basements, and attic storage, offering significantly more room for families and belongings.
Apartment layouts prioritize functionality with open-plan designs, while houses allow for more varied room configurations and potential for expansion or renovation.
Modern apartments feature contemporary amenities but limited outdoor storage, whereas houses typically include utility rooms, workshops, and outdoor storage structures.
It's something we develop in our Portugal property pack.
How does resale demand compare for apartments versus houses in Portugal's main regions?
Apartments in Lisbon, Porto, and Algarve demonstrate consistently high resale demand with average selling times of 2-4 months due to strong rental and owner-occupier markets.
Houses in touristic coastal areas maintain excellent resale potential, particularly properties with sea views or unique architectural features appealing to international buyers.
Urban apartments benefit from Portugal's growing expat population and digital nomad influx, creating steady demand for centrally located properties with modern amenities.
Rural houses appeal to specific buyer segments seeking lifestyle changes, retirement properties, or agricultural opportunities, resulting in longer selling periods of 6-12 months but often achieving asking prices.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Apartments offer urban convenience and lower maintenance responsibility but come with ongoing condominium fees and limited space.
Houses provide more space, privacy, and long-term appreciation potential but require higher upfront investment and ongoing maintenance commitment.
Sources
- Global Property Guide - Portugal Price History
- Portugal Buyers Agent - House Prices 2025
- Imin Portugal - Real Estate Guide
- BeGlobal Properties - Portugal House Prices
- Portugal Homes - Market Analysis
- Imin Portugal - Property Maintenance
- Tranio - Portugal Maintenance Costs
- Idealista - Real Cost of Buying Property
- Cafimo - Mortgage Rates Portugal
- Santander - Portugal Mortgage Rates