Apartments for sale in Lisbon to live in and invest
The most interesting apartments on sale now, from a studio in Mouraria to an apartment facing the São Vicente church in Graça, price per m² and yield by district, costs on top of the price and what the purchase gives for status.
In 2026 the median square metre in Lisbon costs about $6,000 (5,300 euros), by district from $4,340 in Santa Clara to $7,840 in Santo António. Long-term letting brings 3.8% a year before tax. A studio in Mouraria costs $174,000, and Portugal has not given a residence permit for a home purchase since October 2023.
Below are the most interesting offers on sale now, price per m² and rental yield by district, and every cost on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
Which apartments are on sale in Lisbon
The most interesting apartments from $174,000 to $336,000 in Mouraria, by Avenida da Liberdade, in Beato, Santa Clara, Campo de Ourique, Olivais and Graça. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 35 m² studio with its own street entrance in the old quarter
$174,000
A 35 m² studio in Mouraria, the old quarter below São Jorge Castle: a living area, a sleeping area, a kitchen and a bathroom. The entrance is straight from a recently renovated pedestrian street. Martim Moniz square with the metro, the Baixa and the castle are a few minutes' walk away. It is sold unfurnished. The average long-term rental yield in Santa Maria Maior is 5.2% a year before tax.
A 27 m² two-room apartment for renovation 200 m from Avenida da Liberdade
$213,000
A 27 m² apartment on the 1st floor of a small 1951 building with only four apartments in Santo António, 200 m from Avenida da Liberdade, Lisbon's main street of shops and offices. The apartment needs full renovation, and the seller already has renovation estimates. After the works it is let long-term or lived in, in the city's most expensive district. The average long-term rental yield in Santo António is 4.3% a year before tax.
A 51.6 m² three-room apartment with a balcony and a river view
$267,000
A 51.6 m² apartment on the 2nd floor of a well-kept three-storey building on Calçada da Picheleira in Beato: a living room, two bedrooms, a kitchen, a bathroom and a 3 m² balcony with an open view of the river. The interior is worth updating to your taste. Beato is a former industrial district by the river where old warehouses now hold offices, galleries and restaurants. The average long-term rental yield in Beato is 5.3% a year before tax.
A 56 m² three-room apartment after full renovation
$292,000
A 56 m² apartment in a 1992 building in Santa Clara, a quiet residential district in the north of Lisbon: a living room, two bedrooms, a kitchen and a bathroom after full renovation, all-electric heating and cooking, ready to move in. Shops, buses and the ring roads are nearby, and the airport is a few minutes away by car. The average long-term rental yield in Santa Clara is 4.5% a year before tax.
A 54 m² three-room duplex in an old courtyard
$320,000
A fully renovated 54 m² duplex in an old residential courtyard on Travessa de Campo de Ourique, open only to residents. The Campo de Ourique market, the Jardim da Parada garden, schools and shops are nearby. The seller is renovating the courtyard at their own expense. The average long-term rental yield in Campo de Ourique is 4.2% a year before tax.
A 69 m² four-room apartment for renovation by the metro
$334,000
A 69 m² apartment on the 3rd floor of a 1987 building without a lift in Olivais Sul: a living room, three bedrooms, a kitchen and a bathroom, with double-glazed windows. The apartment needs updating. Olivais station on the red metro line is a 5-6 minute walk, with direct trains to the airport and Oriente station, and a market, schools and supermarkets are nearby. The average long-term rental yield in Olivais is 5.1% a year before tax.
An 80 m² three-room apartment facing the São Vicente church
$336,000
An 80 m² apartment on the 1st floor of a typical Lisbon building without a lift in Graça: a spacious living room facing the São Vicente de Fora church, two bedrooms, a kitchen and a bathroom. The apartment is in good condition, and the building is well kept with organised management. The Graça viewpoints, tram 28 and Alfama are nearby. The average long-term rental yield in São Vicente is 4.5% a year before tax.
How much a square metre costs in Lisbon districts
The table shows the median price of apartments sold by district over 12 months, first quarter of 2026. The city average is about $6,000 (5,300 euros) per m². Santo António, Parque das Nações, Avenidas Novas, Campo de Ourique, Misericórdia and Estrela are 10-32% above the average. Carnide, Beato, Benfica, Penha de França, Olivais and Santa Clara are 12-27% below it: these are residential districts outside the historic centre.
| District | Per m², $ | Per m², euros | 60 m² apartment, $ |
|---|---|---|---|
| Santo António | $7,840 | 6,986 | $471,000 |
| Parque das Nações | $7,210 | 6,422 | $433,000 |
| Avenidas Novas | $6,740 | 6,004 | $404,000 |
| Campo de Ourique | $6,740 | 6,000 | $404,000 |
| Misericórdia (Bairro Alto, Chiado) | $6,630 | 5,904 | $398,000 |
| Estrela | $6,520 | 5,805 | $391,000 |
| Campolide | $6,190 | 5,514 | $371,000 |
| Belém | $5,960 | 5,306 | $357,000 |
| São Domingos de Benfica | $5,810 | 5,179 | $349,000 |
| Ajuda | $5,780 | 5,147 | $347,000 |
| Marvila | $5,690 | 5,071 | $342,000 |
| Alcântara | $5,610 | 5,000 | $337,000 |
| Santa Maria Maior (Alfama, Baixa) | $5,610 | 5,000 | $337,000 |
| Alvalade | $5,610 | 4,995 | $336,000 |
| São Vicente (Graça) | $5,560 | 4,954 | $334,000 |
| Areeiro | $5,540 | 4,938 | $333,000 |
| Arroios | $5,360 | 4,779 | $322,000 |
| Lumiar | $5,240 | 4,668 | $314,000 |
| Carnide | $5,210 | 4,643 | $313,000 |
| Beato | $5,180 | 4,614 | $311,000 |
| Benfica | $5,170 | 4,607 | $310,000 |
| Penha de França | $5,040 | 4,491 | $302,000 |
| Olivais | $4,760 | 4,240 | $286,000 |
| Santa Clara | $4,340 | 3,870 | $261,000 |
| All Lisbon | ~$6,000 | about 5,300 | ~$360,000 |
Data for the first quarter of 2026: median price of apartments sold by Lisbon district over 12 months, Statistics Portugal; all Lisbon - median price per m² of housing for 2026. Dollars at 1.1225 dollars per euro (European Central Bank, 19 October 2026).
What yield letting an apartment in Lisbon gives
Long-term letting in Lisbon brings 3.8% a year before tax on average: the capital is expensive, and rents lag behind prices. By October 2026 listings, the yield is highest in Beato, Santa Maria Maior, Olivais and Arroios, 4.9-5.3%: a 50 m² apartment there lets for $1,230-1,700 a month. In Benfica, Parque das Nações and Lumiar the yield is 3.2-3.5%.
| District | Rent for 50 m² a month | Yield a year |
|---|---|---|
| Beato | $1,430 (1,270 euros) | 5.3% |
| Santa Maria Maior (Alfama, Baixa) | $1,700 (1,520 euros) | 5.2% |
| Olivais | $1,230 (1,100 euros) | 5.1% |
| Arroios | $1,580 (1,410 euros) | 4.9% |
| Misericórdia (Bairro Alto, Chiado) | $1,710 (1,520 euros) | 4.7% |
| Ajuda | $1,460 (1,300 euros) | 4.7% |
| Penha de França | $1,350 (1,200 euros) | 4.6% |
| São Vicente (Graça) | $1,400 (1,250 euros) | 4.5% |
| Santa Clara | $970 (870 euros) | 4.5% |
| Santo António | $1,870 (1,670 euros) | 4.3% |
| Campo de Ourique | $1,460 (1,300 euros) | 4.2% |
| Estrela | $1,580 (1,400 euros) | 4.1% |
| Campolide | $1,530 (1,360 euros) | 4.0% |
| Alcântara | $1,400 (1,250 euros) | 4.0% |
| São Domingos de Benfica | $1,170 (1,040 euros) | 3.9% |
| Areeiro | $1,250 (1,110 euros) | 3.9% |
| Avenidas Novas | $1,570 (1,400 euros) | 3.8% |
| Alvalade | $1,300 (1,160 euros) | 3.7% |
| Carnide | $1,100 (980 euros) | 3.7% |
| Belém | $1,360 (1,210 euros) | 3.6% |
| Marvila | $1,340 (1,200 euros) | 3.6% |
| Benfica | $1,120 (990 euros) | 3.5% |
| Parque das Nações | $1,400 (1,250 euros) | 3.3% |
| Lumiar | $1,080 (960 euros) | 3.2% |
Data for October 2026: median rent and median asking price of apartments by Lisbon district in listings, October 2026, rent for a 50 m² apartment; all Lisbon - average long-term rental yield for 2026. The yield is gross, before tax, building costs and vacancy between tenants.
Letting to tourists in Lisbon is not allowed everywhere. Since 6 December 2025, in districts where short-let apartments exceed 10% of permanent housing - Santa Maria Maior, Misericórdia and Santo António - new registrations are banned, and where they are 5-10%, only with the city council's approval. In these districts a short-let registration ends when the apartment is sold, so an apartment for tourists is chosen outside the historic centre. The yield in the selection is calculated on long-term letting.
A non-resident's income from letting is taxed at 25%, and the municipal property tax is 0.3-0.45% of the cadastral value a year. Tax on rent from a Lisbon apartment is paid in Portugal, whether or not the owner lives there. Rates and examples are on the page taxes in Portugal.
What costs to add to the apartment price
Since May 2026 a non-resident pays a 7.5% transfer tax on the full price of a home, from the first euro, plus 0.8% stamp duty. The deal and registration of title at the one-stop service cost about $430 without a mortgage. A buyer who was previously a Portuguese tax resident does not pay the 7.5% rate.
| Payment | Apartment for $320,000 (285,000 euros) | Share of price |
|---|---|---|
| Transfer tax for a non-resident | $24,000 | 7.5% |
| Stamp duty | $2,600 | 0.8% |
| Deal and registration at the one-stop service | ~$430 | 0.1% |
| Portuguese tax number | needed before the deal; a non-resident from outside the EU gets it through a tax representative | on the representative's tariff |
| Total on top of the price | ~$27,000 | 8.4% |
Data for 2026: the transfer tax and stamp duty rates are set by the state, and legal due diligence is on the lawyer's tariff, separate from taxes. If a representative signs the deal, add an apostilled power of attorney and a translation into Portuguese. A manager will calculate every cost for a specific apartment.
In Lisbon an apartment is checked before the deposit
A mistake costs more than the tax: a unit licensed for services that banks will not finance is sold as an apartment, as is an apartment with a lifelong tenant, a share of an apartment or a home in a building where the city council requires facade and structural works at the owners' expense. A deposit under a preliminary contract stays with the seller if the buyer withdraws. Murblz support removes these risks: we select the apartment, check the registry, the licence of use as housing, building and seller debts, get the tax number and run the deal through to registration of title together with partners holding a local licence.
The cost of support depends on the budget and the purpose of the purchase; the manager will calculate it in the chat.
Does an apartment in Lisbon give a residence permit
Buying an apartment does not give a residence permit in Portugal: the golden visa for property was abolished in October 2023. The golden visa remains for investments from $562,000 (500,000 euros) in investment funds, and to live in Lisbon people get a passive income visa or a digital nomad visa. Your own apartment settles the housing question when you apply.
You can buy an apartment without a residence permit: no permits are needed and there are no nationality restrictions. The payment route is planned before the deposit. The remaining golden visa options are on the page Portugal golden visa.
Lisbon districts to live in
A district in Lisbon is chosen not only by the price per m²: hills and climbs to the building, metro and tram lines, schools, nightlife and tourist noise all matter. Lisbon districts with this data and a selection by your criteria are on a separate page.
Lisbon districts: a selection by your criteria →
How we select an apartment
- Goal and budget: living in Lisbon, letting or both. The manager clarifies the district, the commute to work and schools, the size, floor and lift.
- Selection: apartments with the seller's price, building costs and a yield estimate based on rents in the district.
- Due diligence: the land registry extract and the tax record of the apartment, charges and mortgages, the licence of use as housing, building fee arrears, tenant agreements.
- Deal in person or by power of attorney: tax number, preliminary contract with a deposit, deed and registration of title at the one-stop service.
A manager sends the selection to the chat, with seller prices as of the selection date.
Read also
- Investment property in Portugal: what to buy and what it costs
- Lisbon: what to see and whether to move there
- Buying an apartment in Portugal in 2026
- Portugal taxes 2026: tax rates for expats and foreigners
All countries and budgets compared - on the page Investment property abroad.
FAQ
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Which Lisbon district to buy an apartment in for letting?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
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