Article by Rafaela Martins – real estate consultant at The Reach Team (RE/MAX Collection)
Cascais is synonymous with elegance, beach life and the luxury real estate market in Portugal. Located near Lisbon, the municipality has become the preferred destination for many foreigners seeking quality of life, proximity to the sea and assets with strong appreciation potential. But how much does it actually cost to buy a house in Cascais in 2025? There is no fixed price: it depends on the neighbourhood, built area, land percentile, quality of finishes and the range of amenities such as a private pool or gym.
Average prices per square metre (post‑April 2024 data)
According to consolidated data from Confidencial Imobiliário – published in market reports and reproduced by sector specialists – the average asking price in Cascais reached around €7,260 per m² in 2024. This value was already among the highest in Portugal and confirms the premium nature of the municipality. For comparison, the average price in the Lisbon metropolitan area is around €4,935 per m²beglobalproperties.com, while in northern regions of the country it hovered around €1,903 per m²beglobalproperties.com.
In the most exclusive neighbourhoods, such as Quinta da Marinha, Birre and Areia, villas with contemporary design, large areas and luxury finishes can easily exceed €8,000 per m². Detached homes of type T4+1 or T5 with heated pool and private gym can command €3 to €10 million, depending on lot size, views and proximity to the sea.
What determines the price of a house
Price variations in Cascais result from several factors. Among the most decisive are:
- Location and land percentile – Homes in luxury neighbourhoods (Quinta da Marinha, Birre, Areia or Costa da Guia) command higher prices than those in peripheral areas. The percentile (the property’s position in the market’s price distribution) influences the valuation; properties in the 90th percentile (top 10 % of prices) cost significantly more than those in the 50th percentile.
- Area and construction quality – Houses with large gross areas and generous plots have a higher price per square metre. The quality of materials (noble wood flooring, large-format ceramics, home automation, bespoke joinery) also increases value.
- Amenities and lifestyle – Heated pools, private gyms, garages with electric charging points, solar panels and landscaped gardens are highly valued. For foreign buyers, proximity to international schools, beaches and golf courses also matters.
Market overview and forecasts
The luxury market in Cascais remained robust even after the reduction of fiscal incentives such as the non-habitual resident regime and changes to the Golden Visa. According to reports from Confidencial Imobiliário, demand for premium properties in Cascais remained strong in 2024 and 2025, supported by high-net-worth international buyers. The growth in house prices in Portugal reached around 10.8 % in 2024beglobalproperties.com and forecasts point to a moderate increase of 5 % to 7 % per year in the next two years.
Negotiations have become more complex: buyers are more analytical, compare options and value not only square metres but also the experience of living in Cascais. For this reason, properties with a distinctive narrative, unique architecture and integrated lifestyle tend to enjoy greater liquidity.
Conclusion: investment and lifestyle
Buying a house in Cascais is not just acquiring a property; it is investing in an exclusive lifestyle with security, proximity to Lisbon and an asset that tends to appreciate. Prices range from around €4,000 per m² (for older properties in peripheral zones) to more than €8,000 per m² for top‑tier villas. For foreigners, Cascais offers stability, access to renowned schools, a mild climate and a strong international community.
To navigate this competitive market and find the ideal property, it is essential to rely on specialised consultancy. The Reach Team, part of the RE/MAX Collection, combines local knowledge, luxury marketing and data analysis to transform each property into a desirable brand. As an individual consultant, I put my experience in marketing and market research at the service of international buyers, ensuring a safe and well‑informed transaction.
— Rafaela Martins
Sources
- Average price in Cascais (2024) – data from Confidencial Imobiliário reproduced in a market report, indicating that the average asking price in Cascais reached around €7,260 per m².
- Average prices in the Lisbon metropolitan area and northern Portugal (2024) – market report pointing to an average price of €4,935 per m² for the Lisbon metropolitan area and €1,903 per m² for northern Portugal- beglobalproperties.com.
- Growth of the Portuguese real estate market (2024) – economic analysis indicating an increase of approximately 10.8 % in house prices in Portugal in 2024 and predicting a moderate rise of 5 % to 7 % per year in the following years. beglobalproperties.com
