Median value per m² rises in 196 municipalities; Vila de Rei leads the change
In the first quarter of 2026, the national median value per m² of housing sales reached €2,168/m², up 17.5% over 12 months. The municipalities with the largest change are almost all in the interior of the country, where median values are low.
The national median value per m² of housing sales stood at €2,168/m² in the first quarter of 2026, with a variation of 17.5% compared with the same period of the previous year. This is the starting point for understanding where the increase was most intense.
The median corresponds to the value that divides sales in half: half were sold at a price per square metre above it and half below. For this reason, it is less sensitive to exceptional sales than the average.
Widespread increase, but no declines recorded
Of the 304 municipalities with a published value in the period, 196 show a trend classified as an increase. No municipality was classified as a decline or stable. The remaining 108 have an indeterminate trend, that is, the sales sample and the dispersion of prices do not allow us to conclude whether there was an increase or a decrease.
Vila de Rei records the largest variation
Vila de Rei is the municipality with the largest 12-month variation, at 110.2%, with a median of €864/m² and 55 sales in the period. The margin of the variation is 54.1 percentage points, which indicates that the range of uncertainty is wide and should be read with caution.
Pampilhosa da Serra (85.3%, €465/m², 97 sales) and Armamar (78.3%, €403/m², 83 sales) follow in the list. In Figueira de Castelo Rodrigo, the variation was 74.7%, with a median of €332/m² and 108 sales. Vimioso closes this group with 74.4%, a median of €464/m² and 53 sales.
Negative variations, but indeterminate
Ribeira de Pena (-54.8%) and Carrazeda de Ansiães (-43.7%) show marked falls in their medians, but the margin of the sample is high, at 66.9 and 49.6 percentage points. The data do not allow us to state a firm decline. Mação, with +37.3%, is also in the indeterminate category.
What this means for the market
For those who follow the market, the contrast is relevant. The largest percentage increases are concentrated in municipalities with medians well below the national one, which means that small variations in euros translate into large percentages. A high variation in a municipality with few sales should be interpreted with prudence, because each transaction weighs heavily on the result.
For those who buy or sell in these territories, the reading should be made municipality by municipality, taking into account the number of sales and the margin of the variation, and not only the percentage of increase.
Sources and references
Prepared with AI assistance from the data shown, and reviewed by the editors before publication. The numbers come from the indicators, not from the model.
General information, not financial, legal or tax advice. Always confirm with the original source.
