Portugal’s coastline is long and varied, stretching from the cooler Atlantic north down to the Algarve and out to Madeira and the Azores. A few years ago, finding cheap houses for sale in Portugal near the beach felt realistic in quite a few areas.
In 2026, it’s still possible, but expectations need adjusting. Coastal property prices have risen sharply, and the definition of “cheap” has shifted.
Property prices in Portugal’s coastal districts
As of January 2026, the national average is up 13% from a year before, at €3,047 per m², according to the latest idealista data on property prices in Portugal. Coastal districts are often above that, especially in the south and around Lisbon.
Location | Average property price |
|---|---|
Faro (Algarve) | €3,899 per m² |
Porto Santo (Madeira) | €3,843 per m² |
Madeira | €3,760 per m² |
Setúbal | €3,235 per m² |
São Miguel (Azores) | €2,270 per m² |
Aveiro | €2,106 per m² |
Leiria (Silver Coast) | €1,965 per m² |
Viana do Castelo | €1,701 per m² |
Terceira (Azores) | €1,684 per m² |
São Jorge (Azores) | €1,391 per m² |
These figures reflect district-wide averages as of January 2026, so prices in prime beachfront streets are often significantly higher.
What €100,000 buys near the beach in 2026
To make things clearer, here’s what a €100,000 budget roughly translates to in different coastal districts, based on January 2026 average asking prices. In most coastal areas, anything under €100,000 involves at least one compromise, usually size, condition, or exact proximity to the sea.
District | Avg price (Jan 2026) | Approx size for €100,000 | What that usually means |
|---|---|---|---|
Faro | €3,899 per m² | ~25 m² | Studio, older building, rarely prime beachfront |
Setúbal | €3,235 per m² | ~30 m² | Small flat, limited stock under €100k |
Leiria | €1,965 per m² | ~50 m² | Modest flat or older townhouse near coast |
Viana do Castelo | €1,701 per m² | ~58 m² | More realistic small house or flat |
São Jorge (Azores) | €1,391 per m² | ~70 m² | More space, but remote lifestyle |
These figures are based on district averages, so reality on the ground can vary quite a bit.
Northern coast: better value by the Atlantic
The Viana do Castelo district remains one of the most affordable coastal districts on mainland Portugal. This stretch of coast feels wilder than the Algarve.
The Atlantic is cooler, winters are wetter, and tourism is less dominant. You’ll find more Portuguese families than international buyers, and that keeps some prices grounded.
Central coast: Aveiro district
Aveiro district sits between Porto and the Silver Coast in pricing terms. Coastal towns south of Porto have become popular with buyers priced out of the city. Prices have risen nearly 18% year-on-year, so bargains are thinner than they were.
At this level, €100,000 gets you roughly 47–50 m². Small flats near the beach are possible, but houses are harder to find under that threshold unless they need substantial renovation.
Silver Coast: still accessible, but rising
The Leiria district covers a good portion of the Silver Coast. Compared with Lisbon’s coastal belt, it’s still significantly cheaper. Places like Peniche and the outskirts of Nazaré have seen steady growth, especially with remote workers and surf tourism.
It’s realistic here to find something liveable under €100,000, but it won’t be glossy or newly renovated. Budget for upgrades, especially insulation and electrics in older buildings.
Algarve and Madeira: no longer “cheap”
In the Algarve and Madeira, cheap beach property is largely a thing of the past. Under €100,000 in the Algarve typically means a very small studio, a property needing serious renovation, or a location well inland rather than near the beach.
Tourism pressure, international demand, and limited coastal building land keep pushing prices up.
So, are there still cheap houses for sale in Portugal near the beach?
Yes, but the meaning of cheap has changed. On mainland Portugal, the most realistic bets under €100,000 are on the northern coast and parts of the Silver Coast.
In the Algarve, Lisbon coast and Madeira, sub-€100k coastal property is rare and usually very small. The days of picking up a spacious seaside villa for six figures are firmly behind us.
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