Property prices in Portugal have climbed steadily over the past few years, particularly in Lisbon and Porto. That shift has pushed more buyers to look inland, where square metre prices are far easier to digest. The cheapest cities to buy property in Portugal tend to sit in regional capitals and lesser-known urban centres rather than postcard hotspots.
Cheapest cities to buy property in Portugal
The table below ranks seven of the cheapest cities to buy property in Portugal. All figures are based on idealista’s latest price reports from February 2026.
Rank | City | Region | Average price per m² | Est. price for 80m² flat |
|---|---|---|---|---|
1 | Portalegre | Alentejo | €989 | €79,120 |
2 | Castelo Branco | Centro | €1,018 | €81,440 |
3 | Guarda | Centro | €1,044 | €83,520 |
4 | Elvas | Alentejo | €1,066 | €85,280 |
5 | Bragança | Norte | €1,155 | €92,400 |
6 | Covilhã | Centro | €1,345 | €107,600 |
7 | Beja | Alentejo | €1,356 | €108,480 |
To put that into perspective, an 80m² flat in Lisbon, where prices averaged €6,059 per m² in February 2026, would come in at roughly €484,720. In Porto, at €4,060 per m², the same size property would be around €324,800.
Most affordable cities to live in Portugal 2026
There are still Portuguese towns where you can buy a house for less than €36,000 if you know where to look. The catch is that most of the cheapest places to buy property in Portugal are pretty remote.
For buyers who want affordability without giving up everyday convenience, the focus shifts to larger regional cities. These are places where day-to-day life is practical and prices per square metre sit well below the national hotspots.
Portalegre – €989 per m²
Tucked into the hills of the Serra de São Mamede near the Spanish border, Portalegre feels properly provincial in the old-school Portuguese sense. Whitewashed houses, quiet streets, a steady rhythm of life and very little tourism outside summer.
You’re usually looking at older flats or traditional townhouses, often with generous square footage but in need of modernising. It’s not a place with a huge job market, but daily costs are low, and there’s real breathing space compared to the coast.
Who it would suit: A retiree or remote worker with a modest income who wants peace, space and very low purchase prices.
Castelo Branco – €1,018 per m²
Larger and more practical than it first appears, Castelo Branco has a shopping centre, hospital, schools and decent road links to Lisbon and Spain. The historic centre is compact, while newer residential zones are more functional than pretty.
Buyers can still find sizeable flats at prices that feel almost pre-boom by Portuguese standards. It’s steady rather than exciting, but that steadiness appeals to people planning long-term.
Who it would suit: Someone looking for an affordable regional capital with proper services but no big-city pressure.
Guarda – €1,044 per m²
Portugal’s highest city sits up in the Serra da Estrela foothills, and winters here are noticeably colder than in most of the country. Guarda has a rugged, granite feel and a slower pace, with a small student population adding some life during term time.
Property is inexpensive partly because of the climate and distance from the coast. You’re paying for altitude and quiet rather than buzz.
Who it would suit: Someone who doesn’t mind chilly winters and values mountain scenery over nightlife.
Elvas – €1,066 per m²
A fortified border city facing Spain, Elvas has impressive star-shaped walls and a strong sense of history. It’s smaller than some others on this list, but still substantial enough to function as a proper urban centre.
Homes inside the historic area can be atmospheric but may need renovation, while newer builds sit on the outskirts. Cross-border workers commuting to Badajoz are part of the local dynamic.
Who it would suit: Buyers who like historic settings and the idea of living between Portugal and Spain.
Bragança – €1,155 per m²
Right up in the northeast near Spain, Bragança feels remote but self-contained. It has a respected polytechnic institute, which keeps the rental market ticking over, and a handsome citadel area.
You can still find modern flats at prices that would barely cover a deposit in Porto. It’s far from Lisbon and the coast, which keeps prices grounded.
Who it would suit: An investor targeting student rentals or someone happy living well off the main tourist map.
Covilhã – €1,345 per m²
Set on the slopes of the Serra da Estrela, Covilhã mixes mountain views with a strong university presence. It has more energy than some other inland cities thanks to its student population and ski-season visitors heading up to Portugal’s only ski area.
It’s pricier than the others here, but still affordable by national standards. The terrain is steep, and daily life involves hills.
Who it would suit: Remote workers or academics who want mountain access and a bit of youthful atmosphere.
Beja – €1,356 per m²
Deep in the Alentejo, Beja is flat, hot in summer and unapologetically traditional. It’s a district capital with Roman roots and an agricultural economy, and life moves at its own pace.
Property remains accessible, particularly for larger family homes. The trade-off is limited industry and fewer international residents compared to coastal areas.
Who it would suit: Someone seeking an authentic Alentejo lifestyle and not relying on a fast-moving local job market.
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