What is so special about Oeiras that continues to attract Portuguese and foreigners when buying a house? This municipality continues to stand out in the Greater Lisbon residential market, with selling and rental prices on the rise and demand sustained by quality of life, location, and local business environment.

Reading the real estate market in Oeiras requires regular data updates. If in 2020 the municipality was already showing signs of resilience, by 2026 it presents an even more consolidated position in the context of the Lisbon Metropolitan Area (AML).

In June 2026, the average asking price for sales in Oeiras was €4,689/m², while the average asking price for rentals reached €17.3/m²/month.

The sales value increased by 9.6% compared to June 2025, despite showing a slight correction of 0.7% from the historical high of €4,720/m², reached in March 2026. In rentals, June 2026 marked a new series high, with an annual appreciation of 3.4%.

Comparing with June 2020, the asking price for sales rose from €3,058/m² to €4,689/m², while rentals increased from €11.4/m²/month to €17.3/m²/month. In simple terms:

In 6 years, Oeiras recorded an approximate increase of 53.3% in asking prices for sales and 51.8% in rentals, confirming the municipality's ability to attract qualified demand and absorb new residential dynamics.

The previous image belongs to the original version of this article and depicts the data from June 2020. It remains as a historical reference to help understand the extent of the appreciation that has occurred since.

Note: It is important to distinguish asking prices from actual transaction prices. Real estate portal data reflects advertised property prices, while INE data is based on completed transactions. For this reason, the two indicators complement each other but should not be compared as if they measure exactly the same reality.

Considering the actual transaction prices, INE also places Oeiras among the most valued markets in the country:

In the 2nd quarter of 2025, the median price of transacted housing in the municipality was €4,161/m²;
In the 3rd quarter of 2025, it rose to €4,361/m², ranking behind only Lisbon and Cascais among the most valued municipalities in Greater Lisbon;
In the 4th quarter of 2025, there was a correction to €4,187/m². Still, Oeiras remained the 3rd most expensive municipality in Greater Lisbon, after Lisbon, with €4,875/m², and Cascais, with €4,550/m².

The correction observed in the 4th quarter of 2025 does not invalidate the appreciation trend but shows that the market does not always evolve in a straight line and that price, location, and condition remain crucial for successful sales. Despite this, the median transaction price in Oeiras is 22% above the median for Greater Lisbon (€3,439/m²).

In rentals, according to INE and in the 1st quarter of 2026, the number of new contracts signed in Oeiras increased by 10.5% year-on-year, one of the largest increases among Portuguese municipalities with more than 100,000 inhabitants.

Within the municipality, appreciation is not homogeneous. In a more detailed analysis, we observe that in June 2026, the distribution of advertised prices on portals was as follows:

Parish	Sales	Rentals	Annual variation in sales
Oeiras e São Julião da Barra, Paço de Arcos e Caxias	€5,013/m²	€18.0/m²/month	+11.1%
Algés, Linda-a-Velha, Cruz Quebrada e Dafundo	€4,913/m²	€17.5/m²/month	+7.8%
Carnaxide e Queijas	€4,324/m²	€14.7/m²/month	+13.2%
Porto Salvo	€4,105/m²	€16.6/m²/month	+13.1%

Beyond Algés, Dafundo, Miraflores, and Linda-a-Velha, the areas of Oeiras, Paço de Arcos, and Caxias remain among the most valued. Barcarena (€3,507/m² in the 4th quarter of 2025) has, however, gained its own weight, especially with the premium positioning of Oeiras Golf & Residence and Bairro do Outeiro, in Leceia. Carnaxide and Queijas, as well as Porto Salvo, complete this geography with distinct demand profiles, confirming that the housing market in Oeiras is far from uniform.

This differentiation helps explain why it makes less and less sense to talk about Oeiras as a single market. The municipality today functions as a set of micromarkets, where proximity to the sea, business parks, international schools, road and rail access, as well as the age and quality of construction, can produce considerable price differences.

It is also important not to confuse the average appreciation of an area with the specific valuation of a property. Two apartments located on the same street may present significant differences depending on the floor, sun exposure, view, parking, outdoor areas, quality of renovation, energy efficiency, and building condition.

What makes Oeiras special?

Oeiras has traveled a path of more than 3 decades of growth and investment, the results of which are now visible in the competitiveness of the municipality compared to neighboring territories. The focus on green and leisure areas, business parks, schools, universities, science, and innovation has attracted and continues to attract new residents.

This development occurred with levels of density and urban coherence that, despite the differences between parishes and existing mobility problems, allowed for a relatively balanced distribution of the urban fabric. Growth was not concentrated only in the town of Oeiras, extending to Paço de Arcos, Caxias, Barcarena, Porto Salvo, Carnaxide, Queijas, Algés, Linda-a-Velha, Cruz Quebrada, and Dafundo.

Quick overview of the municipality of Oeiras

Population	At the end of 2025, Oeiras had 188,056 residents, of which 99,436 were women, about 52.9%, and 88,620 men, about 47.1%. Between 2021 and 2025, the municipality gained 10,789 inhabitants. According to AIMA, there were 27,649 foreign citizens residing in the municipality in 2024, the last year with consolidated municipal information. Oeiras is among the Portuguese municipalities with the highest number of foreign residents, a reality that is also reflected in the demand for housing and international schools. The municipality represents 8% of the population of Greater Lisbon. Its demographic structure is not immune to aging, but the arrival of the working-age population has helped sustain recent growth. The current PDM contemplates demographic scenarios exceeding 250,000 inhabitants in the long term (a territorial estimate and not a guaranteed forecast).
Income	The average monthly earnings of full-time employees are around €1,900 to €2,000, above the national average. According to INE (2023), Oeiras had the highest median net income per taxpayer in the country, with €15,862 annually, above Lisbon, Alcochete, Cascais, and Coimbra. The municipality also remains among those with the highest purchasing power. In the INE study (2023), Oeiras was included, along with Lisbon and Porto, in the group of the 3 municipalities with the highest per capita purchasing power. According to GfK (2025), Oeiras even ranked 1st nationally. The methodologies are not the same, but both confirm the high disposable income and strong consumption capacity of the population.
Education	Oeiras is among the most qualified municipalities in the country. According to the 2021 Census, 33.1% of residents had completed higher education. In the 2023/2024 academic year, 26,989 students were enrolled in the municipality's establishments, from preschool to non-higher post-secondary education. The municipality has a network of higher education and research institutions, including the Faculty of Human Kinetics (Cruz Quebrada), the Instituto Superior Técnico (Taguspark), the Escola Superior Náutica Infante D. Henrique (Paço de Arcos), the Atlântica - Instituto Universitário, the Escola Superior de Saúde Atlântica (Barcarena), and ITQB NOVA. It also has renowned international schools, such as the Oeiras International School (OIS) and the International Sharing School Lisbon. OIS is preparing to open the new Horizon Campus in September 2026. Oeiras also has several public schools well-positioned in the Greater Lisbon rankings.
Health	The municipality has two reference hospitals: Hospital da Luz Oeiras and Hospital de Santa Cruz. The primary care network is organized into eight territorial centers and is complemented by private clinics, municipal nursing posts, and more than four dozen pharmacies.
Companies	Oeiras has four reference business parks: Taguspark, Lagoas Park, Quinta da Fonte, and Arquiparque. In 2024, there were 29,402 companies, including 132 large companies, making the municipality one of the main technological and business hubs in the country.
Science and Research	Highlights include ITQB NOVA, iBET, GIMM-Oeiras, and INIAV. In 2026, Taguspark also began hosting the ESA BIC Tagus+ incubator, linked to the European Space Agency, reinforcing the municipality's focus on innovation and the space economy.
Beaches and Leisure	Oeiras has the beaches of Santo Amaro, Torre, Paço de Arcos, and Caxias. In 2026, Santo Amaro and Torre renewed the Blue Flag. The Oeiras Marina and the Paço de Arcos Sports Club complement the nautical and sports offerings.

The privileged location of Oeiras, between Lisbon, Sintra, and Cascais, continues to be one of its main assets. Access via the A5, CREL, IC19, Avenida Marginal, and the Cascais railway line facilitates travel, although congestion during peak hours remains one of the main challenges of the municipality. The journey to Humberto Delgado Airport can take about 25 minutes in favorable traffic conditions.

Oeiras, a "Family Friendly" municipality

Living with quality is one of the main motivations for those buying a house in Oeiras. The mild climate, proximity to the sea, parks and green areas distributed throughout the territory, public and private schools, safety, and sports and cultural facilities help explain why so many families choose the municipality to live in.

The reasons are many:

Leisure: the Passeio Marítimo de Oeiras, the Fábrica da Pólvora de Barcarena, with about 40 hectares, museum, cultural activities, restaurants, gardens, and urban park, and the numerous play and recreation spaces for children and families distributed throughout the municipality;
Gardens: in addition to the Parque dos Poetas, with about 22.5 hectares between Oeiras and Paço de Arcos, the municipality has more than 20 gardens, urban parks, and nearby green spaces;
Sports facilities: the Oeiras Green Valley - Municipal Golf Academy, inaugurated in 2026, the Jamor Swimming Complex, the Oceanic Pool, the facilities of Sport Algés e Dafundo, and the municipal pools of Barcarena, Linda-a-Velha, and Outurela/Portela;
Equestrian: the João Cardiga Equestrian Academy and Center, next to Oeiras Golf & Residence;
Tennis and padel: the Jamor Tennis Club, the Oeiras Tennis School Club, and other public and private facilities;
Football and futsal: the Jamor National Stadium, the City of Football, the Mário Wilson Municipal Stadium, and the Leões de Porto Salvo Pavilion;
Sailing, canoeing, and nautical activities: the Paço de Arcos Sports Club, the Oeiras Maritime and Recreational Association, Sport Algés e Dafundo, and other associations located along the waterfront;
International schools: the Oeiras International School, the International Sharing School Lisbon, and in neighboring municipalities, the St. Julian's School and the St. Dominic's International School. The Aga Khan Academy project remains associated with Oeiras but is still dependent on urban and environmental procedures, with no confirmed public opening date yet;
Culture: Eunice Muñoz Municipal Auditorium, Independent Theater of Oeiras, Amélia Rey Colaço Municipal Theater, Pátio do Enxugo Auditorium, Ruy de Carvalho Municipal Auditorium, Lourdes Norberto Auditorium, and other cultural and associative spaces;
Heritage: Marquês de Pombal Palace, Aciprestes Palace, Quinta Real de Caxias, Fábrica da Pólvora Museum, Oeiras Main Church, Cartuxa Convent, Leceia Prehistoric Settlement, Anjos Palace, Vasco da Gama Aquarium, and a vast set of estates, gardens, and fortifications;
Safety: Portugal ranks 7th in the Global Peace Index of 2026, remaining among the most peaceful countries in the world. The index measures peace and safety through indicators related to conflicts, social security, and militarization.

Does Oeiras have a future?

Oeiras is one of the suburbs of Lisbon with the greatest growth potential. This potential results from its location, the population's income, the concentration of qualified employment, the presence of scientific institutions, and the ability to attract residential, business, and educational investment.

Among the factors that may shape the coming years are:

The focus, reinforced through the Oeiras Valley brand, on attracting science and technology-based companies. The municipality seeks to take advantage of existing business parks and areas still available for expansion.
The second phase of Taguspark remains associated with planning and environmental assessment procedures. In Porto Salvo, the Municipality determined in 2026 the resumption of the preparation procedure for the Western Porto Salvo Detailed Plan - Phase II.
Taguspark has received or prepared new facilities and company headquarters, including projects linked to LG Electronics, PHC, and Miniclip, now joined by ESA BIC Tagus+, oriented towards entrepreneurship and the economy linked to space projects.
The offer of international schools continues to grow. The Oeiras International School is preparing to open the new Horizon Campus in Barcarena in September 2026, aimed at older students and preparation for university education.
The Aga Khan Academy was designed for land in Porto Salvo, in an area close to Taguspark and the A5. The project received recognition of municipal public interest but is conditioned by soil classification and environmental and urban procedures.
The focus on rehabilitating historic areas through the recovery of municipal and national heritage in places such as Quinta Real de Caxias, Casa da Pesca, Cartuxa Convent, National Agronomic Station, and Restani Palace.
Interventions in the public space of Queluz de Baixo, Algés, Linda-a-Velha, Caxias, Porto Salvo, and other localities are also planned or underway, through the rehabilitation of squares, gardens, facilities, pedestrian paths, and new leisure areas.
Mobility and transport remain among the main concerns of residents. Despite the increasing use of public transport, cars still represent approximately 45% of trips.
The expansion of the cycling network, Carris Metropolitana services, Bike Bus and Pedi Bus projects, dedicated public transport corridors, and shared mobility solutions are part of the municipal response.
In July 2026, a new river connection between Pedrouços and Algés was launched, resulting from the collaboration between Transtejo Soflusa, the municipalities of Lisbon and Oeiras, and the Lisbon Port Administration.
Among the structuring projects under study or development are the dedicated Algés-Portela corridor, the Western Sustainable Intermodal Line, and the potential recovery and expansion of the SATUO system.

From a real estate perspective, new projects are planned, some in advanced stages, others still in planning, licensing, or public discussion. Their realization could bring new residential, business, tourism, and leisure dynamics:

Requalification of the riverside area between Pedrouços, Lisbon, and Cruz Quebrada: the Porto Cruz project aims to recover and urbanize the former industrial lands located near the mouth of the Jamor River. The public consultation procedure for the subdivision operation was resumed in February 2025, after overcoming an injunction.
Oeiras Tech City: one of the largest real estate projects planned for the municipality, located near Oeiras Golf and close to Taguspark, in Barcarena. The program foresees up to 1,047 housing units, commercial spaces, services, and other complementary uses. An investment estimated at around 400 million euros. Currently in the infrastructure phase.
Espargal, Moinho das Antas, and Antas Sul: several real estate developments and urban operations are planned in these areas. In 2026, the Municipality advanced with the terms of reference and the urban occupation model for the Moinho das Antas Execution Unit, including the opening of a public participation period. The remaining projects are in different stages of study, planning, or discussion.

For those looking to buy, sell, or invest, the main conclusion is simple: Oeiras continues to be one of the most solid and valued real estate markets in Greater Lisbon, but it is also a very segmented market. The parish, urbanization, construction quality, and correct price positioning can make a decisive difference in the final result.

Sources and reference dates: asking prices for sale and rent, idealista/data, June 2026; transaction prices, National Statistics Institute, up to the 4th quarter of 2025; statistics of new rental contracts, INE, 1st quarter of 2026; population, Pordata/INE, 2025; foreign population, AIMA, 2024; companies and education, Pordata/INE, 2024; municipal income, INE, 2023; equipment, beaches, mobility, and projects, Municipality of Oeiras; international security, Global Peace Index 2026.