Cheap Houses for Sale in Portugal Near Beach

Why buy a cheap house in Portugal near the beach?

Foreigners can purchase affordable coastal homes in Portugal to maximize lifestyle benefits and investment stability at a relatively low entry cost.

According to Statistics Portugal, the real estate market in Portugal has experienced a 15.6 percent growth in the second quarter of 2025. Despite the increase in property prices, the properties remain more affordable than in many countries in Western Europe, especially outside prime coastal areas.

Portugal ranks seventh in the 2025 Global Peace Index, with a stable economy and political system, excellent education and healthcare systems, and easy access between municipalities and hotspot locations.

If you are wondering “Can foreigners buy property in Portugal”? Yes, foreign buyers face no restrictions when purchasing any type of property, as long as they have a Portuguese tax number (Número de Identificação Fiscal or NIF) and a local bank account to manage property transactions, such as utilities, condominium fees, and taxes.

Where to find cheap coastal property in Portugal?

The best way to find cheap coastal property in Portugal is to look inland, in smaller towns outside luxury resorts in the Algarve or away from major cities, such as Porto and Lisbon. Here are the most budget-friendly locations to purchase property for sale in Portugal near the beach.

The Silver Coast

The Silver Coast, also known as Costa de Prata, is a central coastal region, generally stretching along the Atlantic Ocean from north of Lisbon up towards the Aveiro District. Foreigners purchase Portugal’s Silver Coast real estate for its exceptional value and authentic buildings. Here, you can find cheap coastal property for sale in Portugal.

Marinha Grande

Marinha Grande, in the Leiria District, is a great option if you want affordable seaside living. Property buyers are drawn to the quiet atmosphere and the beautiful Leiria Pine Forest, which is perfect for digital nomads, retirees, or families. The nearest beaches are São Pedro de Moel and Praia da Vieira, both only a short drive away. Because it is one of the most affordable regions near the Silver Coast, you can also find Portugal properties under €50,000.

• Average asking price in Marinha Grande: €1,482 per square meter
• Best property types: older apartments, houses for renovation, and traditional small villas

Figueira da Foz

Situated in the Coimbra District, Figueira da Foz is a large resort city where the Mondego River meets the Atlantic Ocean. The city offers Europe’s widest urban beach, Praia da Claridade. While coastal property for sale in Portugal with sea views in areas like Buarcos can come at higher prices, the cheapest coastal properties are often houses for renovation or smaller, older apartments you can find slightly inland in the city’s parishes, mainly Maiorca, Lavos, or Quiaios.

• Average asking price in Figueira da Foz: €2,555 per square meter.
• Best property types: older small apartments, houses, or villas for total reconstruction, urban plots of land, and village houses

Peniche

Peniche is a peninsula city that offers affordable Silver Coast real estate. It attracts property investors, expats, surfers, and retirees, with its unique rugged landscape, historic fortress, and a median house price that is significantly lower than Lisbon’s coast. The closest and most famous beaches are Praia do Baleal and Praia dos Supertubos known for world-class surfing. While new real estate on Portugal’s coast can come at a higher price, the cheapest coastal properties are found in the older sections of the city center and in the parishes of Atouguia da Baleia and Ferrel. Here, you can buy cheap houses for sale in Portugal near beach, especially smaller apartments, or houses in need of renovation.

• Average asking price in Peniche: €3,053 per square meter
• Best property types: smaller apartments, houses for renovation, and urban plots of land

Northern Portugal

Northern Portugal covers the entire north, from Porto up to the border with Spain. The Porto real estate market is booming, driven by strong demand from international investors and digital nomads. Property costs in coastal northern Portugal and the Silver Coast depend on the location. For example, the Porto region tends to be more expensive than many areas along the Silver Coast. But they offer strong potential for long-term capital appreciation and solid rental yields. Here are the best places in the northern area to find property for sale in Portugal near the beach.

Vila do Conde

Vila do Conde, a historic city in the Porto District, offers a beautiful coastal landscape that’s a short drive away from the Porto city center. Local and foreign buyers are drawn to the area for the high quality of life, authentic Portuguese culture, and cheap houses for sale in Portugal near the beach. The closest beaches are Praia Azul and Praia do Mindelo. For the most affordable coastal properties, consider areas slightly outside the main city center, such as Azurara or Macieira da Maia, where the lowest prices for Porto real estate are often small for older apartments or houses in need of renovation. Check our guide if you are looking for the best beachfront properties near Porto with the highest investment opportunities.

• Average asking price in Vila do Conde: €2,832 per square meter
• Best property types: traditional houses (moradias), small apartments, and semi-detached houses

Ovar

Ovar, situated in the Aveiro District, is a great choice for anyone looking for Aveiro, Portugal, real estate. The nearest beaches to Ovar are Furadouro Beach and Esmoriz Beach, both known for surfing and long sandy stretches. If you’re searching for cheap coastal property for sale Portugal, you can find the lowest prices in the Ovar city center or slightly inland parishes like Arada. The cheapest coastal property in Portugal is usually a house that requires renovation, an older apartment, or a small plot of land.

• Average asking price in Ovar: €2,139 per square meter.
• Best property types: houses in ruin, small apartments, urban plots of land, and terraced houses

Eastern Algarve

Compared to the crowded, heavily developed central and western Algarve resorts in Albufeira and Lagos, the east maintains a strong, traditional Portuguese character, with Moorish-influenced architecture and a quieter, more relaxed pace of life.

Property prices in the Eastern Algarve, especially inland or in less-known towns, are lower than in the central Golden Triangle (Vilamoura, Quinta do Lago, and Vale do Lobo). This offers a more accessible entry point for buyers who still want the Algarve climate and proximity to the sea. Here are the best places to find cheap coastal properties for sale in Portugal near beach.

Tavira

Tavira is a small town that offers the region’s lowest property prices for beachfront property for sale in Algarve. The closest beaches are Praia da Ilha de Tavira and Praia do Barril, which are a 10 to 20-minute trip away. Although it is difficult to find cheap houses for sale in Portugal near the beach under 100k, Tavira’s nearby villages, like Santa Catarina or Cachopo, offer lower entry prices that can suit your budget.

• Average asking price in Tavira: €3,660 per square meter
• Best property types: houses in ruin, small apartments, and terraced houses

Olhão

Olhão is a beautiful fishing port located right on the harbor and marina, offering stunning views of the lagoon (Ria Formosa) and the barrier islands. You can find cheap coastal property for sale in Portugal near beach on barrier islands, such as Praia da Armona and Praia da Culatra. Owning a Portugal property in Olhão means you are near the city’s amenities and atmosphere, with quick access to the natural, protected beaches of the islands.

• Average asking price in Olhão: €3,716 per square meter
• Best property types: traditional houses, older apartments, rural land, and old townhouses

Lisbon region (Central Portugal)

The coastal areas of the Lisbon Metropolitan Area are just a short-drive away from the capital city. Although Lisbon real estate investment has the highest property prices in Portugal, it offers strong capital appreciation with excellent rental yields. You can find properties near a beach or a riverfront at reasonable prices near the Lisbon coast.

Moita

Moita, south of Tagus River in the Setúbal peninsula, is one of the most affordable municipalities in the entire Lisbon area. Buyers prioritize this area for its ultra-low entry price and direct commuter ferry access to Lisbon. However, Moita does not sit on the Atlantic coast; its coastal access is via the Tagus River estuary. The closest river beach is Praia do Rosário, which offers riverside recreation. The cheapest Portugal real estate beachfront can be found in the older historic centers of Moita and Alhos Vedros. A buyer’s agent or a real estate agent in Setúbal can research the local market and locate a property that suits your needs.

• Average asking price in Moita: €2,040 per square meter
• Best property types: older apartments, terraced or village houses, and urban land plots

Almada

Almada is the best option for combining beach living with affordable access to the capital. Buyers are attracted by property prices that are significantly lower than those in central Lisbon. The closest and most famous beaches are the long sandy stretch of Costa da Caparica and the traditional beach of Trafaria. For cheap houses for sale in Portugal near beach, look outside the immediate coastal area, in older parishes such as Caparica e Trafaria, Almada, and Cova da Piedade.

• Average asking price in Almada: €3,314 per square meter
• Best property types: small apartments, terraced houses, and traditional houses for renovation

Seixal

Seixal is a waterfront town on the Tagus River. It has beautiful riverside promenades and small river beaches along the Tagus estuary, like Praia da Ponta dos Corvos. It offers highly convenient ferry access to Lisbon, but at significantly lower prices than those of Lisbon or Almada. Finding the cheapest property in Seixal requires looking away from the waterfront and focusing on the largest residential areas that offer quick access to the main transport hubs.

• Average asking price in Seixal: €3,285 per square meter
• Best property types: detached or terraced houses for renovation, older apartments

How much do beach houses cost in Portugal?

The house prices in Portugal vary based on the region and property type. For example, the average asking price in the Lisbon municipality is €4,935 per square meter. Meanwhile, average house prices in coastal gems like Cascais stand at €7,260 per square meter.

Setúbal offered affordable coastal property priced at an average of €2,865 per square meter. Other popular locations include the Algarve, priced on average at €4,385 per square meter, and the Porto metropolitan area, at €3,937 per square meter.

For affordability in the Western Algarve, you can opt for the Lagos outskirts or Portimão. Land for sale in Algarve, Portugal, is available at a wide range of prices. Buildable plots inland can cost about €300 per square meter, while prime areas near Lagos command the highest prices, exceeding €3,500 per square meter for luxury sea views.

In the less sought-after areas of Portugal, it is possible to find properties available for under €100,000, which are usually fixer-uppers that require renovation and thorough due diligence checks. The table below covers the average costs of beach houses in Portugal’s popular locations.

Source: Confidencial Imobilario

Additional costs

When purchasing property, you should take into account the additional fees that include:

• Notary fees: Notary fees will cost you around €500 – €1,000
• Legal fees: A lawyer will cost you approximately €2,000 – €5,000, depending on the type of property, the price, the experience level of the lawyer, and the complexities of the purchase.
• Land Registry fee: There is a public fee for the Land Registry, which costs €250.

How to find cheap houses for sale in Portugal near the beach?

Finding cheap houses for sale in Portugal near the beach requires focusing on specific regions that are not saturated with luxury properties. They target properties that require significant renovation, small apartments, and inland properties or ruins.

Specific websites, such as Idealista and Imovirtual, provide a large inventory of house listings that you can filter by price. You will also find many rehab homes for sale in Portugal, which will be more affordable than new builds, even with the additional construction costs.

But, if you’d like someone to visit the property, check local restrictions, and negotiate prices, it’s best to consult with a buyer’s agent. They provide access to off-market properties with a swimming pool at the best possible prices.

How to buy an affordable beach house in Portugal as a foreigner?

If you are not a Portuguese citizen, you can buy property in Portugal after securing a Portuguese NIF number (tax identification number).

We also highly recommend that you open a Portuguese bank account to save on transaction fees. If you are a non-EU citizen, it is worth keeping in mind that you will need a fiscal representative to get a NIF number.

The buying process in Portugal can be broken down into the following five steps.

• Step 1. Decide whether you’d like to take out a mortgage to finance your property
• Step 2. Find the perfect property
• Step 3. Negotiation
• Step 4. Promissory Contract (CPCV)
• Step 5. Sign the Escritura (Final Deed)

If you are looking to relocate to Portugal as a non-EU national, consider also the residency options available. The most popular visa options are the D8 (Digital Nomad Visa), D7 (Passive Income Visa), and the Portugal Golden Visa.

Required documents for buying homes for sale on Portugal’s coast

When buying property in Portugal, you will need the following documents:

• Photo ID: An official document confirming your personal identity and validity.
• Contrato Promessa de Compra e Venda (CPCV): The preliminary agreement, also known as a Promissory Contract, is legally binding the buyer and seller to the transaction before the final transfer of ownership.
• Energy Certificate: A document detailing the property’s energy performance and efficiency rating, supplied by the seller.
• Imposto de Selo: The required government tax levied on property deeds and legal transactions, collected by the Tax Authority.
• Caderneta Predial: The official fiscal record of the property, providing its financial details, boundaries, and confirmation of the legal owner.

Coastal regulations and renovation permits

Buying and renovating property near the beach in Portugal comes with strict rules. Any work that changes the structure, façade, layout, or registered floor plan of the house requires a permit from the local Câmara Municipal (Municipal Council).

Most coastal areas fall under National Ecological Reserve (REN) rules and Coastal Zone Plans (POOCs), which heavily restrict building, extension, or modification of the land footprint. Working with a Portugal real estate lawyer can help you understand the local land zoning regulations and perform thorough due diligence.

Buying a house near a beach for AL (Alojamento Local) purposes is attractive, but it is heavily regulated. Municipalities now have the power to declare “Containment Areas” where new AL licenses are suspended or limited. While past blanket bans have been reversed, many popular coastal zones, such as central Lisbon, Porto, and the Algarve, still have local restrictions in place.

There may also be additional environmental factors to consider when seeking a property close to the coast, such as the area’s susceptibility to coastal erosion or flooding. A property surveyor in Portugal can conduct a structural survey to assess erosion risk, particularly if the real estate is located near a cliff.

Taxes and Financing Your Property

Property taxes in Portugal

You will also need to ensure you are up to speed on the property taxes in Portugal that fall both at the time of purchase and on an annual basis.

Initial taxes that you will need to pay upfront when buying the property include the Property Purchase Tax, also known as Property Transfer Tax (IMT), and Stamp Duty, while annual obligations will include the Municipal Property Tax (IMI). Furthermore, it’s important to factor in the Capital Gains Tax if selling the property is on the horizon.

There are also some tax exemptions from the IMI. Homeowners who use the property as their primary and permanent residence may qualify for a temporary exemption, typically lasting three years, if the property value and household income are below specific thresholds. In some cases, you can qualify if the VPT (Valor Patrimonial Tributário) is under €125,000 and the household income is under €153,300.

Properties undergoing significant rehabilitation in an Urban Rehabilitation Area may qualify for a temporary IMI exemption, often lasting 3 to 5 years after the works are completed. However, these exemptions are subject to change.

Financing your property

When buying a property in Portugal, the first thing you will need to consider is how you will finance your property. There are several banks in Portugal that offer mortgages to foreign buyers. You will need to determine which types of mortgages are best suited to your needs. Our article, How to Get a Mortgage in Portugal, offers a step-by-step guide to applying for a mortgage in Portugal and financing the property of your dreams.

Working With Real Estate Agents in Portugal

If you are looking for property for sale in Portugal, whether you are looking to buy on the Lisbon coast, the Algarve, or the Silver Coast, you can consult with an English-speaking realtor in Portugal.

They will be able to guide you through the process and set up viewings on your behalf, and as most speak both English and Portuguese, they will assist you in navigating any language barriers.

Should I work with a real estate agent or a buyer’s agent?

The main difference between a real estate agent and a buyer’s agent is their loyalty to either the buyer or the seller. A buyer’s agent focuses solely on the buyer’s needs and property purchase, while a seller’s agent prioritizes the seller, earning a higher commission for a better sale.

While real estate agents usually have your best interests in mind, it’s crucial to consider this when buying property in Portugal. Choosing a reliable buyer’s agent is often a wise decision and will ultimately benefit you.

Goldcrest: How We Can Help You 

Goldcrest is a buyer’s agent that is based in Lisbon. We provide expert, impartial advice on real estate investments and how to buy property in Portugal. From scouting out the perfect property through to property acquisition, we have you covered throughout the process.

If you are looking to purchase property in Portugal, don’t hesitate to get in touch. Our team of skilled experts is available to solve all your real estate doubts, helping you with the property search and offering insightful expertise and strategic advice.

Why choose Goldcrest?

• Local knowledge: With offices located across Portugal, our presence nationwide allows us to assist you personally across the country.
• Independent service: As an independent buying agent, we do not represent any development or project. Our service is entirely tailored toward each individual client, providing you with everything you need to secure the perfect property at the best possible price. As an impartial advisor on the market, we work solely on behalf of our client and provide a service tailored to your needs and requirements.
• Streamlined process: Our real estate agents speak English and Portuguese, and our service is completely focused on providing you with a hassle-free buying experience, saving you time.
• Experienced team: Our expert real estate team has a vast local knowledge of the Portuguese property market. We have cutting-edge technology and metasearch tools at your disposal to provide full market coverage, ensuring the best investment choices and negotiated prices.
• Network of partners: We have a close network of partners, including lawyers, property management services, builders, architects, designers, and landscape gardeners, again saving you time and hassle by providing you with trusted experts in their field of work.