Property calculator · Private home

€3.736/m²m²
SummaryPriced 6% under what sold in Ericeira, in a parish whose prices rose 13,8% a year; no property documents read yet.
  • DocumentsNone read yet. The caderneta and the licence settle the most; the certificate and the specialty projects set the running costs.
  • AppraisalNot written yet.
  • LocationPick an address to place the home and compare it with what sold around it.
  • Property costs€715.057 all in: the taxes, fees and works add €65.057, 10% on top of the price.
  • Mortgage paymentsA loan of €520.000, 80% of the price: €2.468 a month. The bank will want to see about €7.341 of net household income a month.
  • Cash requirements€195.057 in the bank when you sign: the deposit of €130.000 and €65.057 of taxes, fees and works.
  • Operating expenses€15.937 a year, €92 per m². With the loan, €3.796 a month. No energy certificate read yet.
  • Market evaluation€3.736/m² against a median of €3.995/m² in Ericeira: 6% below what sold. Sold prices there rose 13,8% a year over the last 6,3 years; Mafra as a whole rose 13,2%. The model assumes 2,0% a year from here.
  • Technical evaluationNo property documents read yet. Drop the caderneta, the habitation licence, the energy certificate and the plans to have their facts weighed here.
Documentsnone read yet
  1. Caderneta predial urbanathe official areas, the tax value behind IMI and IMT, the year and permitted use; from the seller, from the Portal das Finanças
  2. Licença de utilizaçãothat the house may be lived in; without it no deed and no mortgage; from the seller or the câmara; a building from before 1951 needs none
  3. Certificado energéticothe energy class and the heating and hot-water systems behind the running costs; from the seller; it must exist to list
  4. Projecto de arquitecturathe rooms and areas as licensed, drawing by drawing, against what stands; from the seller or the câmara's file
  5. Projectos de especialidadesthe systems: contracted power, heating, water and gas, behind the running costs; from the same file: electrical, thermal, water and gas projects
  6. Ficha técnica da habitaçãothe home as built, as the builder declared it: materials, systems, equipment and warranties; from the seller; required for homes licensed after 2004, and handed over at the deed
  7. Certidão permanente do registo predialwho owns the house and what charges sit on it; from the seller, or online for a small fee
  8. The listingthe seller's claims, checked against the documents; from the portal page, pasted on the first step or printed to PDF
Drop the property's documents here, or choose filesAll at once is fine: each is read for what it is and ticked off above. PDFs, or a scan or photo as JPEG or PNG, up to 40 MB each; a large PDF is cut into parts in your browser and read part by part.
Each file or text is sent to Anthropic in the US for one reading, with the facts already known beside it, and is not kept by us. Upload only documents you are entitled to share.
Appraisalnot written yetThe case as a surveyor would talk it through: the model weighs every figure on this page, the documents read and not yet seen, and the location guide.
Not advice; verify before relying on it. Written again as documents arrive, under the same purchase.
Property costs€715.057all in€715.057 all in: the taxes, fees and works add €65.057, 10% on top of the price.
Property price
IMTImposto Municipal sobre Transmissões, the transfer tax paid at the deed on progressive brackets; a primary residence pays the lower table · 5,9% of the property price
€38.237
Imposto do selostamp duty on the deed, paid together with the IMT · 0,8% of the property price
€5.200
Lawyerindependent, not the agency's
Notary and registration
Imposto do selo on the loan0,6% of the loan, for a term of five years or more
€3.120
Bank feesthe valuation and the arrangement fee
Renovation and repairswhat the home needs before you move in; none for a turnkey house, a tired one runs €300 to €800 per square metre
Furniture and fit-outseeded from the bedrooms at €5.000 plus €3.000 each; zero if it comes furnished or you bring your own
Outdoor workspool, garden, terraces, fencing; none for a turnkey house
All-in cost
€715.057
Mortgage payments−€2.468a monthA loan of €520.000, 80% of the price: €2.468 a month. The bank will want to see about €7.341 of net household income a month.
Mortgage amount80% of the property price
€520.000
Deposit20% of the property price; banks want at least 10%
Interest rateall-in, fixed or variable plus spread
Termannuity: equal monthly payments
Mortgage payment, a monthinterest and repayment together
−€2.468
A year
−€29.611
Net income the bank wants to see, a monthabout 3,0× the payment: 40% of net income, at a variable rate plus 1,5 points
€7.341
YearInterestRepaidStill owed
1€20.374€9.237€510.763
2€20.002€9.609€501.154
3€19.616€9.995€491.159
5€18.796€10.815€469.946
10€16.438€13.173€408.983
15€13.567€16.044€334.732
20€10.070€19.541€244.298
25€5.811€23.800€134.152
30€624€28.987€0

Interest over the 30 years: €368.334, on top of the €520.000 borrowed. Repaying early costs 0,5% of the sum on a variable rate and 2% on a fixed one, the most the law allows.

Cash requirements€195.057on day one€195.057 in the bank when you sign: the deposit of €130.000 and €65.057 of taxes, fees and works.
Depositthe property price less the 80% loan
IMT
€38.237
Imposto do selo
€5.200
Lawyer
Notary and registration
Imposto do selo on the loan
€3.120
Bank fees
Furniture and fit-out
Cash on day one
€195.057
Operating expenses−€3.796a month€15.937 a year, €92 per m². With the loan, €3.796 a month. No energy certificate read yet.
Tax valuation (VPT)60% of the property price, once; the caderneta predial has the real figure
Property tax (IMI)0,43% on a VPT of €390.000
Life insurance for the loan0,20% of the loan a year; the bank requires it
Home insurancemulti-risk cover on building and contents; the lender insists on it
Electricitythe pool pump and air conditioning drive this
Watermains and drainage; more with a garden and pool
Gasbottled or piped, for hot water and cooking
Internet and TVfibre broadband and TV
Pool maintenance
Garden and groundsa gardener and the irrigation water; zero for a flat
Maintenance and repairs1,0% of the property price a year, set aside for what wears out
Condominiumthe building's shared costs, charged to each owner; zero for a detached house
Operating expenses, a month
−€1.328
A year
−€15.937
Mortgage paymentsinterest and repayment together, on top of the running costs
−€2.468
With the loan, a month
−€3.796
With the loan, a year
−€45.548
Market evaluation−€45.130against what sold€3.736/m² against a median of €3.995/m² in Ericeira: 6% below what sold.
€1.000€2.000€3.000€4.000Q1 20242025Q1 2026asking€3.736Ericeira €3.995Carvoeira €3.745Santo Isidoro €3.135Encarnação €2.809Mafra €2.942
Shows
The median deed price per square metre of every home sold in the twelve months to each quarter's end, for the parishes and the municipality.
Source
INE, Estatísticas de preços da habitação ao nível local, indicator 0012234, updated 17 July 2026.
This property, per square metrethe asking price over 174 m²
€3.736/m²
Sold in Ericeira, medianthe market's own parish; INE deed prices, every home sold April 2025 to March 2026, up 14,2% on a year earlier
€3.995/m²
Asking price
€650.000
For 174 m² at market pricewhat a home of this size sold for; a renovated home with a view sits well above the median, a tired one below
−€695.130
Below what sold6% below what sold; the asking price less what this size sold for
−€45.130
Technical evaluationnothing read yetWhat the property's own documents say, read above or typed here, and what it changes: the IMI, the running costs, and what to check before you sign.
latitude and longitude as Google Maps shows them; the address gives a rough position, this pins the plot itself and the map follows
a new build carries a five-year structural warranty and a VPT near the price
the year on the licence or the caderneta; sets the VPT share when no VPT is given
the licença de utilização; without it the bank will not lend and the deed may not pass
from the certificado energético
from the caderneta predial; replaces the share of the price the IMI is charged on
m²
área do terreno
m²
área bruta de construção
m²
área útil, the interior floor area
moves the electricity and the gas lines
no supply means no gas line, and the cooking is electric
the standing charge grows with it; 6,9 kVA is the usual home, a heat pump and a car charger want 13,8 or more
photovoltaic; takes a share off the electricity line

What to check

Nothing yet. The documents add their findings here; you can add your own. Tick each once checked and note what you found; the appraisal reads both.

    Notes1 note

    Sales close about 4,4% below asking, on average

    More for a home long on the market or priced above what sold. An opening offer sits below that, and the survey and the comparables decide how far.

    Sources for the calculationPortugal 2026 · Ericeira 2026-08

    Portugal, tax and finance, tables as of 2026

    Interest rateexactnationalEuribor 12 months at 2,954%, the August 2026 average, plus a 1% bank spread.

    IMTexactnationalComputed on the 2026 brackets for the selected use: the primary-residence table or the investment table. A buyer not tax-resident in Portugal at the deed pays a flat 7,5% on a home instead (Decreto-Lei 97/2026, from 25 May 2026), refundable on becoming resident within two years or letting at a moderate rent for 36 months. Rústico land pays a flat 5%. Stamp duty 0,8% of the price on any deed.

    AIMIexactnationalAdicional ao IMI, CIMI articles 135-A to 135-M: an individual pays 0,7% on the VPT of their urban housing above 600.000 EUR, 1% above one million and 1,5% above two million; a couple opting for joint taxation doubles the threshold. Charged in September on the VPT at 1 January.

    Life insurance for the loanestimatenationalLife insurance for the loan: banks require cover for the outstanding balance; 2026 quotes for two borrowers in their forties run about 0,15% to 0,3% of the loan a year, rising with age, and the bank's own policy is usually the dearer option. Comparison sites (ComparaJá, Doutor Finanças), 2026.

    Negotiation margincalibratednationalConfidencial Imobiliário, SIR transaction data for the Lisbon metropolitan area, first quarter of 2026: the average discount from asking to deed held at about 4,4%, narrower than in 2025; average asking 5.208 EUR/m2 against 4.033 EUR/m2 sold, a 13% gap that also reflects what sells versus what is listed (KW Alfa market note, 2026).

    Getting the mortgageexactnationalBanco de Portugal's macroprudential recommendation, revised for August 2026: the payment, tested with 0,5, 1 or 1,5 points added to a variable rate for terms up to five, ten and over ten years, may take at most 45% of net monthly income (50% before), with 10% of each bank's lending allowed above it; 40-year terms to age 35 and 35 years above; loan-to-value 90% for a resident's own home, 80% otherwise. Banks call 35% comfortable and in practice accept about 40%; the highest average effort rate on new loans in early 2026 was 40%. ECO, 2 Jul 2026; bportugal.pt; CGD and idealista/news on the effort rate, 2026.

    Stamp duty on the loanexactnationalImposto do Selo, verba 17.1.4 of the general table: 0,6% of the loan for credit with a term of five years or more, charged once by the bank at the deed. The IMT Jovem exemption covers the deed taxes only, not this. Portal das Finanças; Santander, IMT Jovem.

    First home, buyer aged 35 or underexactnationalIMT Jovem, Decreto-Lei 48-A/2024 with the 2026 brackets: a buyer aged 35 or under purchasing a first own permanent home pays no IMT and no stamp duty up to 330.539 EUR; up to 660.982 EUR only the excess is taxed, at 8% and 0,8%; above that no relief. Conditions: not a dependant for IRS, no home owned in the previous three years. Doutor Finanças, Escalões do IMT sobem 2% em 2026.

    Income tax, held personallyexactnationalIRS category B under the simplified regime: the marginal rate applies to a coefficient of 0,35 of net revenue, or 0,50 inside an AL containment area.

    Social securityexactnationalSegurança Social for the self-employed: 21,4% on 20% of revenue, due from month 13.

    Corporate tax, held through a companyexactnationalIRC at 15% on the first 50.000 EUR of taxable profit and 19% above, plus derrama municipal at 1,5%.

    Portugal running costs, by line

    ElectricitycalibratednationalElectricity: ERSE, Tarifas e Precos 2026 (Dec 2025), regulated 6,9 kVA simple tariff at 0,3659 EUR a day and 0,1654 EUR/kWh before VAT; with VAT and the audiovisual levy the standing charge is about 200 EUR a year and energy about 0,19 EUR/kWh. Consumption 27 kWh/m2 a year, between INE's 2020 household energy survey (28,5) and DGEG's 2024 figure per meter via Pordata (21,4). erse.pt/media/irglmtt3/tarifas-e-precos-se-2026.pdf

    ElectricityestimatenationalHeating and hot water by system, on top of the base consumption: a heat pump heating a Lisbon-area home needs about 30 kWh of heat per m2 a year, 8,5 kWh of electricity at a seasonal COP of 3,5, about 1,60 EUR/m2; electric radiators the full 30 kWh, about 4 EUR/m2. A heat-pump water heater uses about 900 kWh a year for a household, 170 EUR; an electric cylinder about 2.400 kWh, 450 EUR. ADENE and DGEG household guidance; the demand figures are typical, not measured for this house.

    ElectricityestimatenationalContracted power: ERSE's 2026 regulated tariff prices the standing charge by kVA, about 0,053 EUR per kVA a day before VAT above the 6,9 kVA most homes contract, 24 EUR per kVA a year with VAT; a 27,6 kVA three-phase supply for a heat pump and a car charger adds about 500 EUR a year. Solar panels: a 3 to 4 kWp roof self-consumes about 1.200 kWh a year, 230 EUR at the marginal rate, before any export. erse.pt/media/irglmtt3/tarifas-e-precos-se-2026.pdf; DGEG.

    ElectricityestimatenationalPool pump: a 1 CV pump running 8 hours a day in summer and 4 in winter uses about 2.400 kWh a year, 490 EUR at the marginal 0,20 EUR/kWh. Retailer and manufacturer guidance (poolsandmore.pt; poolcomet.com, Dec 2025); no official figure exists.

    GascalibratednationalGas: ERSE, Tarifas e Precos de Gas 2025-2026, regulated household tariff, second band: 0,1298 EUR a day and 0,0601 EUR/kWh before VAT, about 60 EUR a year standing charge and 0,10 EUR/kWh all-in, at 25 kWh/m2 a year. A 13 kg butane bottle was 33,68 EUR in July 2026 (ERSE monthly GPL report); bottled and piped gas land within 15% of each other. erse.pt/media/ssbndzo1/tep-gas-2025-2026.pdf

    WatercalibratednationalWater and drainage: ERSAR's 2026 reference household bill (10 m3 a month; water, sanitation and waste, with VAT) averages 415,80 EUR a year nationally: Lisboa 316, Porto 335, Lagos 323, Vila do Bispo 253, Aljezur 181, Cascais about 482 from its 2026 tariff sheet. Fixed charges about 150 EUR a year, the rest fitted per square metre; a pool adds about 30 m3 at the top band. ersar.pt, 13 Jul 2026.

    Internet and TVexactnationalInternet and TV: the cheapest fibre and TV bundle at MEO, NOS and Vodafone is 45,49 to 45,50 EUR a month on a 24-month contract (price pages, Sep 2026); low-cost brands such as Digi and Uzo are 22 EUR with fewer channels (DECO Proteste, 2 Sep 2026).

    AccountantcalibratednationalAccountant: 50 to 100 EUR a month for a simplified-regime sole trader with quarterly VAT and social-security returns (FIZ price survey, Apr 2026; Zaask price guide 75 to 150 EUR). An AL's 6% VAT returns and the reverse charge on platform commissions sit at the top of the band.

    Licences and subscriptionscalibratednationalLicences and subscriptions: since Decreto-Lei 76/2024 (1 Nov 2024) an AL registration neither renews nor expires and the extraordinary contribution is revoked (Turismo de Portugal, Guia Tecnico AL, Jan 2025). Guest reporting to AIMA through SIBA and to INE, the municipal tourist-tax portals and the electronic complaints book cost nothing. What recurs is a channel manager, Lodgify about 180, Guesty Lite 220, Smoobu 348 EUR a year (2026 pricing pages), and the extinguisher's annual check, about 40 EUR.

    Pool maintenancecalibratednationalPool servicing: weekly-visit contracts from 110 EUR a month with chemicals in the Algarve (algarvepool.com) and 70 to 150 EUR in the Lisbon area (portipools.pt; Fixando, Sep 2026): about 1.800 EUR a year for a contract with chemicals. The pump's electricity is in the electricity line.

    Home insurancecalibratednationalHome insurance: ASF's 2024 statistics put multi-risk premiums at 0,076% of insured capital and 184 EUR per policy. Insured capital is the rebuild value, about 750 to 950 EUR/m2 (OficialSeguros, May 2026), well below coastal purchase prices, so 0,05% of the price fits a detached house; quotes run 320 to 950 EUR for 180 m2 and up.

    AL liability insuranceexactnationalAL liability insurance: the mandatory 75.000 EUR civil-liability cover is 79,50 EUR a year at Ageas's list price (2026); ALEP members get one unit free with Zurich and pay 39 EUR for each further unit.

    Cleaning and laundry per staycalibratednationalCleaning and laundry: cleaning companies' 2026 price lists. LipClean T2 66 and T3 69 EUR with VAT in Sintra and Cascais; Clinnco villas 57 to 73 EUR before VAT plus 7 to 8 EUR a bed of laundry around Lisbon; SqueakyClean 35 to 80 EUR in the Algarve. Fitted as 50 EUR a turnover plus 15 EUR a bedroom with laundry, before any cleaning fee charged to guests, which usually covers most of it.

    Furniture and fit-outestimatenationalFurnishing: about 5.000 EUR for the shared rooms and 3.000 EUR a bedroom for holiday-let grade furniture, linen, kitchenware and appliances. Judgement, not a survey.

    Ericeira, calibrated 2026-08

    Sold pricesexactmunicipalINE, Estatísticas de preços da habitação ao nível local, indicator 0012234: the median deed price per square metre of every home sold in the trailing twelve months, by municipality and parish, refreshed from INE's API each quarter. Deed prices, not asking prices.

    Nightly rates and occupancycalibratedmunicipalAirDNA, August 2026: 653 active listings, €28,7k average annual revenue, 65% occupancy, €151 average nightly rate. Airbtics, January 2026: €31k median revenue, 67% occupancy, €125 average nightly rate. July and August busiest.

    SeasonalityestimatemunicipalThe seasonal split is a calibration to those annual figures: surf season and remote workers keep the winter well above a typical Atlantic beach town. Rates are for a well-presented whole house; the market median is pulled down by rooms and small flats.

    IMI, tourist tax and containmentexactmunicipalIMI: Mafra council, 0,43% on urban property for 2026 (economiafinancas.com list), one of the higher rates around Lisbon. Tourist tax €1 per person per night, up to 7 nights (2026 municipal guides). No containment areas.

    Reading the badges

    exactlaw, a published table or a council decision · calibratedfitted to published figures · estimatejudgement, verify before relying on it · nationalthe same across Portugal · municipalthis council or town