Costs
How much does it cost to build a house in northern Portugal in 2026?
As a market reference, a house with a standard finish costs 1,400–1,800 €/m² in northern Portugal.
At ASSA, a new turnkey house costs 1,800–2,100 €/m² on average S‑4.
Construction only: without land, projects, licences or VAT.
Price per m² by finish
Market reference for northern Portugal, 2026. Construction only, without land, projects, licences or VAT. Sources: Santander, Habitissimo.
- Essential1,100–1,400 €/m²
- Standard1,400–1,800 €/m²
- Premium S-41,800–2,400 €/m²
ASSA average, new turnkey house: 1,800–2,100 €/m² S‑4. The bands above are a market reference.
Market reference in June 2026, construction only: essential 1,100–1,400 €/m²; standard 1,400–1,800 €/m²; premium 1,800–2,400 €/m². Santander gives 950–1,500 €/m² for traditional construction; Habitissimo gives 1,400–1,800 €/m² for Porto. The premium band is an internal estimate still to be confirmed S‑4.
Calculate here
Market reference. Construction only.
€ 210,000 – € 270,000
construction only, without VAT, land, projects or licences
Three examples
| Three examples | Essential | Standard | Premium |
|---|---|---|---|
| T2 · 100 m² · 1 storey | € 110,000 – € 140,000 | € 140,000 – € 180,000 | € 180,000 – € 240,000 |
| T3 · 150 m² | € 165,000 – € 210,000 | € 210,000 – € 270,000 | € 270,000 – € 360,000 |
| T4 · 200 m² · 2 storeys | € 220,000 – € 280,000 | € 280,000 – € 360,000 | € 360,000 – € 480,000 |
Rounded to €5,000. Market reference, construction only. construction only, without VAT, land, projects or licences
What the price per m² leaves out
- Land
- Architecture and specialty projects up to about €7,000 for a simple house (Santander)
- Câmara fees
- Water, power and sewage connections
- VAT may be 6% on a construction contract for your own permanent home, if the contract meets the legal conditions (item 2.42.1 of List I of the CIVA)
According to Santander, land can be up to 15% of the total.
What raises the cost
- Slope retaining walls and more earthworks.
- Basement excavation, waterproofing, retaining structures.
- Rock granite near the surface makes excavation dearer.
- Access narrow streets limit machines and deliveries.
- Finishes the biggest difference between bands.
Garage, basement and pool are quoted separately.
With 150 or 200 thousand euros, what you can build
It depends on area and finish. The market reference covers construction only, without land, projects or licences.
€150,000
- Essential
- With €150,000 for construction, the Essential band corresponds to about 105 m².
- Standard
- With €150,000 for construction, the Standard band corresponds to about 80 m².
- Premium
- With €150,000 for construction, the Premium band corresponds to about 60 m².
€200,000
- Essential
- With €200,000 for construction, the Essential band corresponds to about 140 m².
- Standard
- With €200,000 for construction, the Standard band corresponds to about 110 m².
- Premium
- With €200,000 for construction, the Premium band corresponds to about 80 m².
construction only, without VAT, land, projects or licences
