Cascais neighborhood guide
Carcavelos property guide for foreign buyers (2026)
The eastern Cascais-line town between Oeiras and Estoril — kilometre-long Atlantic surf beach, the famous Carcavelos public beach, mid-tier housing, and St. Julian's International School (the largest English-language K-12 in Portugal).
Median price / m²
€4,380
Rental / m² / month
€16
Gross yield
4.4%
Foreign-buyer share
36%
Who buys in Carcavelos
Foreign family buyers prioritising St. Julian's catchment and beach access. Average ticket €450k-€880k for apartments.
Transport and access
Train: Carcavelos station on the Cais do Sodré–Cascais line, 18 min to central Lisbon. Bus links to Cascais and Oeiras.
Lifestyle, services, and amenities
Praia de Carcavelos (the city's favourite Atlantic surf beach), St. Julian's School, Carcavelos market, the Forte de São Julião da Barra.
Property types in Carcavelos
Mix of 1970s-2000s mid-rise apartment blocks (80-160 m²), some restored historic stock near the station, newer 2015+ developments inland.
Cost-to-buy: IMT + Stamp Duty + notary
Use the calculator below to model the exact IMT, Stamp Duty (0.8%), and notary estimate for your specific purchase price in Carcavelos. The calculator uses the 2026 mainland Portugal brackets and handles primary residence vs other and resident vs non-resident scales.
Portugal IMT calculator (2026 brackets)
Property transfer tax + Stamp Duty + notary estimate on a Portuguese urban residential purchase. AT 2026 mainland brackets.
Estimated total transaction tax
€19,584
5.59% on top of the purchase price
- IMT (property transfer tax)
- €15,581
- Effective IMT rate
- 4.45%
- Marginal IMT bracket
- €324,058 – €648,022 @ 8.0%
- Stamp Duty (0.8%)
- €2,803
- Notary + registry (estimate)
- €1,200
Estimates based on Autoridade Tributária (AT) 2026 mainland brackets. Real IMT charged at escritura may differ if the assessed tax value (VPT) exceeds the purchase price, in which case AT charges on the higher number. Confirm with your Portuguese lawyer before closing.
Next steps
For the full buying process from offer to keys, see our complete buyer guide for foreigners. For mortgage rates and LTV for non-residents, see our mortgage guide. For the Portuguese tax-residency framework see our NHR / IFICI guide.
Other Cascais neighborhoods
Alcabideche
€3,680/m²
Inland Cascais municipality north of the railway corridor — value-tier residential, Quinta da Bicuda gated community, and a meaningfully lower price point than the coastal strip.
Cascais Centro
€5,980/m²
The historic core of Cascais between the marina and the railway station — pedestrianised streets, the Citadel, beachfront cafés, the daily fish market, and the densest concentration of restaurants in the borough.
Estoril
€5,780/m²
The casino-and-grand-hotel coastal stretch immediately east of Cascais — early-20th-century mansion belt, the Casino Estoril, the F1 / racetrack heritage, and the densest concentration of grand-villa stock on the Estoril coast.
Quinta da Marinha
€6,840/m²
Premium gated residential development west of Cascais Centro — golf, equestrian centre, Onyria Marinha resort, tightly controlled architecture, and the highest-priced detached-villa stock in the borough.
Parede
€3,980/m²
The quiet small-coastal-town stretch between Carcavelos and São Pedro do Estoril — under-the-radar pricing, Atlantic beach access, mid-budget foreign-family-buyer entry point on the Cascais line.