Madeira neighborhood guide
Calheta property guide for foreign buyers (2026)
Sunniest municipality on Madeira's south-west coast — artificial yellow-sand beach, Casino da Calheta, growing foreign-buyer presence since 2020.
Median price / m²
€2,940
Rental / m² / month
€11.5
Gross yield
4.7%
Foreign-buyer share
32%
Who buys in Calheta
Foreign retiree and IFICI-applicant buyers prioritising sunshine. Average ticket €280k-€620k.
Transport and access
Madeira airport 50 min by car via the south coast highway. Bus to Funchal centre 60 min.
Lifestyle, services, and amenities
Calheta artificial beach, Mudas Contemporary Art Museum, Calheta marina, sunshine record (highest hours on the island).
Property types in Calheta
Mix of new-build apartments and restored Madeiran houses on terraces above the coast.
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 Calheta. 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
€10,335
4.39% on top of the purchase price
- IMT (property transfer tax)
- €7,254
- Effective IMT rate
- 3.08%
- Marginal IMT bracket
- €194,458 – €324,058 @ 7.0%
- Stamp Duty (0.8%)
- €1,882
- 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 Madeira neighborhoods
São Martinho
€3,980/m²
Premium residential parish of Funchal west of the city centre — Hotel Zone, Lido swimming complex, ocean-view apartment belt, and the densest 5-star hotel concentration in Madeira.
Funchal
€3,380/m²
The capital and largest city of Madeira — port, cable car, levada trails, the Old Town and the central market. The densest foreign-buyer stock on the island.
Estreito de Câmara de Lobos
€2,780/m²
Hill town above Câmara de Lobos — Madeira wine vineyards, sweeping Atlantic views, lower-density and meaningfully lower pricing than Funchal coastal stock.
Caniço
€2,840/m²
Eastern Funchal-suburb-now-town — closer to the airport than Funchal centre, growing residential mid-rise belt, value-tier alternative to Funchal proper.