Madeira neighborhood guide
São Martinho property guide for foreign buyers (2026)
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.
Median price / m²
€3,980
Rental / m² / month
€15
Gross yield
4.5%
Foreign-buyer share
48%
Who buys in São Martinho
Foreign retiree buyers, IFICI applicants, second-home buyers prioritising ocean views. Average ticket €450k-€1.0M.
Transport and access
Funchal airport 20 min by car. Bus to Funchal centre 10 min.
Lifestyle, services, and amenities
Hotel Zone (Pestana, Vidamar, The Cliff Bay), Lido pool complex, Praia Formosa, Ponta da Cruz cable-car station.
Property types in São Martinho
Modern apartment blocks 90-200 m² with sea views and pools. Some 2020+ premium developments.
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 São Martinho. 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
€16,825
5.28% on top of the purchase price
- IMT (property transfer tax)
- €13,078
- Effective IMT rate
- 4.11%
- Marginal IMT bracket
- €194,458 – €324,058 @ 7.0%
- Stamp Duty (0.8%)
- €2,547
- 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
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.
Calheta
€2,940/m²
Sunniest municipality on Madeira's south-west coast — artificial yellow-sand beach, Casino da Calheta, growing foreign-buyer presence since 2020.
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.