The most surprising thing in Portugal’s apartment market right now? Bigger homes cost a lot more, but they don’t deliver proportionally better rent returns. In the 11 May 2026 snapshot, 1-room apartments have the strongest average gross yield at 4.97%, while 5+ room units drop to 3.55% — a pretty clear reminder that size and income efficiency don’t always move together.
The price ladder is just as striking. Median asking prices rise from €231,933 for 1-room apartments to €278,319 for 2-room homes, then climb to €329,588 for 3-room units. By the time you reach 5+ room stock, the median asking price hits €554,198. In other words, each step up in room count requires noticeably more capital.
Rents increase too, but more slowly than sale prices. Median asking rent goes from €926/month for 1-room apartments to €1,805/month for 5+ room homes. That gap between price growth and rent growth helps explain why yields soften as apartments get larger.
For buyers and investors, the takeaway is simple: smaller apartments sit at the sweet spot for yield, while larger units are more of a lifestyle or long-term capital play.
Read the full analysis with interactive charts and district-level data on Realty Pulse
