Selling a property in Ericeira in 2026: prices, time to sell and agents

What is a property in Ericeira worth?

Two sets of figures exist, and they measure different things. INE medians are the prices actually paid in completed sales, taken from tax-authority deed data. idealista asking prices are the average advertised price on listings. Neither is “the” Ericeira price.

Ericeira sits in Mafra municipality (concelho). The coastal villages of Ribamar and São Lourenço are in Santo Isidoro parish, and Foz do Lizandro is in Carvoeira parish.

Area (parish)	INE median paid, 12 months to March 2026	idealista asking, August 2026	Asking price change in a year
Mafra municipality	€2,942/m²	€3,099/m²	+9.5%
Ericeira	€3,995/m²	€3,449/m²	+7.9%
Ericeira Norte (zone)	–	€3,575/m²	+14.1%
Ericeira Sul (zone)	–	€3,231/m²	0.0%
Ericeira Nascente (zone)	–	€2,646/m²	−3.3%
Santo Isidoro (Ribamar, São Lourenço)	€3,135/m²	€3,591/m²	+1.0%
Carvoeira (Foz do Lizandro)	€3,745/m² (small sample)	No report (too few listings)	–
Mafra (town)	€3,071/m²	€3,012/m²	+12.4%
Encarnação	€2,809/m²	€2,878/m²	+11.6%
Malveira e São Miguel de Alcainça	€2,584/m²	€2,726/m²	+19.6%
Venda do Pinheiro e Santo Estêvão das Galés	€2,698/m²	–	–

The INE figures are INE data as republished by mra-bio.me; the INE database was unreachable when we checked on 24 September 2026, so they have not been read on ine.pt itself. INE’s next local release, covering the second quarter of 2026, is due on 23 October 2026.

Worked example. A 100 m² flat in Ericeira parish is worth €399,500 at the INE median paid (100 × €3,995) and €344,900 at the idealista asking average (100 × €3,449). Unusually, the price paid is higher than the average asking price here. A likely reason is the mix: the INE year may include many villas and new builds, while idealista’s listings include many older flats in Ericeira Sul and Nascente. That explanation is ours, not INE’s. What matters for you is the recent sale price of homes like yours in your street, not either average.

A figure to ignore. You may still see “Ericeira €3,406/m², December 2025” quoted. idealista changed its methodology in July 2026, and figures from the old series cannot be compared with the current ones.

Is 2026 a good time to sell in Ericeira?

Prices are high, but the market is slowing. idealista’s asking average for Mafra municipality:

Month	Asking €/m²
September 2025	€2,871
December 2025	€2,982
March 2026	€3,019
June 2026	€3,015
July 2026	€3,025
August 2026	€3,099

The municipal average was broadly flat from December 2025 to July 2026 before rising in August. Within Ericeira the picture splits. Ericeira Norte is up 14.1% in a year. Ericeira Sul asking prices fell 8.1% over three months and sit 9.2% below their November 2025 peak of €3,559/m². Ericeira Nascente is 8.4% below its November 2024 peak of €2,889/m².

Volumes are falling. Nationally, sales in Q1 2026 were 10.5% lower than a year earlier (INE). In the Lisbon Metropolitan Area, 10,876 homes sold in Q1 2026, down 9.9% (Confidencial Imobiliário, via KW Alfa). Local sale counts for Mafra could not be checked.

The 7.5% IMT for non-resident buyers. Since 25 May 2026, a buyer who is not tax resident in Portugal pays a flat 7.5% IMT (property transfer tax) on the whole price (Decree-Law 97/2026). On a €550,000 house that is €41,250, against €30,236.65 for a resident buying a main home: €11,013.35 more. The difference can be reclaimed if the buyer becomes resident within two years or lets at a moderate rent, and the flat rate does not apply to anyone who was Portuguese tax resident before. A buyer already living in Portugal pays the normal scale. Mafra municipality had 12,643 foreign residents holding residence permits in 2024 (AIMA), so part of the foreign demand here comes from people who already live in Portugal.

Our reading: expect price-sensitive buyers, especially for older flats in Ericeira Sul and Nascente, rather than a seller’s market.

Who is buying in Ericeira?

No official source breaks down Ericeira’s buyers by nationality or purpose. From the indicators, these groups are the likely buyers (our editorial judgement):

• Surfers and remote workers, buying flats in Ericeira Norte or Sul, or houses in Ribamar and São Lourenço near the breaks. Ericeira was designated a World Surfing Reserve by the Save The Waves Coalition on 14 October 2011, the first in Europe.
• International families relocating for the lifestyle. There is no full international school in Mafra municipality; families use Portuguese state schools, a hybrid school hub in Ericeira or international schools in Sintra and Torres Vedras (see buying in Ericeira).
• Lisbon buyers moving out for space and price, or buying a second home. Mafra town, Malveira and Venda do Pinheiro serve the commuter end at a lower price per m².
• Buy-to-let investors. idealista asking rents in Ericeira averaged €17.4/m² a month in August 2026, the highest in the municipality. New short-let registrations are closed in the historic centre (see below).

Nationally, 8,471 homes were bought in 2025 by buyers with a tax address outside Portugal, down 13.3% and the third annual fall; 6,248 of those buyers were foreign nationals living abroad (INE). In Grande Lisboa, buyers domiciled abroad paid a median 34.5% more per m² than domestic buyers in Q1 2026 (INE).

How long does it take to sell?

There is no reliable 2026 figure for time on market in Ericeira or Mafra. The nearest data covers the whole Lisbon Metropolitan Area in Q1 2026 (Confidencial Imobiliário, via KW Alfa):

Indicator	Lisbon Metropolitan Area, Q1 2026
Average time to sell	5 months (unchanged in a year)
Average discount from asking to sale price	4.4%
Homes for sale	35,612 (down 4.4%)

After you accept an offer, the buyer and you sign the CPCV (promissory contract) and the buyer pays a deposit, commonly 10–30%. The date of the escritura (the deed) is agreed in the CPCV; buyers using a mortgage need longer. In Ericeira, allow more time for houses with thin comparables, such as villas in Foz do Lizandro, where idealista has too few listings to publish a price.

What does selling cost?

You pay the agent’s commission and your own paperwork; the buyer pays IMT, stamp duty and the deed. Commission is typically about 5% plus 23% VAT, and it is negotiable.

	€350,000 flat	€550,000 house
Commission 5%	€17,500	€27,500
VAT 23% on commission	€4,025	€6,325
Commission with VAT	€21,525	€33,825
Each 1 percentage point of commission, with VAT	€4,305	€6,765
Energy certificate (typical)	€150–350	€150–350

Add any mortgage early-repayment fee (capped at 0.5% of the amount repaid on variable-rate loans and 2% on fixed-rate loans, if your contract provides for it) and capital gains tax. Non-residents are taxed on 50% of the gain at progressive rates; the old flat 28% rate no longer applies. See capital gains tax for non-residents, costs of selling and the selling calculator.

Local rules sellers must know

Short lets (alojamento local, AL). Mafra’s regulation creates one containment area, in Ericeira’s historic centre, where short-let units may not exceed 20% of homes. In June 2025 the council offered 43 new registrations there by lottery. For 2026 the council decided not to open any new round, citing weak demand; new registrations in the area were 37 in 2023, 1 in 2024 and 1 in 2025 (Ericeira Mag). There were 252 registered units in the area on 2 December 2025. If your property has an AL registration, it may matter to buyers, but check the transfer rules under Decree-Law 76/2024 with a lawyer before advertising it as transferable. Decree-Law 151/2026 gives municipalities with more than 1,000 registrations until 31 December 2026 to decide on a regulation; we could not confirm whether Mafra is above that threshold.

Licensing. From 1 October 2026 (Decree-Law 108/2026) the deed must state whether the habitation licence was shown, declared to exist, or does not exist. Unlicensed pools and extensions are common on older villas; see unlicensed works.

Coast and countryside. The coastal programme POC-ACE (Council of Ministers Resolution 66/2019) covers Mafra’s coast and limits new building and extensions near cliffs and beaches. Rural plots often fall within the national ecological or agricultural reserves (REN, RAN). Do not advertise extension potential on a clifftop or rural plot in Ribamar, São Lourenço or Foz do Lizandro until it has been checked against the plans. The World Surfing Reserve label is not itself a planning designation; binding limits come from POC-ACE, REN/RAN and the municipal plan (PDM), which is under its second revision.

How to choose an agent in Ericeira

• Check the AMI licence on the IMPIC register. Every agency must show it on contracts and adverts.
• Ask for recent sale prices in your zone, not listings. The gap between Ericeira Norte (€3,575/m² asking) and Ericeira Nascente (€2,646/m²) is 35%.
• Local office or network. Several agencies have offices in Ericeira; networks without a local office cover it from Sintra or through self-employed agents.
• Contract terms. An exclusive contract usually buys a lower rate; keep it to three to six months. A contract with no stated duration lasts six months (Lei 15/2013, article 16). See estate agent commission.

Our fact-checked list of English-speaking estate agents in Ericeira and Mafra gives each agency’s office, segment and IMPIC-checked licence, without ranking them. If you live abroad, read selling as a non-resident. For the area overview, see the Ericeira & Mafra hub.

Key points

• Ericeira parish: INE median paid €3,995/m² (12 months to March 2026); idealista asking €3,449/m² (August 2026, +7.9% in a year). Mafra municipality: €2,942/m² paid, €3,099/m² asking.
• Ericeira Norte asking prices are up 14.1% in a year; Ericeira Sul is 9.2% and Nascente 8.4% below their peaks.
• Non-resident buyers pay 7.5% IMT since 25 May 2026: €11,013.35 more than a resident main-home buyer on a €550,000 house.
• Commission is typically about 5% plus 23% VAT: €33,825 on a €550,000 sale.
• No new short-let registrations in Ericeira’s historic centre in 2026; check coastal (POC-ACE) and reserve (REN/RAN) limits before advertising extension potential.