House prices in Areeiro Vale Formoso (Loule Sao Clemente), Portugal
The prices on this page describe the Areeiro Vale Formoso (neighbourhood) market. To find out what your property is worth, the free estimate starts from prices in your area and adjusts them to the features you enter: the result appears on screen and arrives by email.
The free estimate is automatic: the result appears on screen and is sent by email (if prices are still missing for your area, we email it to you within 4 days at most). Where we are based, an adviser from our team refines the analysis with you and helps you set the sale price.
Real estate market in Areeiro Vale Formoso (neighbourhood)
Price estimates as of October 2026.
In October 2026, the average sale price in Areeiro Vale Formoso (neighbourhood) is 4,670 €/m² for houses and 195 €/m² for land plots, according to TAGUS VALUE (source: the area’s market data and INE statistics).
28 % above the average price of Loule Sao Clemente (parish).
The average price per m² is a useful reference, but the real value of your property depends on the exact location, layout, condition, view, sun exposure, terrace, parking and current demand.
Data reliability 5 out of 5 6 reference value per property type · updated this month 2,004 homes sold in the municipality of Loulé over the last 12 months (INE, Q2 2026)
APARTMENTS · RENTAL
| T0 studio | 9 €/m² |
|---|---|
| T1 1 bedroom | 9 €/m² |
| T2 2 bedrooms | 9 €/m² |
| T3 3 bedrooms | 9 €/m² |
| T4+ 4+ bedrooms | 9 €/m² |
HOUSES · RENTAL
| T1 1 bedroom | 32 €/m² |
|---|---|
| T2 2 bedrooms | 32 €/m² |
| T3 3 bedrooms | 32 €/m² |
| T4+ 4+ bedrooms | 16 €/m² |
Estimated monthly rents per square metre of gross area, for residential lettings: not asking rents, nor short-term holiday rental prices.
Indicative gross yield: twelve months of rent divided by the estimated sale price of the same type, before IMI property tax, condominium fees, insurance, taxes and empty months. Not investment advice.
What we show: estimated SALE prices, per square metre of gross area — not asking prices, not individual deed prices. An average price describes the area, not your property.
Indicative, non-binding values, calculated from published listings and, where available for the area, official INE statistics. They do not constitute a valuation certified by an appraiser registered with the CMVM, nor an offer to buy or sell.
Price per m² in Areeiro Vale Formoso (neighbourhood) by layout
Price differences by layout help to understand the behavior of the local market, but they should be analyzed together with the location, the property's condition and the specific features of each property.
HOUSES · SALE
| T1 1 bedroom | 5,340 €/m² |
|---|---|
| T2 2 bedrooms | 2,150 €/m² |
| T3 3 bedrooms | 5,340 €/m² |
| T4+ 4+ bedrooms | 5,860 €/m² |
LAND · SALE
| Urban | 360 €/m² |
|---|---|
| Non-buildable | 37 €/m² |
Price per m² in the parishes of Loulé
Loule Sao Clemente on the map of the municipality of Loulé: click a parish to see its prices.
The municipality of Loulé and its residents
Municipality indicators published by INE. They describe the area; none of them goes into the price calculation.
Population
Housing
- 43.9 % main homes
- 43.6 % second homes
- 12.5 % vacant homes
Who lives in the homes 2021
- 64 % owners
- 36 % tenants and others
Source: INE.
The municipality of Loulé and its services
Services recorded in the municipality: they give an idea of daily life, not of the quality of each service.
Source: © OpenStreetMap, count of November 2026.
How much does it cost to buy an apartment or a house in Areeiro Vale Formoso (neighbourhood)?
How much does it cost to buy a 3-bedroom house (T3) in Areeiro Vale Formoso (neighbourhood)?
Example for a 3-bedroom house (T3) of 150 m² at the average price of this type of property in the area (5,340 €/m²): on top of the price, the buyer pays IMT, stamp duty (Imposto do Selo), the deed and its registration.
| Main residence | Second home or investment | Non-resident buyer | |
|---|---|---|---|
| Property price | 801,000 € | 801,000 € | 801,000 € |
| IMT (transfer tax) | 48,060 € | 48,060 € | 60,075 € |
| Stamp duty (Imposto do Selo, 0.8%) | 6,408 € | 6,408 € | 6,408 € |
| Notary deed and land registration | 975 € | 975 € | 975 € |
| Total to pay | 856,443 € | 856,443 € | 868,458 € |
Indicative figures, 2026 IMT tables. Up to age 35, when buying a first main residence, IMT is 0% up to 330,539 €. At a notary the deed is freely priced: about 750 €, plus 225 € for the land registration (registo predial); at a Casa Pronta desk, deed and registration cost 375 €. With a mortgage, add the mortgage registration (225 €), 0.6% stamp duty on the loan and the bank’s fees (Casa Pronta: 700 €). Non-resident buyer: IMT at a flat 7.5% on the whole price (Decreto-Lei n.º 97/2026), with the difference refunded if the buyer becomes a tax resident within two years or lets the property at a moderate rent; buyer resident in a tax haven: 10%.
The average per m² is only a reference. The right price depends on the properties truly comparable to yours: layout, area, condition, location, view, terrace, parking and building quality.
Latest property estimates in Areeiro Vale Formoso (neighbourhood)
Frequently asked questions
How much is a 2-bedroom apartment worth in Areeiro Vale Formoso (neighbourhood)?
The value depends on several factors: exact location, floor area, condition, view, sun exposure, terrace, balcony and parking. The price per m² on this page is a starting point; the free estimate adjusts it to your T2 in Areeiro Vale Formoso (neighbourhood) based on the features you enter. To sell, an adviser from our team can refine the analysis with you.
What is the average price per m² of a house in Areeiro Vale Formoso (neighbourhood)?
In October 2026, the estimated average sale price of houses in Areeiro Vale Formoso (neighbourhood) is 4,670 €/m². The price per m² of a house depends on the plot size, the state of the building, the orientation and access: a house with a large plot or in need of renovation is far from the average. Use it as a starting point and adjust it to your house.
How do I find out what my home in Areeiro Vale Formoso (neighbourhood) is really worth?
To know the real value, you need to go beyond the average price per m². The free estimate adjusts your area’s price to the property’s features and gives you a range on screen and by email. If you wish, an adviser from our team refines the analysis with you.
Is the price per m² in Areeiro Vale Formoso (neighbourhood) enough to set an asking price?
No. The average price per m² is only a starting point. Two properties in the same area can have very different values depending on the layout, the view, the condition, the parking or the terrace. Setting the sale price requires a comparative analysis and a strategy tailored to the property.
Why is the sale price in Areeiro Vale Formoso (neighbourhood) lower than the asking price in listings?
Because the asking price is a starting point for negotiation, and the stock of listings piles up the properties that do not sell, typically overpriced. The prices on this page for Areeiro Vale Formoso (neighbourhood) are estimated SALE prices, from the area’s market data and INE statistics. Do not confuse this gap with the negotiation margin on a specific property, which is much smaller.
Are prices per m² in Areeiro Vale Formoso (neighbourhood) rising or falling?
When we have a price history for the area, the monthly trend appears in the chart on this page. A short-term change in an illiquid local market should be read with caution: in areas with few transactions, one atypical quarter is enough to flip the sign. The multi-year trend is more reliable than last month’s change in Areeiro Vale Formoso (neighbourhood).
How do prices in Areeiro Vale Formoso (neighbourhood) compare with neighbouring areas?
The sub-area table and the nearby-areas list on this page give the average price per m² for each one, so you can compare directly. Differences between adjacent areas come down to the type of construction, the age of the housing stock, transport links and, on the coast, distance from the sea.
How long does it take to sell a property in Areeiro Vale Formoso (neighbourhood)?
The timeframe depends on the price, location, presentation of the property, current demand and the defined sales strategy. A property well positioned from the start tends to generate more qualified leads and sell faster.
What is your property worth?
Start with the free estimate. If you wish, an adviser from our team refines the analysis with you.
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