In 2026, Mafra property prices average €2,697/m² in Portugal: apartments reach €3,259/m², houses €2,934/m². 40 minutes from Lisbon, 14 km from Ericeira and the UNESCO-listed National Palace, Mafra offers an exceptional living environment. Buy, sell or value your property with Tagus Property experts.
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Mafra is one of the most attractive municipalities in the Lisbon metropolitan area. Just 40 minutes from the capital by highway, it combines exceptional historical heritage, a UNESCO-listed nature reserve, 13 beaches, and the immediate proximity of Ericeira (14 km). In 2026, the market stands at €2,697/m², confirming Mafra as a safe bet and an excellent choice for living or investing on Portugal’s Silver Coast.
February 2026 estimate
Purchase price information for a house or apartment in Mafra, both resale and new build.
Average property prices per m² in Mafra:
The average price of an apartment for sale in Mafra is €3,259/m², across all conditions (new build, renovated and to-renovate).
The average price of a house or villa for sale in Mafra is €2,934/m², across all conditions (new build, renovated and to-renovate).
Thanks to its proximity to Lisbon, Mafra is a very attractive town to live in. Mafra is one of the emerging municipalities of the Lisbon metropolitan area. A study on quality of life in Greater Lisbon recently ranked Mafra as the 3rd best town to live in across 12 evaluated factors, including safety, cleanliness, quietness, public transport, recreational spaces, schools, and cost of living.
Property prices in Mafra remain among the most competitive in Portugal for a developed town close to Lisbon and a World Surfing Reserve.
Mafra is a good option for a real estate investment in Portugal, whether acquiring a primary residence for retirement in the sun. If you’re looking for a town close to Lisbon for your future primary residence (IFICI status, retirement), Mafra offers very attractive investment opportunities at accessible prices.
| Location | Property type | Condition | Average monthly rent/m² |
| Mafra | Apartment | Good condition / New / Renovated | €13 |
| Mafra | House / Villa | Good condition / New / Renovated | €13 |
Average long-term rental prices (excluding seasonal rentals)
In 2026, Mafra shows controlled growth of +3.1% annually, reflecting a market that has reached maturity after years of strong increases. At €2,697/m², the municipality positions itself as a safe bet between the premium seaside markets and the more accessible markets of Portugal’s Silver Coast. The stability of rents at €13/m²/month over two consecutive years reflects a balanced rental market at a high level, offering a gross rental yield of 5.7%.
| Mafra | February 2026 data |
| Average price per m² | €2,697/m² |
| Apartment prices | €3,259/m² |
| House prices | €2,934/m² |
| Monthly change | +0.1% |
| Annual change | +3.1% |
| Average rent | €13/m²/month |
| Gross rental yield | ~5.7% |
Annual average sale price evolution for Mafra real estate
| Year | Avg price/m² | Annual change | Market context |
|---|---|---|---|
| 2026 | €2,697/m² | +3.1% | February: mature market (Apt: €3,259 | Houses: €2,934) |
| 2025 | €2,616/m² | +1.4% | Stabilization, balanced supply and demand |
| 2024 | €2,580/m² | +2.4% | Slight progression, market secured by proximity to Ericeira |
| 2023 | €2,520/m² | +4.1% | Consolidation after the post-COVID boom |
| 2022 | €2,420/m² | +10.0% | Strong recovery, sustained residential demand from Lisbon |
| 2021 | €2,200/m² | +10.0% | Remote work and influx of families from the capital |
| 2020 | €2,000/m² | +9.9% | COVID-19: Mafra prized for its natural, calm setting |
| 2019 | €1,820/m² | +25.5% | 📈 BOOM: Ericeira named World Surfing Reserve, halo effect on Mafra |
| 2018 | €1,450/m² | +34.3% | 📈 Explosion: Palace-Convent UNESCO-listed, appeal multiplied |
| 2017 | €1,080/m² | +12.5% | Start of the rise, discovered by foreign buyers |
| 2016 | €960/m² | +5.6% | Stable local market, low pressure |
| 2015 | €909/m² | ref. | Reference year |
Prices across all conditions: total growth +196.6% (2015-2026)
Annual average long-term rental price evolution in Mafra
| Year | Avg price/m² | Annual change | Market context |
|---|---|---|---|
| 2026 | €13/m² | stable | February: rents stabilized at a high level, balanced rental market |
| 2025 | €13/m² | 0% | Plateau, rental supply slightly up thanks to new construction |
| 2024 | €13/m² | +8.3% | Acceleration driven by professionals leaving Lisbon |
| 2023 | €12/m² | +9.1% | 📈 Strong rental demand, shortage of available properties |
| 2022 | €11/m² | +10.0% | Rental market under pressure, influx of post-COVID residents |
| 2021 | €10/m² | +11.1% | Remote work: surge in rental demand in peri-urban towns |
| 2020 | €9/m² | 0% | COVID-19: stable rents |
| 2019 | €9/m² | +28.6% | 📈 Boom: appeal boosted by UNESCO listing and the Ericeira effect |
| 2018 | €7/m² | +16.7% | Rapid rise, emerging rental pressure |
| 2017 | €6/m² | +20.0% | Start of pressure on rents |
| 2016 | €5/m² | 0% | Stable local rental market |
| 2015 | €5/m² | ref. | Reference year |
Prices across all conditions: total growth +160% (2015-2026)
In 2026, Mafra has the profile of a market that has reached maturity: moderate but steady growth, rents stabilized at a high level (€13/m²), and prices well anchored at €2,697/m². The municipality benefits from a dual driving effect: proximity to Lisbon and the influence of Ericeira, a World Surfing Reserve 14 km away. The gross rental yield of 5.7% (€13/m² rent for a €2,697/m² purchase) is one of the best in the Lisbon region.
Drawing on our analysis of the Mafra real estate market, our command of the region’s specifics, and an excellent knowledge of the sector, TAGUS PROPERTY brings you the best investment opportunities in the Mafra region. With rent at €13/m²/month for a purchase price of €2,697/m², Mafra offers a gross rental yield of 5.7% in 2026, among the most attractive in the Lisbon region.
Mafra’s history is a long journey through time. It holds memories of invasions, conquests, and reconquests.
This town on the outskirts of Lisbon, in the so-called “rural” region, is known for its imposing palace-convent, the largest Portuguese building, built in the 18th century by order of King João V. Listed as a UNESCO World Heritage Site in 2019, this unique complex draws visitors from around the world.
The current diversity of natural, architectural, and archaeological resources scattered across the 11 parishes is the result of a long past successively occupied by different peoples who left their mark on the landscape.
The rural landscape of the Mafra municipality includes dozens of windmills that illustrate bread as a staple for feeding the population in the recent past. They are proof of the vitality of an industry that was not lost, but only renewed and modernized.
The heart and cultural center of this region offers the chance to discover crafts, ethnography, and nature, with the Tapada Nacional de Mafra being one of the must-see places, alongside history, the arts, and traditional sweets.
Much of the town’s economy is linked to tourism, concentrated mainly in two hubs: Mafra, home to the palace-convent and the Tapada de Mafra, a nature reserve listed as a UNESCO World Heritage Site since 2019, and Ericeira, known for its village, beaches, cuisine, and surf.
Mafra is a safe and quiet town. It has 11 kilometers of coastline and a total of 13 beaches of thick, clear sand, almost all framed by beautiful rocky cliffs. Let yourself be charmed by the diversity of landscapes, where you’ll find excellent conditions to relax in the sun and enjoy sporting activities.
A few kilometers away, near the sea, you’ll enjoy the traditional fishing village of Ericeira, highly sought after as a seaside resort and by surfers drawn to the excellent conditions its beaches offer for the sport.
Mafra is the ideal place for those seeking calm while staying close to the capital. A study on quality of life in Greater Lisbon ranked Mafra as the 3rd best town to live in across 12 evaluated factors: safety, cleanliness, quietness, public transport, recreational spaces, schools, and cost of living.
Located in the heart of the town of Mafra, it is the only national monument that includes a royal palace, a basilica, and a convent. Over 40,000 m² and 1,200 rooms with instruments unique in the world. Listed as a UNESCO World Heritage Site in 2019.
Across more than 800 hectares, deer, fallow deer, wild boar, foxes, birds of prey, and many other species coexist amid exceptionally rich and diverse flora. A favorite spot of Portugal’s rulers for leisure and hunting, the Tapada de Mafra thus acquired a stamp of nobility still preserved today.
14 km from Mafra, Ericeira is renowned for its many fresh fish and seafood restaurants. Ericeira beach, set in a sheltered bay, offers excellent surfing conditions. A World Surfing Reserve since 2011.
To buy property in Mafra, expect a range between €2,500 and €3,259/m² for renovated or new-build properties. Properties to renovate start around €1,800/m².
Well-located 2- to 4-bedroom (T2 to T4) apartments in central Mafra, close to shops and services, command the highest prices in the municipality. New-build programs with A/A+ energy certifications reach the top of the market. Gross rental yield: 4.5% to 5.5%.
3- to 5-bedroom (T3 to T5) houses with gardens in Mafra’s residential sectors are highly sought after by families and foreign retirees. At €2,934/m² on average, they offer excellent value for space, far from prices in the municipalities bordering Lisbon.
In the municipality’s coastal villages and the immediate vicinity of Ericeira, properties enjoy a premium tied to international demand from surfers and coastal enthusiasts. Seasonal rental yield: 6% to 9%.
Mafra’s rural landscape, with its dozens of windmills and fertile farmland, offers spacious rural properties at still-accessible prices. Ideal for countryside living or agritourism projects, less than 40 minutes from Lisbon.
Mafra is a good option for a real estate investment in Portugal, whether acquiring a primary residence for retirement in the sun, a second home, or a rental investment. If you’re looking for a town close to Lisbon for your future primary residence (IFICI status, retirement), Mafra offers very attractive investment opportunities at accessible prices.
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Q1. What is the average property price per m² in Mafra in 2026?
The average price in Mafra is €2,697/m² in February 2026, with €3,259/m² for apartments and €2,934/m² for houses. Properties near Ericeira and villas with sea views can exceed €3,800/m², while rural properties to renovate start around €1,800/m².
Q2. Is Mafra more or less expensive than Ericeira?
Mafra (€2,697/m²) is significantly cheaper than Ericeira (€3,355/m²), a 24% gap. Yet Mafra sits just 14 km from Ericeira. This gap represents an opportunity: enjoy proximity to the World Surfing Reserve while buying at significantly lower prices, with access to Ericeira’s beaches in under 15 minutes.
Q3. How fast is the Mafra real estate market growing?
Mafra shows +3.1% annually in 2026, a sign of a market that has reached maturity after growth of +196.6% since 2015 (from €909/m² to €2,697/m²). The stabilization reflects a well-valued market with sustained demand and supply gradually rebalancing.
Q4. What is the rental yield in Mafra?
With an average rent of €13/m²/month and a purchase price of €2,697/m², gross long-term rental yield reaches 5.7%, among the best rent-to-price ratios in the Lisbon region. Properties near Ericeira and studios/T1 units intended for seasonal rental can reach 7% to 9% gross yield.
Q5. Is Mafra a good place to retire?
Yes, Mafra is a highly popular destination for retirement in Portugal. Ranked the 3rd best town in Greater Lisbon for quality of life, it offers safety, nature, UNESCO heritage, 13 beaches, Ericeira 14 km away, and Lisbon 40 minutes away. The IFICI tax status (formerly NHR) may apply for advantageous taxation of foreign income.
Q6. What acquisition costs should I plan for when buying in Mafra?
Plan for 7% to 10% of the purchase price in associated costs: IMT (0% to 8% depending on value), Imposto do Selo (stamp duty 0.8%), notary, registration, and lawyer. For a €269,700 property (100 m² at €2,697/m²), expect between €18,900 and €26,970 in acquisition costs. Contact our experts for a personalized simulation.
Q7. Can Tagus Property support me with a purchase in Mafra?
Absolutely. Tagus Property supports buyers across the entire Mafra region and the Silver Coast. Our team guides you from defining your project through to signing with the notary: selection, viewings, negotiation, legal and tax coordination. Tell us about your project and we’ll propose the best available opportunities.
| Destination | Characteristics | Average price February 2026 |
| Ericeira | World Surfing Reserve, fishing village, premium seaside | €3,355/m² (+6.6%) |
| Torres Vedras | Wine capital, beaches, hospital, train station | €2,297/m² (+14.5%) |
| Peniche | World surf, UNESCO Berlengas, seaside lifestyle | €2,413/m² (+13.9%) |
| Nazaré | Giant waves, authenticity, renowned cuisine | €3,052/m² (+11.5%) |
| Óbidos | Listed medieval village, prestige, strong growth | €2,932/m² (+26.5%) |
