An apartment by the ocean, a family home with a garden or a new development. We find property to suit your budget and lifestyle.
Ocean, beaches and a marina, golf and villas among pine trees — in Cascais, a resort lifestyle becomes everyday life. Lisbon, international schools and family amenities are close by. Prestigious Quinta da Marinha residences sit alongside urban apartments and peaceful residential neighbourhoods. Choose your own way to live, from a coastal apartment to a house with a garden and private pool.
From a compact family house to a villa with a garden. We check condition, the plot and layout, and how the home fits your everyday life.
For everyday life or visits to the coast. We compare new and resale homes, condominium costs, parking and distance to the beach.
Choose a region and lifestyle to find areas that suit you.
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Source: idealista · Cascais e Estoril
Morning coffee overlooking the fishing boats in the bay, errands on foot along cobbled streets, sunset by the walls of the Cidadela. Central Cascais means town beaches, a museum quarter, a market and the station from which trains run along the ocean to Lisbon. Homes here are among the most expensive in Portugal, and the centre gets busy in summer, so parking and noise are worth checking.
Who it suits: couples and families who want to live without a car, expats choosing Cascais for the first time, people who love town life by the ocean.
The end of the Cascais line — about 40 minutes to Cais do Sodré; MobiCascais buses are free for residents with the Viver Cascais card.
Praia da Rainha, Conceição and Duquesa — a swim before work without getting in the car.
Casa das Histórias Paula Rego, Museu Condes de Castro Guimarães and the Santa Marta lighthouse museum — exhibitions and concerts within walking distance.
Marina de Cascais and the Cidadela — boats, restaurants, art spaces and walks along the old fortress walls.
Mercado da Vila — fish, fruit, local produce and lunch with friends.
The seafront ciclovia to Guincho, past Boca do Inferno and the Guia lighthouse.
King’s College School, in Pampilheira, a few minutes from the centre.
Source: idealista · Cascais e Estoril
A dawn run along the Paredão, breakfast by Tamariz beach, an evening in the gardens in front of the casino. Estoril and Monte Estoril combine early-20th-century villas with modern flats on the hillside overlooking the ocean. The train stations are minutes from the beaches, and central Cascais is a walk away along the promenade. Prices are on a par with central Cascais; with older houses, it is worth assessing their condition and the scale of future renovation.
Who it suits: families with children, tennis and golf lovers, people looking for a house or flat with an ocean view.
Monte Estoril, Estoril and São João do Estoril stations — about 35 minutes to Cais do Sodré.
Tamariz with its ocean pool, Moitas and Poça — and the Paredão promenade all the way to Cascais.
Casino Estoril and the gardens in front of it — concerts, shows and evening walks. Casino entertainment is 18+.
Clube de Ténis do Estoril — courts for everyday play and the Estoril Open tournament.
Clube de Golf do Estoril — one of the oldest courses in Portugal, with an academy.
Deutsche Schule Estoril — kindergarten and early primary years of the German School; Salesianos do Estoril — a private school.
ESHTE — the Estoril School of Hotel and Tourism Studies.
Source: idealista · Carcavelos e Parede
Surfing at Carcavelos in the morning, a big street market on Thursdays, dinner by the beach in Parede. This is the most ‘lived-in’ part of the coast: schools, a university, supermarkets and the train many people take to work in Lisbon every day. Homes are noticeably cheaper than in central Cascais or Estoril, and the choice is wider — from resale flats to new developments.
Who it suits: families with school-age children, people working in Lisbon offices, NOVA SBE students and staff, surfers.
Carcavelos and Parede stations — about half an hour to Cais do Sodré and around 10 minutes to Cascais.
Praia de Carcavelos — a wide beach with surf schools all year round.
Small coves long known for their iodine-rich air.
Feira de Carcavelos — a large street market every Thursday: food, clothes and homeware.
St. Julian’s School in Carcavelos; St. Dominic’s International School in neighbouring São Domingos de Rana.
NOVA SBE — a business school campus right by Carcavelos beach.
Quinta da Alagoa — lawns, playgrounds and walks in the heart of Carcavelos.
Source: idealista · Cascais e Estoril / Alcabideche
The school run along quiet streets, your own garden and trails at the foot of the Sintra hills in the afternoon, the beach about 10 minutes away by car. Birre and Alcabideche are areas of villas, townhouses and new developments where homes more often come with a plot and parking. Everything practical is close by: the hospital, a shopping centre and the A5 motorway. On average, homes here are cheaper than right by the ocean.
Who it suits: families with children who want a garden and parking, people who drive to Lisbon or Sintra.
King’s College School, in neighbouring Pampilheira.
Parque de Natureza da Quinta do Pisão — trails, farm animals and cycling routes at the foot of the Sintra hills.
The Quinta da Marinha, Estoril and Penha Longa courses are 10–15 minutes away.
Autódromo do Estoril — races, track days and events.
Hospital de Cascais, the municipality’s main hospital, is in Alcabideche.
CascaiShopping — a large shopping centre with a supermarket and cinema.
The A5 — about 30 minutes to Lisbon outside rush hour; the beaches of Cascais and Guincho are about 10 minutes away.
Source: idealista · Cascais e Estoril
Tennis in the morning, riding or a round at Oitavos Dunes after lunch, a sunset walk across the Cresmina dunes. Quinta da Marinha is one of Portugal’s most prestigious residential addresses: villas on generous plots among the pines, two golf courses and the ocean minutes away. Central Cascais is about five minutes by car or a short ride on the cycle path. Prices are among the highest in the country, so beyond architecture and privacy, it is important to check the paperwork, the condition of the house and running costs.
Who it suits: affluent families, lovers of golf, riding and tennis, people who value privacy and nature.
Oitavos Dunes and the Quinta da Marinha course — two of Portugal’s best-known courses, right on your doorstep.
Centro Hípico da Quinta da Marinha — riding lessons for children and adults.
Quinta da Marinha Racket Club — courts, coaches and classes for children.
Dunas da Cresmina — boardwalks through the protected dunes on the way to Guincho.
Praia do Guincho — surfing and kitesurfing a few minutes away.
The seafront ciclovia — to central Cascais or Guincho by bike.
King’s College School — about 10 minutes by car.
Source: idealista · Cascais e Estoril / Alcabideche
Check the wind over Guincho in the morning, hike to the Peninha sanctuary during the day, grilled fish with a view of the surf in the evening. Guincho and Malveira da Serra sit on the edge of the Sintra-Cascais Natural Park: houses with land, peace and space you won’t find in the centre. It is often windy and humid here, especially close to the ocean, so a viewing should include the house’s orientation and ventilation. You will need a car; central Cascais is about 15 minutes away.
Who it suits: nature lovers, surfers and kitesurfers, families who want a house with land and space.
A famous kite- and windsurfing beach: strong winds, open ocean and world championship events.
Trails in the Sintra-Cascais Natural Park and the viewpoint by the Peninha sanctuary.
Cabo da Roca, the westernmost point of mainland Europe, is 10–15 minutes’ drive away.
Restaurants along the Estrada do Guincho — seafood and sunsets over the ocean.
The ciclovia runs from Guincho along the ocean to Cascais and the Paredão — about 16 km.
King’s College School and the schools of central Cascais are about 15 minutes by car.
About 15 minutes to central Cascais and around 40 minutes to Lisbon on the A5 outside rush hour.
Choose a starting point — we will explain which options are worth comparing. If your budget is still open, we can discuss a suitable range.
We start with resale homes and compare location, space and condition. We discuss which requirements are essential for you.
Discuss the options €400–600kResale apartments and available homes in new developments. We balance location, space and condition.
Discuss the options €600k–1mWe compare larger apartments and houses around your requirements. A garden and proximity to the ocean are weighed against your priorities.
Discuss the options From €1mWe look for a house with a plot or terrace, or an apartment with distinctive features. Location and condition guide the choice.
Discuss the optionsThese are search directions, not promises of specific properties being available. Your final shortlist depends on location, size and condition.
Oleg Zharov
Residential and commercial property specialist
We start with your plans and identify a clear next step.
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Apartments in new developments for different budgets. Choose a development — we will confirm available apartments and completion dates, and arrange a viewing.
Expected completion dates are shown. We confirm the availability, price and handover date of each apartment before a viewing.
Explore developments in Lisbon and Cascais, meet developers, and see show homes and finishes.
Finding it hard to choose? Visit several new developments in one tour — compare locations, layouts and atmosphere to discover which project feels right for you.
Our services are free for buyers. A search across the whole market, negotiations and support throughout the purchase. Our fee is paid by the seller or developer.
We discuss your budget, timing and goals to define clear search criteria.
We prepare your shortlist within 2 hours of clarifying your requirements, during working hours. We compare the market and suitable properties.
We negotiate price and terms, coordinate checks and arrange mortgage support if needed.
We support you through signing and handover. After the purchase, our concierge service remains available.
Mortgage, paperwork and support after completion — in an ARR client’s review.
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Beyond the property price, allow for taxes, paperwork and financing. Start with an indicative IMT property transfer tax calculation.
Residential property in mainland Portugal · individual buyer · 2026 rates
Tax is based on the higher of the purchase price or VPT. If no VPT is entered, we use the purchase price.
INDICATIVE CALCULATION
Enter the price and your tax status.
Special reliefs, including IMT Jovem, are not included. Notary, registration, mortgage fees and running costs are excluded.
Discuss the calculation ↗For residents, we use the progressive table for a main permanent home (HPP) or other residential property. For a non-resident who has never been a Portuguese tax resident, we use a 7.5% IMT rate. For former residents, we use the general table for other residential property; status and intended use must be confirmed.
If tax residency is established within two years or the conditions for regulated rental are met, the law allows a refund of the difference upon application. We do not deduct any future refund here. The calculator does not cover IMT Jovem, other exemptions, partial ownership purchases or exchanges. We confirm the final calculation for your transaction.
Sources: CIMT, Article 17 — rates; Article 12 — taxable value; AT — IMT and stamp duty. Checked on 28 September 2026.
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Yes, but convenience depends on your home and workplace addresses. The train from Cascais to Cais do Sodré takes around 40 minutes; add the journey to the station and any connections. Driving to Lisbon covers roughly 30 km, depending on the destination. Allow around 30–40 minutes via the A5 in free-flowing traffic; at rush hour, budget an hour plus a buffer. The morning commute heads towards Lisbon and the evening commute back towards Cascais, with possible delays on the A5, its access roads and city streets. The coastal Marginal is also busy and is not always quicker. Before buying, test your exact home-to-office route at your working times, including parking, and check the current train timetable.
Start with central Cascais and addresses close to the stations in Estoril, Monte Estoril, Parede and Carcavelos. Check the actual walking routes to shops, school and your preferred beach: a short distance on a map does not always mean an easy walk. In Birre, Quinta da Marinha and Malveira da Serra, assess buses and daily journeys separately; a car may be more convenient.
Broaden your search to Parede, Carcavelos, Alcabideche and São Domingos de Rana. Compare homes of similar size and condition, taking distance from the station and coast into account. The price-per-square-metre figures in our area guide cover the named statistical areas, rather than every individual neighbourhood. Our catalogue includes new developments for different budgets, while resale apartments and houses are sourced personally across the market.
Start with suitable schools: curriculum, teaching language, places in the required year group and admissions conditions. Then compare home addresses and the actual school-run journey at school times. St. Julian’s, for example, is in Carcavelos, so central Cascais may not be the most convenient location. Living near a school does not guarantee admission; check availability directly before deciding to buy.
Guincho has an exposed Atlantic coastline, waves and wind; the summer northerly wind makes it popular for windsurfing. Cascais town beaches offer a different daily routine, with the centre, cafés and station nearby. When choosing a home near Guincho or in Malveira da Serra, visit the actual address in different weather and check terrace shelter, beach access and your daily journeys.
Look beyond the view: assess insulation, windows, heating, ventilation and daylight. Read the energy certificate and its recommendations, and inspect walls and ceilings for signs of damp or leaks. For an apartment, ask about the façade, roof and planned condominium works. If there are concerns, include a technical inspection in your checks before completing the purchase.
Yes. Our website presents a new-development catalogue; resale apartments, houses with gardens and off-market properties are included in your personal shortlist. We first establish your budget, preferred area, timing and property requirements, then compare options across the market and arrange viewings.
ARR’s services are free for buyers: our work is paid for by the seller or developer. Purchase taxes, notarial, registration and bank costs are calculated separately. Before choosing a property, we discuss the full transaction budget and financing options if you need a mortgage.
Yes. You can begin the search remotely, discuss your criteria, receive options and view properties by video call. A purchase can be completed through a representative holding a power of attorney. Its scope and formalities are agreed with a lawyer or notary in advance, while mortgage-related bank requirements are checked separately. We review the chosen property’s documents and condition before the transaction.
We prepare a Cascais shortlist tailored to your needs within 2 hours of clarifying your wishes, during working hours.
First, we get to know your plans.
Our services are free for buyers.
You can start with any budget.
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