The first hurdle when renting in Portugal is price. Figures from the national statistics office, INE, show that in the 12 months to June 2026 the median rent on new residential leases was €17.43 per square metre a month in Lisbon and €14.48 in Porto. For 60 m², Lisbon comes to about €1,046 a month (about ¥7,830), more than the 2026 national minimum wage of €920.

The second hurdle is paperwork: people arriving from China usually lack a tax number (NIF), a local income record and a guarantor (fiador). Fortunately, current law limits the deposit and advance rent to two months each. This guide covers rents, areas where Chinese residents live, contracts, documents, proof of address, rental websites and scams. All rules are as of November 2026.

€17.43/m²Lisbon median rent on new leases (INE, 12 months to June 2026)
€14.48/m²Porto, same measure
2 monthsLegal limit on the deposit, and on advance rent
2.56%Statutory rent update for 2027 (2.24% in 2026)

Rent prices in Portugal in 2026

INE publishes medians of registered new leases. In Q2 2026 the national figure was €10.17/m², up 10.2% year on year; Lisbon was €17.79, up 5.1%. The chart uses the 12 months to June 2026, the same measure everywhere.

Median rent on new residential leases (€/m² per month)

Lisbon€17.43
Cascais€16.83
Oeiras€15.75
Porto€14.48
Funchal€14.03
Setúbal Peninsula€11.56
Algarve€10.96
Portugal€9.76

Source: INE, published 29 Sep 2026, 12 months to June 2026

Asking prices are much higher: the idealista index put them at the end of June 2026 at €21.8/m² in Lisbon and €16.4 in Porto. For 60 m², that is about €1,308 (about ¥9,790) and €984 (about ¥7,360). Newcomers mostly see asking prices, so budget with a margin. RMB figures use the European Central Bank reference rate of 5 November 2026, €1 = ¥7.4846.

For everyday costs beyond rent see Cost of living in Portugal, and for the bigger picture our Portugal moving guide.

Where Chinese residents live: around Martim Moniz in Lisbon

AIMA counted 30,734 Chinese nationals with valid residence permits at the end of 2024; there are no official figures by neighbourhood. A 2015 paper by Sofia Gaspar at ISCTE says 43.1% of Chinese people in Portugal lived in the Lisbon region at the 2011 census, and describes Martim Moniz and Avenida Almirante Reis as a concentration of Chinese businesses and homes. RTP reported in 2011 that many Chinese people lived and worked in Mouraria. These sources are old, so check the current picture in person.

For Porto and other cities we found no reliable neighbourhood-level information on Chinese residents. The table shows INE rents for selected parishes (freguesias):

City Parish €/m² Year on year 60 m² monthly In RMB
Lisbon Santo António 21.55 +3.0% about €1,293 about ¥9,680
Lisbon Misericórdia 19.95 +1.2% about €1,197 about ¥8,960
Lisbon Santa Maria Maior (includes Mouraria) 19.92 +6.5% about €1,195 about ¥8,950
Lisbon Avenidas Novas 18.26 +3.8% about €1,096 about ¥8,200
Lisbon Santa Clara 13.39 +12.0% about €803 about ¥6,010
Porto Cedofeita and neighbouring parishes (joint) 15.20 +3.5% about €912 about ¥6,830
Porto Bonfim 14.89 +8.4% about €893 about ¥6,690
Porto Campanhã 13.30 -1.5% about €798 about ¥5,970
Porto Ramalde 13.28 +8.8% about €797 about ¥5,960

Figures are medians for the 12 months to June 2026; monthly rents and RMB are our estimates. Living near Chinese businesses is convenient but not necessarily cheaper: Santa Maria Maior is about 14% above the city median.

Contract rules: NRAU, terms and rent increases

Residential leases fall under the Civil Code and Law 6/2006, the New Urban Lease Regime (NRAU), and should be in writing. The key points as of November 2026:

  • Term: permanent-home leases run from 1 to 30 years. Temporary uses such as study or work can be shorter than a year.
  • Renewal: unless agreed otherwise, a lease renews automatically; one shorter than three years renews for three years. Read this clause before signing.
  • Rent updates: if the lease sets no method, rent can rise once a year by no more than the statutory coefficient: 1.0224 for 2026 and 1.0256 for 2027 (Notice 24199/2026/2, 1 October 2026). A €1,000 rent could reach at most €1,025.60 in 2027. The landlord must give 30 days’ written notice.
  • New-lease limit: under the Mais Habitação rules, rent on a new lease for a home let in the past five years can in principle be at most 2% above the previous lease, plus unused statutory coefficients from the past three years, with other exceptions such as certified renovation works, until the end of 2029.
Term or renewal period Landlord notice not to renew Tenant notice not to renew
6 years or more 240 days 120 days
1 year to under 6 years 120 days 90 days
6 months to under 1 year 60 days 60 days
Under 6 months One third of the term One third of the term

Leaving early: on a fixed-term lease, a tenant can terminate once a third of the term has passed, with 120 days’ notice if the term is a year or more and 60 days if shorter.

Deposit and advance rent: the current limits

Under Article 1076 of the Civil Code, the deposit (caução) can be at most two months’ rent, and advance rent needs a written agreement and can cover at most two months. These limits come from the 2023 State Budget (Law 24-D/2022), not the Mais Habitação law. One lawyer says clauses above the limit are void.

So with a €1,000 rent, deposit plus advance rent can total at most about €4,000 (about ¥29,940). Have the contract say whether the first month’s rent counts as part of the advance. Some landlords ask for several months or even a year, and you can refuse. Before sending money from China, read our forex and transfers guide.

The deposit should come back in full if the home is in good condition and the accounts are settled. Take photos when you move in.

The law may change. The government’s rental reform passed its first vote in parliament on 30 September 2026. The original bill would remove the deposit cap, raise the advance-rent limit to three months, drop the 2% new-lease limit and cut the arrears threshold for termination from three months to two; the PSD has agreed with Chega to limit advance payments and deposits, with no figures settled. The bill would authorise the government to legislate. As of 15 October 2026 it was in committee, with a committee vote expected by year-end according to a secondary source, and as of 6 November we found no record of a final vote or published decree. Current limits apply until a new law is published, so check again before signing.

Documents you need to rent in Portugal

Document Notes
Passport Non-EU citizens usually show a passport and residence visa
NIF Needed to sign; see below
Proof of income Payslips, IRS return or similar; a Portuguese employment contract is not required
Guarantor (fiador) Not required by law, but a landlord may ask for one

NIF: applying is free, in person at a tax office or Loja do Cidadão, through a representative, or online via e-balcão. You need a passport and proof of address abroad; foreign documents need certified translation. You do not need a tax representative to get it, but if you later sign an employment contract, for example, you must appoint one or join electronic notifications within 15 days, or face a fine of €75 to €7,500.

Guarantor: DN Brasil reports that some landlords prefer a guarantor with Portuguese citizenship, which newcomers can rarely offer. Without one, give fuller evidence of income and savings. Some platforms suggest a bigger deposit, but stay within the legal limit.

According to DECO, the law bans discrimination on grounds of nationality. Long-stay visas usually require proof of accommodation, 12 months for the D7; see our Portugal visa guide. If you come to work, ask your employer for a letter; see our guide to working in Portugal.

Registering the lease, e-receipts and the IRS deduction

  1. Sign a written leaseInclude both NIFs, the property, rent, deposit and who pays utilities and condominium fees
  2. Landlord registersWith Finanças (Modelo 2) by the end of the month after the lease starts, paying stamp duty of 10% of one month’s rent
  3. Ask for e-receiptsThe landlord must issue a recibo de renda eletrónico each time rent is received
  4. If the landlord does not registerFile a CLS on the Portal das Finanças, uploading the lease and proof of payment
  5. File your returnCheck the rent; 15% is deductible from IRS

The CLS (Comunicação do Locatário ou Sublocatário, Ordinance 106/2025/1) has been available since August 2025; stamp duty stays with the landlord. Registration rules are on the Portal das Finanças.

Landlords aged 65 or over, among others, can skip e-receipts and file an annual Modelo 44 by the end of February instead. With such a landlord, ask for a written receipt every month.

IRS deduction: 15% of rent on a permanent home is deductible from tax due, up to €900 for 2026 and €1,000 for 2027, with higher limits for low incomes (IRS Code, art. 78-E, and Decree-Law 97/2026). The lease must be registered; check Annex H. On tax residence see our tax residency guide.

Porta 65: run by the housing institute IHRU, Porta 65 Jovem is mainly for people aged 18 to 35. Rent may not exceed 60% of gross monthly household income, rooms are generally excluded, and support reaches up to 50% of rent in the first year. The private company AnchorLess says the law has no nationality requirement but applicants need a residence permit and NISS; ask IHRU first if you hold only a visa.

After moving in: AIMA address proof and utilities

For a first residence permit or a renewal, your lease is the key housing document. AIMA’s notice on proof of accommodation of 29 November 2025 asks for the following:

  • Tenants: a lease naming the applicant, the previous month’s rent receipt and a sworn statement.
  • If your name is not on the lease: a personal declaration (land registry number, owner’s name and NIF) plus a tax domicile certificate from Finanças issued in the past 30 days.
  • Not accepted: certificates from a Junta de Freguesia.

Older posts online still advise getting a parish certificate, but that no longer works at AIMA.

You can choose any electricity or gas supplier, and switching is free. A contract usually needs your NIF, the lease, an IBAN and the CPE and CUI codes (on old bills, or from the grid operator E-Redes). Low-income households can get a social tariff with a discount of nearly 30%.

Rental websites in Portugal

Channel Best for Note
Idealista, Imovirtual, Casa Sapo, OLX Flats and rooms Verify who posted the advert
Uniplaces Students, booking before arrival Read the refund terms
Agencies such as Remax and ERA People without Portuguese Confirm fees in writing
Facebook groups, student associations Rooms and shared flats Verify first; never pay first

Staying short-term and viewing homes in person is safer than signing remotely. If you have not chosen a country, compare our renting guides for Spain, France and Italy. If you plan to stay long-term, see also buying property in Portugal.

What to watch for: common rental scams

PSP police recorded 4,553 fake-rental fraud cases over the three years to 2025. Q1 2026 had 325 cases, slightly down from 361 a year earlier.

Fake-rental fraud cases recorded by PSP

20231,542
20241,511
20251,500

Source: PSP data, Observador, 22 April 2026

A real case: in February 2024 PSP arrested 12 people in Greater Porto. The group booked short-term lets, posed as owners, showed the homes and took deposits of about €1,600 to €2,400. Police identified 140 cases and about €243,000; newly arrived foreigners were the main target.

  • A price well below market, or payment before a viewing: you are most exposed while still in China.
  • A viewing is not enough: look for keypad locks, spare linen and appliance manuals, which can be signs of a short-term let.
  • Verify identity: PSP advises asking for utility bills to check name and address, confirming the IBAN holder matches the owner, and running reverse image searches.
  • Keep evidence: save messages and transfer records. If scammed, contact your bank at once and report it.

Sublets through friends or WeChat groups need the same checks: can the person sublet, and can your name go on a lease?

FAQ

Can I rent while still in China?

Yes, and a representative can apply for your NIF. But PSP warns against paying anyone you have not verified, so have someone you trust view the home first.

What if the landlord refuses to register the lease?

You can report it yourself with a CLS, which lets you deduct rent on IRS and qualify for Porta 65. Better to agree registration and e-receipts before signing.

Can I use a rented room for AIMA?

Yes, with a lease naming you and last month’s receipt. Otherwise submit the declaration and Finanças domicile certificate in AIMA’s notice.

Sources

  1. INE: Estatísticas de Rendas da Habitação ao Nível Local, 2.º trimestre 2026(29 Sep 2026) (accessed November 2026)
  2. ECO: Novas rendas sobem 10,2% num ano (INE, 29 Sep 2026) (accessed November 2026)
  3. 24 Notícias: idealista asking rents, June 2026 (accessed November 2026)
  4. Montepio: Arrendar casa: contratos, limites às rendas e impostos (updated 12 Oct 2026) (accessed November 2026)
  5. Santander Salto: Arrendar casa em Portugal, guia para estrangeiros (19 Oct 2026) (accessed November 2026)
  6. Santander Salto: Contrato de arrendamento passo a passo (23 Mar 2026) (accessed November 2026)
  7. Belzuz Abogados: Changes to advance rents and deposit limits (law firm note) (accessed November 2026)
  8. Postal do Algarve: advance-rent clause and Civil Code art. 1076 (8 Oct 2025) (accessed November 2026)
  9. Doutor Finanças: Contratos de arrendamento vão mudar, 7 alterações (accessed November 2026)
  10. RTP: Parlamento aprova nova lei do arrendamento com abstenção do Chega (accessed November 2026)
  11. Jornal Económico: Lei do Arrendamento aprovada na generalidade (1 Oct 2026) (accessed November 2026)
  12. Grow in Portugal: rental reform status (15 Oct 2026) (accessed November 2026)
  13. Cuatrecasas: Annual rent update coefficient for 2027 (Aviso 24199/2026/2) (accessed November 2026)
  14. DECO PROteste: Rendas aumentam 2,56% em 2027 (accessed November 2026)
  15. Portal das Finanças: Contrato de arrendamento urbano (accessed November 2026)
  16. Portal das Finanças: Recibos de renda (accessed November 2026)
  17. Portal das Finanças: Atribuição de NIF a cidadãos estrangeiros não residentes (accessed November 2026)
  18. Portal das Finanças: Código do IRS, art. 78.º-E (accessed November 2026)
  19. DECO PROteste: Dedução de rendas no IRS sobe para 1000 euros em 2027 (9 Oct 2026) (accessed November 2026)
  20. DECO PROteste: Inquilinos já podem declarar contratos nas Finanças (1 Aug 2025) (accessed November 2026)
  21. DECO PROteste: Arrendar casa, regras para inquilinos estrangeiros (accessed November 2026)
  22. AIMA: Comprovativo de Alojamento, concessão e renovação de autorização de residência (29 Nov 2025) (accessed November 2026)
  23. AIMA: Relatório de Migrações e Asilo 2024 (accessed November 2026)
  24. Doutor Finanças: Porta 65 Jovem e Porta 65+ em 2026 (accessed November 2026)
  25. AnchorLess: Porta 65 Jovem (private guide, checked 29 Oct 2026) (accessed November 2026)
  26. ERSE: Guia de perguntas e respostas, eletricidade (accessed November 2026)
  27. Repsol Portugal: Mudar de casa, energia (accessed November 2026)
  28. Observador: 4,500+ rental fraud cases in three years (PSP data, 22 Apr 2026) (accessed November 2026)
  29. Diário de Notícias: Detidos no Grande Porto burlavam estrangeiros (21 Feb 2024) (accessed November 2026)
  30. RFM: Dicas da PSP sobre falso arrendamento (9 Apr 2025) (accessed November 2026)
  31. DN Brasil: O desafio de encontrar casa (8 Oct 2024) (accessed November 2026)
  32. Uniplaces: Arrendar em Portugal, checklist para expatriados (accessed November 2026)
  33. Sofia Gaspar, A comunidade chinesa em Portugal, CIES e-Working Paper 201/2015 (ISCTE) (accessed November 2026)
  34. RTP/Lusa: Ruas e casas da Mouraria escondem uma verdadeira Chinatown (17 Dec 2011) (accessed November 2026)
  35. ECB: euro foreign exchange reference rates (5 Nov 2026) (accessed November 2026)
  36. Observador: PSD e Chega assinam acordo sobre arrendamento (30 Sep 2026) (accessed November 2026)

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