Where should I buy?

IMI (Imposto Municipal sobre Imóveis) rates vary by municipality between 0.3% and 0.45% of the Valor Patrimonial Tributário (VPT). homeOS shows the current rate for every Câmara Municipal and estimates your annual IMI bill at your target budget, including AIMI surcharge if applicable. The difference between a 0.3% and a 0.45% municipality on a €500,000 property is €750 per year — every year you own it.

Three independent climate risk sources: APA (Agência Portuguesa do Ambiente) flood zone classifications by parish, ICNF (Instituto da Conservação da Natureza e das Florestas) wildfire risk bands, and POOC (Plano de Ordenamento da Orla Costeira) coastal erosion zones. At municipality level, homeOS shows the percentage of parishes with elevated risk in each category. If you enter a specific address, the check runs at plot level.

Under RJAL 2023, municipalities can designate containment zones where new Alojamento Local licences are suspended. homeOS shows whether a municipality is in a containment zone, the current licence density (number of AL licences per 1,000 residents), and the estimated gross short-term rental yield based on current occupancy data. Buying in a containment zone doesn't necessarily prevent AL — there are exemptions — but it does affect your options.

Licenças de construção from 308 Câmaras Municipais: active builds, approved projects pending start, and planning applications submitted in the last 12 months. High pipeline in an area with flat demand means price pressure in 18–36 months. Low pipeline in an area with rising foreign buyer share means the opposite.

Percentage of registered transactions in the municipality with a non-Portuguese buyer over the past 24 months (AT data). High foreign buyer share correlates with stronger liquidity and faster resale. It also correlates with higher price volatility — areas with 30%+ foreign buyers have outperformed the national average but can correct faster when international buyer sentiment shifts.