It is currently the biggest jump in price between apartment sizes in Portugal's new-build market.

The research compares average asking prices over the past three months with the same period last year and shows that upgrading from a one-bedroom apartment (T1) to a two-bedroom property (T2) now costs an additional €84,999. Moving from a T2 to a T3 requires an average extra investment of €70,001.

The biggest change over the past year has been the cost of moving from a T1 to a T2. Buyers now need around €15,000 more than they did a year ago to make that step. At the same time, the difference in price between T2 and T3 homes has narrowed by a similar amount, although buying a larger property still comes at a considerable cost.

Two-bedroom apartments continue to attract the strongest demand

Among all apartment types, T2 properties recorded the sharpest annual increase in value.

Their average asking price climbed from €295,000 to €324,999, representing a rise of 10.2% over the past year.

Price rises were less dramatic across the rest of the market. T1 apartments now average €240,000, up 6.7% on last year, while T3 homes stand at around €395,000. T4 properties are now close to the half-a-million-euro mark, with average prices of €495,000. At the top end, homes with five or more bedrooms remain by far the most expensive, averaging €790,000 after a 5.3% annual rise.

Sylvia Bozzo, Marketing Manager at Imovirtual, said the figures highlight how much additional financial pressure buyers now face when searching for larger homes.

She noted that many families are increasingly having to weigh up the trade-off between space, location and affordability, while the continued rise in T2 prices reflects their popularity among buyers looking for a balance between practicality and budget.

Algarve records one of the strongest price increases

Although Lisbon remains Portugal's most expensive market, with an average apartment price of €560,250, prices in the capital have eased slightly, falling 6.6% compared with a year ago.

Meanwhile, the Algarve posted one of the strongest increases among the country's major housing markets. Average apartment prices rose 17%, reaching €510,000.

Madeira followed closely with an average of €500,000, while Porto recorded a small decline of 1.7%, bringing average prices to €379,900. In Setúbal, apartment prices increased 2.8% to €365,000.

Some of the biggest price increases were seen away from Portugal's largest cities. Beja led the way, with average prices soaring by 35.1%, while Viseu followed with a 29.3% rise. The figures suggest buyers are increasingly looking beyond the country's usual property markets.

Prices vary sharply depending on location

The gap between regions becomes even more noticeable when comparing individual apartment sizes.

In Lisbon, a T5+ apartment now has an average asking price of €1.1 million. The same type of property costs around €860,000 in both the Algarve and Porto.

Lisbon also remains the country's most expensive market for four-bedroom apartments, where the average price stands at €615,000. The Algarve follows at €535,000, while Porto averages €499,900.

For two-bedroom apartments, regional differences are less pronounced but still significant. Average asking prices stand at €390,000 in Lisbon, compared with €285,000 in Porto, €245,000 in Aveiro, €230,000 in Coimbra and €210,000 in Braga.

As property prices continue to rise across much of the country, the figures underline how costly it has become for buyers looking for more living space. For many households, the decision to upgrade to a larger home may increasingly depend not only on their needs but also on whether stretching the budget is realistic—or whether looking beyond the country's most expensive markets offers a more affordable alternative.