The number of beds available to students increased by 8.5% in Portugal.

Last year, Lisbon and Porto saw an 8.5% increase in the number of available beds, adding around 1,500 new units. This is the main conclusion of the latest study by Cushman & Wakefield, which warns, however, that despite this growth, the coverage rate (bed-to-student ratio) "remains well below the European average of 12%, reinforcing the imbalance between supply and demand."

For this academic year that is now beginning, it is estimated that rents will increase again, by around 9% (weighted average for Lisbon and Porto).

"The student housing market in Portugal is gaining maturity and international appeal. Despite the increase in supply in recent years, demand continues to far exceed capacity, putting pressure on rents and attracting more and more investors to this sector," argues Ana Gomes, Partner, Head of Research at Cushman & Wakefield.

The data also concludes that public student accommodation tends to be located in secondary cities, while in Lisbon and Porto the supply of private accommodation already exceeds the number of public beds.

Room market booms, rents not so much

Regarding prices, according to data from Imovirtual, the average room price fell 10%, from €500 to €450 in just one year. "This decline occurs despite a sharp increase in the number of listings published on the portal during the same period, which almost doubled nationwide (+88%)," the platform states. Among the regions with the highest growth in supply are Coimbra (+383%), Porto (+218%), Cascais (+136%), and Oeiras (+160%).

According to the analysis, looking at the center of the country, Coimbra is the city with the greatest variation in supply, rising from 89 listings in July 2024 to 430 in July 2025, representing a growth of +383%. In this city, the average price rose from €320 to €400 (+25%), making it the only district to record an increase in average prices.

In Porto, the number of listings increased by 218%, from 334 to 1,063, while the average price dropped from €490 to €450 (-8% compared to the same period last year). Braga also saw a significant increase in listings: 105%. Prices remained virtually stable, falling from €365 to €355 (-3%).

Looking at the Lisbon Metropolitan Area, 4,243 listings were registered in July, a 61% increase compared to the same month last year. The average price is €450. Cascais and Oeiras saw supply increases of 137% and 160%, respectively, accompanied by average price drops from €600 to €550 (-8%). Almada followed this trend, with a 125% increase in supply and a drop from €525 to €450 (-14%).

Meanwhile, Lisbon's outskirts "are establishing themselves as alternatives close to the capital, combining greater supply and direct access to the city ." Amadora, for example, increased its listings from 72 to 105 (+46%). Even so, the average price fell from 500 to 450 euros, "thus aligning with the average price for the city of Lisbon." Sintra, meanwhile, saw a 28% increase in listings, rising from 75 to 96, maintaining the average price at 550 euros.

Imovirtual says that "this data reinforces the role of these areas as relevant options outside the center of the capital, but still with privileged connections" and that, taking into account the numbers, "it is possible to see a possible slowdown in the pressure on rental values ​​in this segment, even in a period marked by strong demand" .