Before you buy
Jemma and Alice from Fine & Country provided an excelent service, communications were key and they provided a stress free environment in what is a difficult time. Thank you and well done
Charlene Regan and Alice Madden at Fine & Country have been absolutely outstanding from start to finish. Charlene found us the right buyer in just three weeks and achieved an offer well over the asking price, which speaks volumes about her skill, judgement and understanding of the market. The marketing was also superb. The photos, video, drone footage and brochure produced by the Fine & Country team presented our home beautifully and really helped show it at its best. Once we accepted the offer, Alice was exceptional in keeping everything moving smoothly and swiftly. She liaised with both sets of solicitors, kept communication flowing between us and our buyer, anticipated potential issues and helped resolve anything that came up along the way. The whole experience felt professional, proactive and well managed throughout. We would have absolutely no hesitation in recommending Charlene, Alice and the Fine & Country team to anyone looking to sell their home.
Review for Fine & Country Cardiff – Deeply Unprofessional and Untrustworthy I strongly advise anyone considering buying a property through Fine & Country Cardiff to think twice. We dealt with Gemma, and the experience has been nothing short of appalling. From the beginning, the team were overly pushy and dismissive of our concerns. But once the sale was completed, their attitude turned outright negligent. Despite purchasing a high-value property marketed as a “smart home,” no one had the courtesy to hand over the keys in person. Instead, we were told they were “in the mailbox” and that was the end of their involvement. Upon arrival, we found the garage door was broken and unopenable. An engineer has since confirmed it must be completely replaced at a cost of £2,000. The bathroom sliding door is stuck, meaning steam from the shower floods into the room. And most critically, the entire smart home system is inaccessible. We were given login details linked to an email address that is not ours. After 10 days of calls, emails, and speaking to the U.S.-based provider, we still cannot even turn on the lights. Fine & Country Cardiff have made no effort to assist. No follow-up, no explanation, and certainly no responsibility taken. Their behaviour has been unprofessional, and completely lacking in basic courtesy. I rarely leave reviews, but this situation has caused serious stress and inconvenience. Avoid this agency at all costs. They disappear the moment the payment clears and leave you to deal with all the problems they never disclosed.
Quentin, after a careful discussion and exchange of ideas, understood exactly what we were looking. He then sent us examples of a range of properties from which we were able to refine our own definitions of exactly what we were looking for and what our budget would allow. A true professional in real estate and a pleasure to deal with.
Quentin has an excellent approach, great communication, expert knowledge, warm and empathetic whilst going through our property search with us. We cannot thank you enough and would highly recommend you to anyone starting their property search in Portugal. Kindest. Victoria
We recently sold our house with Fine & Country, using Jemma as our agent, and couldn't be more pleased with the experience. Jemma was professional & knowledgeable. She made the entire process feel seamless and stress-free, always keeping us updated and providing expert advice every step of the way. Our house sold quickly, and with the companies extensive advertising reach, we were able to complete the sale within just five months of listing.
I found Quentin an excellent communicator when my wife and I were researching properties in his area. We had chats via zoom calls and he had properties to view when we arrived from UK. Good service, humorous and professional.
I had the pleasure of partnering with Quentin during a visit in Portugal. Quentin was a true partner, coordinating the whole trip, taking into account every detail and aspect of the trip, accessible the whole time and very understanding. He was very present and attentive to my needs and expectations. I can only highly recommend Quentin.
We had limited experience with Quentin - because he is in Portugal and we are in Canada. We can say that Quentin is completely professional. He answered emails same day and always provided information we asked for. He took the time to do his job well and we will continue our dealings with him.
Efficient, proactive, ready to help, pleasant relationship, large inventory
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Almada sits directly south of the Tagus, linked to Lisbon by the 25 de Abril bridge and fronted by the Atlantic surf beaches of Costa da Caparica. Fine Luxury Property advises buyers on riverfront apartments, Cristo Rei-view penthouses and beachfront villas along this fast-rising south-bank coastline.
Riverfront and Cristo Rei-facing apartments in Almada Old Town and Cacilhas, many with three-bedroom layouts and panoramic Tagus views, typically priced €450,000-€1.2 million.
Atlantic-facing beach houses along Costa da Caparica and Fonte da Telha, with direct surf access and outdoor showers, ranging €600,000 to €2.8 million depending on frontline position.
Detached villas in Charneca da Caparica, Aroeira and Sobreda, many inside gated communities with golf frontage and 600-1,500 m² gardens, priced between €700,000 and €3 million.
New-build penthouses in Almada Nascente and Pragal with Lisbon skyline views, private terraces and bridge panoramas, from €900,000 to €2.4 million.
Fine Luxury Property serves the Almada and Costa da Caparica market as an AMI-licensed real estate agency, offering local brokerage backed by our Lisbon city team across the river. We work in English, French and Portuguese, handling NIF registration, IMT settlement, notary coordination and introductions to surf-coast architects and renovation contractors for clients buying beach houses that need rebuilding or extending.
Costa da Caparica offers 15 km of continuous Atlantic beach, one of the longest urban beachfronts in Europe. Fonte da Telha and the southern dunes remain undeveloped, and the northern stretch hosts the city's primary weekend and second-home demand.
Properties on the Almada cliff, particularly around Cristo Rei and Cacilhas, command the single best views of the Lisbon pombaline skyline and the 25 de Abril bridge, a perspective impossible to replicate from the northern bank itself.
Almada has compounded at roughly 7-10% annually over the last five years as buyers priced out of central Lisbon discover the ferry commute. The gap with Cascais remains 40-55% per square metre despite faster Lisbon access for many central workers.
The Aroeira golf estate, inside Charneca da Caparica, offers two 18-hole courses, villas on plots of 800-2,000 m² and gated-community security, a format otherwise rare south of the river and popular with northern European golf-buying families.
Almada splits into three very different micro-markets. Cacilhas and Almada Old Town deliver Tagus views; Costa da Caparica delivers surf beach; Aroeira and Charneca deliver gated golf living. We help the buyer pick the right format before searching.
Caparica beach properties are affected by Portuguese coastal-protection rules (POOC and POC-ACE). Lawyers verify whether a plot sits inside the buildable line and whether works on dunes or cliffs are permitted, which is critical for tear-down buyers.
Offer acceptance is followed by a reservation agreement, then the promissory contract with a 10-20% deposit. For beach houses needing modernisation, we include a structural survey and a planning pre-consultation with the Almada municipality.
IMT runs the national 0-7.5% scale. Stamp duty is 0.8%. The notary signs the escritura and the Registo Predial records ownership. Almada IMI rates sit within the standard 0.3-0.45% municipal band.
Unlike central Lisbon, Almada's Alojamento Local landscape remains more accessible, particularly in Costa da Caparica. We confirm the building's condominium rules and parish contention status before clients commit to a short-let investment use case.
Almada's entry prices remain 40-60% below equivalent Lisbon and Cascais stock while connectivity has materially improved, supporting the ongoing south-bank repricing trend that started during the pandemic relocation wave.
Costa da Caparica has become a permanent home for Lisbon's creative and tech workforce, and a weekend base for international second-home buyers. The lifestyle shift has underwritten structural demand that was previously seasonal.
Two 18-hole courses, resort security and a settled international resident base make Aroeira one of the few genuinely mature gated-community formats south of Lisbon, with tight supply and tight price bands.
The ferry frequency from Cacilhas to Cais do Sodré, the Fertagus commuter rail through Pragal and the future third Tagus crossing all compress Almada's functional distance from central Lisbon, feeding continued price convergence.
Riverfront apartments in Cacilhas and Almada Old Town trade at €3,500-€5,500 per square metre, so a renovated three-bedroom with Tagus views sits around €500,000-€900,000. Costa da Caparica beach apartments run €4,500-€7,500 per square metre, and beachfront houses reach €1.5-€2.8 million. Aroeira golf villas sit at €3,500-€5,800 per square metre. Almada Nascente new-build is €4,200-€6,500 per square metre, and family villas in Charneca and Sobreda are the most accessible at €2,800-€4,500 per square metre.
Cacilhas and Almada Old Town suit buyers wanting ferry access to Lisbon and pombaline-view apartments. Costa da Caparica (from São João to Fonte da Telha) is the surf-coast second-home market. Aroeira is the golf-resort destination, gated and quiet. Charneca and Sobreda offer detached family villas at the best per-square-metre entry in the municipality. Almada Nascente is the new-build riverfront area closest to the bridge.
Three options. The Cacilhas-Cais do Sodré ferry runs every 10-15 minutes and takes 10 minutes across the Tagus. The 25 de Abril bridge handles car and bus traffic, 15-25 minutes to central Lisbon depending on time of day. The Fertagus commuter train runs from Pragal through to Roma-Areeiro via the bridge, 12 minutes to central Lisbon. Costa da Caparica is 20-30 minutes by car; Aroeira 25-35 minutes. Humberto Delgado Airport is 25-35 minutes via the bridge.
Yes, particularly for summer short-let. The 15 km beach draws Lisbon weekend traffic plus European surf tourism, and licensed Alojamento Local units generate 5.5-7.5% gross in peak season. The northern Caparica beaches (São João to Praia da Rainha) are the established investment zone. Coastal-protection rules cap new buildable plots, supporting pricing on existing stock. We verify condominium and licence status on every Caparica property we introduce.
Yes. Foreigners face no ownership restrictions in Almada or anywhere in Portugal. The buyer needs a NIF and a Portuguese bank account. Non-EU buyers often pair acquisition with D7, D8 or IFICI visas. Coastal properties require a title-level check of POOC and POC-ACE planning zones, which our lawyers run before the promissory contract is signed. Transactions close in 60-90 days on a standard timeline, faster with cash.
Aroeira is a gated residential estate inside Charneca da Caparica with two 18-hole golf courses, a private club and perimeter security, occupying roughly 350 hectares pine-forested terrain. Villa plots range 800-2,000 m², and resident demographics are a mix of Portuguese professionals, long-term British and Dutch golf-community buyers, and a rising Nordic second-home base. Prices typically run €3,500-€5,800 per square metre, with finished villas trading at €900,000-€3 million.
National rules apply: IMT transfer tax on a sliding 0-7.5% scale, stamp duty at 0.8%, notary and registry fees at 1-2%. Total closing costs land around 7-9% of the purchase price. Annual IMI in the Almada municipality runs at 0.3-0.4% of the rateable value. Non-resident rental income is taxed at a 25% flat rate unless a double-tax treaty applies. Our team coordinates with specialist Portuguese tax counsel on every non-resident acquisition.
Serving international clients in Almada. Expertise in historic preservation, new developments, and investment properties across all neighborhoods.
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