Ericeira is no longer a secret. World Surfing Reserve, award-winning restaurants, clean air, an uninterrupted view of the Atlantic — and 35 minutes from Lisbon airport. It does not take much imagination to understand why Portuguese families and international buyers have been settling here in recent years.
But buying well in Ericeira means knowing a few things that you will not find on the property portals.
1. Know the neighbourhoods
The price per square metre varies enormously from street to street. Historic centre, Ribamar, São Lourenço, Praia de Ribeira d'Ilhas — every district has its own character. Some streets get constant northern wind, others are sheltered. Some areas have strong afternoon light, others face west. Visiting at the right time of day matters as much as visiting at all.
2. Check the paperwork early
In older parts of town it is common to find mismatches between the registered area and the real one, or building work done without permits. It is rarely a deal-breaker — most situations can be resolved — but it is much better to know before you make an offer. Always ask for the property tax record (caderneta predial), the permanent land registry certificate and the use licence before moving forward.
3. Plan for the costs beyond the price
IMT (transfer tax), stamp duty, deed and registry fees. On homes up to €327k you should expect around 6% on top of the price. Above that, the IMT table climbs progressively. Run the numbers before you set a budget.
4. Trust someone who knows the ground
Some information only comes from someone who grew up here: which street floods in winter, which neighbour is quietly selling, which plot has building approval and which does not. That is exactly the value I try to bring to my clients.
If you are considering buying in Ericeira or in the Mafra area, get in touch. The first conversation is always without commitment.