How much can you charge for a student room in Portugal?

It varies significantly by city. In Coimbra the average is around €270/room, in Braga €325, in Aveiro €340, in Porto €400 and in Lisbon €450. Cities with a large student population but limited housing supply tend to have the best rent-to-demand ratio.

How many months per year is realistic to count on student occupancy?

The academic year in Portugal runs from mid-September to mid-June, so 9 to 10 months of full occupancy is realistic. Using 11 months as a reference allows a margin for resit exams, repeat students and international summer students.

Does renting by room to students yield more than traditional family rental?

Often yes, because the total rent from individual rooms exceeds what a single family would pay for the same flat. However, there is higher turnover, more wear and tear on the property and higher maintenance costs. The calculator compares both models side by side to help you decide.

What additional costs should I consider for student rental?

Beyond normal costs (IMI property tax, insurance, condo fees), budget for painting and repairs between contracts (turnover), late-rent disputes, marketing on student accommodation platforms, and potential void periods during the summer.

Does this calculator replace professional advice?

No. It is an initial screening tool. An investment decision should include a property visit, verification of actual student housing demand in the area, checking the condominium rules on room subdivision, and advice from qualified professionals.

Free tool

Student rental calculator.

Calculate the real yield of a property rented to students by room. Compare per-room rent with traditional whole-property rent and find up to what acquisition price the student model pays off.

Per-room yield · Portugal Instant calculation

Property and rents

Acquisition price

Number of rooms

Rent per room (€/month)

Occupancy and costs

Months of occupancy/year Students leave in summer. Use 10–11 months to be conservative.

Average occupancy rate (%)

Annual costs (maintenance, utilities, turnover)

Financing

Down payment (%)

Interest rate (%)

Loan term (years)

Total annual revenue €0 Rooms × rent/room × months × occupancy rate.

Equivalent monthly rent (students) €0/month Annual revenue divided by 12 months.

Equivalent family rent (traditional) €0/month Traditional rent needed to generate the same annual revenue (12 months, 5% vacancy).

Gross yield 0% Annual revenue divided by acquisition price.

Cash-on-cash 0% Annual cash flow after financing and costs, over capital invested.

Break-even: maximum acquisition price €0 Maximum price where the student model covers costs and debt.

Below: model is sustainable Above: negative cash flow

Reading:

Want to be notified when ideal student-rental properties come up?

Investifique monitors university cities and alerts you when it finds flats with a good number of rooms, location near campus and a price that makes sense for the per-room rental model.

Reference rents

Average rent per room in university cities, 2026.

Reference values for individual room rents in shared flats. Variation depends on area, condition of the property and proximity to campus.

Average monthly rent per room

Coimbra€270/room

Braga€325/room

Aveiro€340/room

Porto€400/room

Lisbon€450/room

How to use these values

3 rooms · Coimbra3 × €270 = €810/month potential gross

3 rooms · Braga3 × €325 = €975/month potential gross

3 rooms · Aveiro3 × €340 = €1,020/month potential gross

3 rooms · Porto3 × €400 = €1,200/month potential gross

3 rooms · Lisbon3 × €450 = €1,350/month potential gross

How to interpret

Student rental has its own logic.

Per-room rent vs family rent

A 3-bedroom flat rented by the room to three students can generate more total income than the same flat rented to a single family. But the higher turnover, accelerated wear and summer seasonality reduce the effective revenue.

Occupancy and active months

The academic year lasts about 9 teaching months. Using 10–11 months as a reference is conservative — it includes resit exams and international summer students. The occupancy rate accounts for rooms left vacant for short periods between contracts.

Turnover costs

Each tenant change involves painting, cleaning, minor repairs and potentially a month without rent. Budget €800–€1,500/year for a typical 3-bedroom flat.

Acquisition break-even

The maximum price you can pay for the property whilst keeping cash flow neutral — revenue covers annual costs and the mortgage payment. Above that price, the student model needs a top-up from your own pocket.

Related tools

Average rent per room in university cities, 2026.

Average monthly rent per room

How to use these values

Student rental has its own logic.

Per-room rent vs family rent

Occupancy and active months

Turnover costs

Acquisition break-even

Continue the analysis with the right tools.

Cap rate calculator

Rental yield calculator

DSCR calculator