Independent
Buyer-side
Madeira-resident editor
Buying property in Madeira? Start here, not at the agency.
IMT calculator, concelho-level Alojamento Local map, CPCV walkthrough, and a vetted directory of lawyers - built by someone who lives here, not someone who earns a commission on your purchase.
Alojamento Local, new registrations
- No new AL (suspension, or banned in a containment area)
- Containment area: only some property types
- Suspension or new rules decided or in consultation
- No municipal restriction found
- Not yet confirmed
Checked on 27 Sep 2026 against the Diário da República and each câmara's published notices; every concelho page lists its sources. Hatching covers a single parish where the measure applies to that parish only. Always confirm with the câmara before you offer.
Administrative boundaries: CAOP2025 (RAM), Direção-Geral do Território. Informação geográfica cedida pela Direção-Geral do Território. Licensed under CC BY 4.0. Adapted: boundaries simplified; Desertas, Selvagens and minor islets omitted.
What you won't find on the listing portals
We built the resources the listing portals and local agencies don't - because they can't, without conflict of interest.
A Madeira-calibrated IMT calculator
Madeira has its own IMT tables, with every band 25% higher than on the mainland. The calculator applies them, plus the flat 7.5% non-residents pay since May 2026 and IMT Jovem up to €413,174 - all in one place, all cited.
Open the IMT calculatorThe AL licensability map, checked against primary sources
Since DL 76/2024 each of the 11 concelhos sets its own Alojamento Local rules. Funchal has been a containment area since June 2026, Machico has suspended two parishes and Santa Cruz is about to suspend. The map above shows all eleven, each with its primary source, so you know before you offer.
Read the AL guideCPCV clauses, red-flagged
The twenty clauses that decide whether you lose your sinal. Reservation-fee / IBAN cross-checks. Seller debts that can stay with the property. Licensing checks after DL 10/2024.
Read the CPCV walkthroughVetted lawyers, not agencies
Funchal law firms that take on property work, each checked against the Ordem dos Advogados register and two more public sources. We're not AMI-licensed by choice: buyer-side editorial can't double as a sales channel.
See the directoryThe 11 municipalities of Madeira
Each concelho has its own PDM, its own AL regime after DL 76/2024, its own microclimate, its own hazard profile. Pick the one you're eyeing.
Funchal
AL: containment areaSouth coast - regional capital
Regional capital; the highest median price per m² of homes sold on the island (INE); historic old town + Lido waterfront + Santa Rita hospital campus driving western-Funchal appreciation.
Calheta
AL: no restriction foundWest coast
West-coast sunniest microclimate; strong international expat demand; Arco da Calheta popular with German retirees.
Ponta do Sol
AL: no restriction foundSouth-west coast
Digital-nomad hub since Startup Madeira opened its Digital Nomad Village here in 2021; the "sunniest corner" of the island by consensus.
Santa Cruz
AL: changes decidedSouth-east coast
Madeira International Airport sits in this concelho; 20-minute commute to Funchal; strongest value-per-euro for buyers who want south-coast sun without paying the Funchal premium.
Câmara de Lobos
AL: no restriction foundSouth coast - immediate west of Funchal
Commutable to Funchal (15 minutes); emerging luxury developments on the coastal cliffs; documented landslide exposure on steep slopes inland.
Ribeira Brava
AL: no restriction foundSouth coast - west of Funchal
Strong south-coast sun exposure; AL / tourism yield is solid; coastal commute to Funchal via VR1.
Whatever brought you here
Most readers arrive with one of these on their mind. Wherever you fit, the same buyer-side material is in front of you - no gatekeeping, no sign-up wall.
- Looking at Madeira as a calmer base. Mild climate, possibly a second home, and you want to understand the bureaucracy before you fly out.
- Sizing the island as an investment. Yield, appreciation, parish-level AL constraints, and the post-Golden-Visa picture.
- Already living here on a D8 or similar visa. Thinking about moving from renting to owning, and what that actually involves.
- Been through a Portuguese deal before. You want checklists, primary sources, and a vetted lawyer before signing anything else.
- Buying your first home as a Portuguese resident. IMT Jovem, 100% LTV state guarantee, and the local-rate routes the mainland portals skip.
The guides the agencies can't publish
Because they're selling property. We're not.
Pillar2500+ words
The complete Madeira property buying guide
NIF to escritura in 17 steps. The pillar reference for foreign and domestic buyers.
Read the guideRegulatorychecked 27 Sep 2026
Alojamento Local in Madeira (2026)
Concelho-by-concelho licensability: Funchal's containment area, the Machico and Santa Cruz suspensions, DL 76/2024.
Read the guideDecision tree4 routes + IFICI
Golden Visa alternatives for Madeira
Property route is dead (Law 56/2023). Here is what actually works in 2026.
Read the guideLong-form
CPCV clause-by-clause
The 20 clauses that decide whether you lose your sinal.
Read the guideWhy trust this site
Buyer-side only. No listings. No commissions on editorial.
Written in Madeira. We don't broker property. We're not AMI-licensed, deliberately, so our editorial can stay buyer-side. Every regulatory page is dated and cites primary sources (Diário da República, Portal das Finanças, municipal câmaras).
Read the editorial policyGet the Madeira Buyer's Checklist
Caderneta, CPCV clauses, licença de utilização, hazard overlays: the checklist is free on our due-diligence checklist page, to print or save as PDF. Leave your email and we will tell you when a rule on it changes. No spam. Unsubscribe anytime.