How much can the landlord raise the rent?
Conditional: in 2026 rent can rise by at most 2.24%. The 2026 update coefficient is 1.0224 (+2.24%), set by the Government based on INE data (a September 2025 notice), in force since 1 January 2026. You apply it by multiplying the rent by 1.0224 (e.g. €800 → €817.92). The landlord must give written notice at least 30 days ahead, stating the coefficient and the new amount (Law 6/2006, NRAU, art. 11). The update can be made only once a year and only after the contract has been in force for 1 year. The coefficient updates existing leases; new contracts are freely negotiated. In short: 2.24% at most, with 30 days' notice.
📋 The rules
- 2026 coefficient: 1.0224 (maximum +2.24%)
- Apply: rent × 1.0224
- Written notice 30 days ahead
- Once a year, only after 1 year of contract
- New contracts: freely negotiated
🔓 Exceptions
- Coefficients unused in prior years: can be accumulated
- The contract's update criterion overrides the legal coefficient
- Same coefficient for commercial and rural leases
⚠️ Penalties & fines
There isn't really a "fine": an increase above the coefficient of 2.24% on an existing contract is illegal and the tenant doesn't owe it. If the landlord doesn't give the 30-day written notice, the update has no effect. Beware a myth: the "2% cap" was an exceptional 2023 measure and does not apply in 2026 — the figure is 2.24%. And unlike Brazil, Portugal uses a single INE coefficient, not indices like IGP-M or IPCA. To know your rights: check that the increase doesn't exceed the year's coefficient, demand the written notice, and remember rent can be updated only once a year. If in doubt, consult the Housing Portal or a tenants' association.
📎 Official sources
- Housing Portal — rent coefficients →
- Law 6/2006 (NRAU) — art. 11 →
- 2026 coefficient notice (Diário da República) →
❓ Frequently asked
How much can the landlord raise the rent in 2026?
At most 2.24%. The 2026 update coefficient is 1.0224, set by the Government based on INE data. You apply it by multiplying the current rent by 1.0224. For example, an €800 rent can rise to €817.92, and no more than that.
Does the landlord have to notify me?
Yes. Updating the rent requires written notice, at least 30 days ahead, stating the coefficient applied and the new amount. Without this notice, under the NRAU, the update has no effect. Rent can be updated only once a year.
Does the 2% cap still exist?
No. The 2% cap was an exceptional measure applied in 2023, in a high-inflation context, and it isn't maintained. For 2026, the maximum update is 2.24%. It's a common myth to keep talking about a "2% brake" that's no longer in force.
Can I refuse an increase above 2.24%?
Yes, on an existing contract. The landlord can only update the rent up to the year's coefficient, 2.24% in 2026. A higher increase is illegal and isn't owed. In case of abusive imposition, you can refuse and seek help from a tenants' association or the Housing Portal.
And in new contracts?
New tenancy contracts are freely negotiated between landlord and tenant, without being subject to the update coefficient. The coefficient applies to the annual updates of contracts already in force. At the start, the rent amount results from the agreement between the parties.
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