School Zones & Property Value in Portugal 2025

Published on 27th August, 2025

Relocating to a new country with children brings a unique set of priorities, and education often tops the list. In Portugal, like in many other nations, the concept of school catchment zones – or áreas de influência as defined by the Carta Educativa (Educational Map) – plays a significant role in determining which public school a child can attend. This, in turn, can have a considerable impact on property decisions and market values. Berkshire Hathaway HomeServices Portugal Property offers this guide to help expat parents navigate this important aspect of Portuguese life.

Myth 1: Catchment Zones Don't Really Matter if I Choose an International School.

Reality: While it's true that international schools often have their own admission policies independent of your residential address, understanding public school catchment zones is still relevant for several reasons. Firstly, your preferred international school might have waiting lists, and having a good local public school as a backup or interim option is prudent. Secondly, the quality and reputation of local public schools in a given area often contribute to the overall desirability and, consequently, the property values of that neighbourhood, even for families ultimately choosing private education. A strong local school system indicates a family-friendly area with good amenities, which benefits all residents.

Action: Research both public school catchment areas (agrupamentos de escolas) and the availability of international schools in your target locations. Consider the long-term implications for property value and community feel, even if your immediate plan involves private schooling.

Myth 2: All Public Schools Within a Catchment Zone Are Basically the Same.

Reality: While schools within the same agrupamento (school group) follow the national curriculum, there can be variations in facilities, extracurricular activities, teaching staff experience, and overall school environment. Furthermore, the Carta Educativa is dynamic; zones can be redrawn, and school capacities can change, impacting admission priorities. Proximity to the school within the zone often plays a role in admission if a school is oversubscribed.

Action: Don’t just rely on the zone map. If considering public schools, try to visit potential schools, speak to other parents in the area if possible, and look for any available school performance indicators or local feedback. Check the specific admission criteria for the agrupamento you are interested in, which can usually be found on their website or through the local municipal council (Câmara Municipal).

Myth 3: Living in a “Good” School Catchment Zone Guarantees a Place.

Reality: Living within the defined catchment area gives you priority, but it doesn’t always guarantee a place, especially in highly sought-after schools with limited capacity. Other factors can come into play, such as having siblings already attending the school, specific social circumstances, or even a lottery system in some oversubscribed urban schools. For secondary school (Ensino Secundário), students may also have more choice based on the specific study tracks offered by different schools, sometimes extending beyond their immediate residential zone.

Action: Register your child as early as possible once you have a confirmed address (and your NIF and residency are in order). Understand the full list of admission criteria and have contingency plans. If a specific school is non-negotiable, ensure your property search is hyper-focused on its immediate vicinity and verify the current year’s admission policies directly with the school or agrupamento.

Myth 4: School Catchment Zones Only Affect Houses, Not Apartments.

Reality: School catchment zones apply to all types of residential properties within their defined geographical boundaries, whether it’s a detached villa, a townhouse, or an apartment. The key factor is the official residential address used for school registration.

Action: When looking at any property type, verify its designated public schools. Estate agents, like those at PortugalProperty.com, who are familiar with family relocations should be able to provide initial guidance, but always cross-reference with official sources like the local council or the DGE (Direção-Geral da Educação) website for the most up-to-date Carta Educativa information.

The Impact on Property Values in 2025

In 2025, the link between desirable school catchment zones and property values in Portugal remains strong, particularly in family-orientated neighbourhoods in Lisbon, Porto, Cascais, and parts of the Algarve. Properties within the catchment areas of highly regarded public schools or in close proximity to reputable international schools often command a premium and tend to hold their value better, even in fluctuating markets. This “school effect” is a well-documented phenomenon in real estate globally, and Portugal is no exception.

For families, choosing a home is about more than just bricks and mortar; it’s about securing the best future for their children. Understanding the nuances of Portugal’s school catchment zones is a vital step in that journey.

Navigating Portugal's school zones? Myth vs. Reality: Zones impact all properties & good local schools boost value. Plan ahead! 

For more information, contact us at info@portugalproperty.com

Published in: Guide to Portugal / Portuguese Life / Property