Edifício CAIS

The building

Edifício Cais is located on Cais da Alfândega Street, in the centre of Figueira da Foz, approximately 50 metres from the marina and 300 metres from the beach.

The building is undergoing complete rehabilitation, including structural reinforcement, and comprises 17 apartments: 4 T0, 9 T1 and 4 T2 units. Selected apartments include private balconies or terraces and views over the marina and ocean, while the upper floor features loft-style units with generous ceiling heights.

Residents also have access to a shared terrace with a barbecue area, outdoor dining space, sun loungers and a dedicated children’s area.

17Apartments

11Available now

€225,000From

Autumn 2026Planned completion

Q1 2027Public deeds

Availability is updated regularly. Contact us for the current unit list, prices and expected deed dates.

The building today

Edifício CAIS on Cais da Alfândega, filmed during the works. Completion is expected by November 2026.

What is included

The apartments are delivered with a comprehensive specification focused on comfort, energy efficiency and everyday functionality.

Mitsubishi air conditioning in bedrooms and living areas
Underfloor heating with individual thermostats
VMC ventilation system with humidity sensor
Smart-home control for lighting, climate, blinds, entrance door and selected appliances
Bosch-equipped kitchens
Silestone kitchen countertops
Grohe bathroom fittings
Built-in ceiling speakers
Electric blackout blinds and shutters
Double-glazed PVC windows with argon
Pre-installation for solar panels and electric vehicle charging
Target energy class A or A+, subject to final certification after completion

The model apartment

Real photographs of the finished model apartment in Figueira da Foz, built with the same finishes list as the apartments for sale.

Short-term letting

The condominium rules of Edifício CAIS will provide for short-term letting (Airbnb, Booking.com and similar) from the outset.

The short-term letting licence (Alojamento Local) is issued by the municipality and cannot be guaranteed.

Each apartment has smart-home control of the entrance door, which allows remote check-in, air conditioning, underfloor heating and an energy class of A/A+ (projected).

Available apartments

Areas are gross areas until the propriedade horizontal process concludes.

Rehabilitation

Tax treatment of a rehabilitated building

Edifício Cais is a full rehabilitation of an existing building on Cais da Alfândega, in the historic centre. Portuguese law attaches specific tax treatment to rehabilitation inside a delimited Urban Rehabilitation Area (ARU), and the municipality of Figueira da Foz has delimited an ARU for the urban centre. What follows is what the regime provides. None of it is automatic, and none of it is a commitment by HUUS.

IMT (property transfer tax)

Potential IMT exemption may apply to the final buyer, subject to Câmara Municipal approval, qualifying rehabilitation confirmation, HPP and/or qualifying long-term rental use, and final legal/tax confirmation.

IMI (municipal property tax)

The same regime provides for a three-year IMI exemption counted from the year the works are completed, renewable for a further five years where the property is the owner's permanent home or is let for permanent housing. It is granted by the municipality, on application, and is not automatic.

VAT on the works

Qualifying urban rehabilitation works inside a delimited ARU may be invoiced at the reduced 6% VAT rate. This concerns the cost of the works, not the buyer's own tax position.

Conditions

Both exemptions depend on the intervention being certified as raising the building's state of conservation by at least two levels, to at least "good", and on meeting the energy and thermal requirements.
Recognition is granted by the Câmara Municipal, which notifies the tax authority. It is requested with the works, not by the buyer after the fact.
The IMT exemption on the first transfer lapses if the stated use changes within six years, if the property is not occupied as a permanent home within six months, or if the lease is not signed within one year, as applicable.
Tax treatment depends on the buyer's own circumstances and on the final position of the Câmara Municipal and the tax authority. This is information, not tax advice; confirm it with your lawyer or accountant before you rely on it.

Floor plans

The plan of every apartment is shown below, with the gross areas as drawn by the architect. Final and usable areas follow once the horizontal-property registration is concluded. For current availability and prices, ask about an apartment or book a visit.

The place

Figueira da Foz

A coastal city at the mouth of the Mondego, on Portugal's Silver Coast, roughly halfway between Porto and Lisbon. About 61,400 people live in the municipality — a working town with a port, a paper and glass industry and a university city 40 km inland, not a resort that empties in September.

The bay

The city faces a two-kilometre beach that is often described as the widest urban beach in Europe; the promenade behind it runs from the marina to the northern end of the bay. North of the city the shoreline turns at Buarcos and rises into the wooded Serra da Boa Viagem, ending at Cabo Mondego, a classified natural monument six kilometres from the city centre.

Buarcos

Buarcos was a fishing village before it was a suburb, and still reads as one: low houses on narrow streets, boats on the sand, restaurants along the seafront. A stretch of the old fortress wall — begun under King Manuel I and classified as a property of public interest since 1961 — still stands between two bastions, facing the beach. Edifício Muralha is a few minutes' walk from it.

The city

Figueira da Foz has a commercial port, a marina and shipyards on the Mondego, and the Casino Figueira at the centre of the seafront. The economy is broader than tourism: paper (Navigator, Celbi) and glass (Verallia) are among the largest employers in the district. Edifício Cais sits on the quay itself, by the marina.

Getting here

By car, about an hour and a half from Porto and about two hours from Lisbon, on the A14 and A17. Coimbra is 40 km inland. Regional trains on the Linha do Oeste connect the city to Coimbra and the West line; there is no direct service to Lisbon or Porto.

Where the two buildings are. Schematic map; positions of Edifício Muralha and Edifício Cais from their postal addresses.

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61,400 residents (INE, end-2024)Municipality

~2 km of sand in front of the cityBeach

40 kmCoimbra

~1 h 30 by car (A17 / A14)Porto

~2 h by carLisbon

Natural monument, 6 kmCabo Mondego