Buarcos, Figueira da Foz
Edifício MURALHA
8 apartments in a fully rehabilitated building in Buarcos, 50 metres from the beach, combining the restoration of its original tiled façade with contemporary interiors and high-specification finishes.
The building
Edifício Muralha is located in the historic centre of Buarcos, Figueira da Foz, approximately 50 metres from Praia de Buarcos.
The project involves the complete rehabilitation of the existing building, including structural reinforcement and the preservation and restoration of its original tiled façade.
The development comprises 8 apartments, including T1, T2 duplex, T3 and T3 duplex typologies. Selected apartments offer sea views and private balconies, while the upper levels include duplex units with loft-style layouts.
The building includes a lift and accessibility for people with reduced mobility.
Availability is updated regularly. Contact us for the current unit list, prices and expected deed dates.
The building today
Buarcos, the seafront and Rua Goltz de Carvalho, filmed during the works. Completion is expected by the end of autumn 2026.
From the front door to the sand
From the façade to the rooftops and the bay, in one take.
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 White Storm kitchen countertops
- Grohe bathroom fittings and wall-hung sanitary ware
- Built-in ceiling speakers
- Adjustable LED lighting
- Full-height wardrobes with integrated lighting
- Full-height bathroom mirrors with integrated LED lighting
- Electric blackout blinds and shutters
- Smart digital entrance lock
- Video intercom compatible with Alexa
- Pre-installation for solar panels
- 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 Muralha 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
Availability changes weekly. Ask us what is free today.
Areas are gross areas until the propriedade horizontal process concludes.
Rehabilitation
Tax treatment of a rehabilitated building
Edifício Muralha is a full rehabilitation of an existing building in Buarcos. 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 Buarcos. 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. Areas and prices are in the list of available apartments above; areas are gross until the horizontal-property registration is concluded. Ask about any 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.
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- Edifício Muralha — Rua Goltz de Carvalho 16, Buarcos Open in Google Maps
- Edifício Cais — Cais da Alfândega 1-8 Open in Google Maps
Map data © OpenStreetMap contributors