Market research · August 2026
Cape Verde Listing Index — August 2026
Cape Verde's property market is concentrated and affordable by European standards: half of all publicly listed homes ask less than €150,000, and three islands hold nine out of ten listings. This is the first monthly index of every public listing in the country, measured on 10 August 2026. These are asking prices, not transaction prices.
Published 11 Aug 2026 · Data as of 10 Aug 2026 · Published by the Cape Verde Real Estate Index
Key takeaways
- Sal holds the largest observed inventory, with Santiago and Boa Vista the next two largest island markets.
- Among homes with a public price, the national median is €150,000; for homes that also report floor area, the median is €1,600/m².
- An island median is shown only when at least 10 listings support that specific measure.
- The Santiago median is withheld in this edition: one development in Praia accounts for most of the island's priced listings, so the figure would describe that project rather than the island.
Key market metrics
- Listings tracked
- 500
- Median asking price*
- €150K
- Median €/m²
- €1,600
- Sources tracked
- 9
* Median calculated from 417 listings with a public price in the frozen snapshot dated 10 Aug 2026.
Price and area available for 338 listings.
Island breakdown
| Island | Listings | Public price | Median | Price + area | Median €/m² | Sources |
|---|---|---|---|---|---|---|
| Sal | 212 | 199 | €125K | 150 | €1,600 | 7 |
| Santiago | 136 | 111 | Withheld | 108 | €1,700 | 3 |
| Boa Vista | 107 | 84 | €109K | 70 | €1,500 | 5 |
| Maio | 16 | 8 | Withheld (n<10) | 0 | Withheld (n<10) | 3 |
| São Vicente | 12 | 12 | €140K | 9 | Withheld (n<10) | 3 |
| São Nicolau | 9 | 0 | Withheld (n<10) | 0 | Withheld (n<10) | 1 |
| Fogo | 7 | 2 | Withheld (n<10) | 0 | Withheld (n<10) | 2 |
| Santo Antão | 1 | 1 | Withheld (n<10) | 1 | Withheld (n<10) | 1 |
Notes — Each median requires at least 10 observations in its own sample. Internal technical rows are excluded. A median is also withheld when it would describe a single development rather than the island; the methodology note says which and why.
Price distribution
| Asking-price band | Listings (n) | Share of priced sample |
|---|---|---|
| Under €100,000 | 126 | 30.2% (126 of n=417) |
| €100,000 to under €250,000 | 187 | 44.8% (187 of n=417) |
| €250,000 to under €500,000 | 91 | 21.8% (91 of n=417) |
| €500,000 and above | 13 | 3.1% (13 of n=417) |
The bands do not overlap. Each listing is counted in one band.
Reading the baseline
August is the baseline for future monthly editions. We do not show a month-to-month change because the set of listings included was corrected before this report. September will compare against a corrected July baseline.
Explore the markets in this briefing
Methodology note
Observation date: 2026-08-10. The report covers public, published listings in the index's listing feed. When the same home appears more than once, only the retained public record is counted; retired records are left out. Here, n means the number of listings behind a figure. A priced listing is a home with a public asking price and enters the asking-price median. A price-and-area listing also reports a positive advertised floor area and enters the median €/m². Each median is published only when n ≥ 10; otherwise a dash is shown. Euro amounts are rounded to the nearest €100. These are asking prices, not transaction prices or valuations. The population definition was corrected for this report, so monthly comparisons will resume in September against a corrected July baseline. The Cape Verde Real Estate Index is published by Africa Real Estate Index (AREI). Concentration disclosure, added 2026-08-14. Reviewed on 2026-08-13, 86 of 113 priced Santiago listings were individually listed units in a single development in Praia. That is 76% of the island's priced sample and 20% of the national priced sample. The Santiago asking-price median is therefore withheld in this edition, because it would describe that development rather than the island market. As a sensitivity check, excluding those units the national median would be about €125,000 and the Santiago median about €145,000. Those are not the published figures: the units are real homes offered for sale, and the method published here counts them. The national median of €150,000 is unchanged. A concentration audit of the live feed on 2026-08-14 found São Vicente's priced sample concentrated in the same way, at 33% from a single project; its median is left standing in this edition because the rule was adopted after publication, and from the September edition a median is withheld whenever one project exceeds 30% of the sample it rests on, so São Vicente will show a dash if that concentration persists. Read the methodology.