The 12,500-hectare Herdade da Comporta on the Tróia peninsula and the Alentejo coast, 130 km south of Lisbon, runs through seven villages: Comporta, Torre, Pego, Brejos, Carvalhal, Possanco, and Carrasqueira (web-verified through Herdade da Comporta and JO and SO references). The 2026 villa rental pool runs to around 38 properties at peak-week rates of EUR 14,000 to EUR 96,000 across three structural zones. The Sublime Comporta resort opened in 2014 and expanded in 2024 with the 43-villa Sublime Sand wing (web-verified through Robb Report and sublimecomporta.pt). Quinta da Comporta on the edge of Carvalhal carries the 40-metre infinity pool and the Mar D'Arrozal restaurant (web-verified through quintadacomporta.com). The Carvalhal beach-corridor pool runs the highest median at EUR 56,000; the inland village pool runs the lowest at EUR 28,000. Praia do Carvalhal sits 5 minutes by driver from the Carvalhal village edge and 12 to 22 minutes from the inland Comporta or Pego village register.
By The Villas For Kings desk
Comporta's villa register splits along the cork-plain-versus-dune-front axis. The inland villages on the rice-and-cork estate, the Carvalhal-and-Pego beach-corridor strip on the Atlantic dune-front, and the Aberta Nova and Carrasqueira outer pattern on the Sado estuary deliver three different products at three different rate ceilings. The buyer who books one zone with the assumption of another pays for the wrong week.
The seven villages of the Herdade da Comporta (Comporta proper, Torre, Pego, Brejos, Carvalhal village, Possanco, and the Carrasqueira stilt-cabin ridge on the Sado estuary) sit on the inland cork-oak-and-rice plain between the N261 coastal road and the Sado estuary. The working evening pattern runs through the Comporta village square at Restaurante Museu do Arroz (the rice-museum-and-restaurant complex, web-verified through Comporta village register), Sal restaurant, and the Carvalhal-village register at Dona Bia and Pa Cá Pa Lá. The working morning pattern runs the cork-oak-and-rice-field walking register, the horse-stable pattern at the Cavalos na Areia operation on the Sado-side beach, and the structural village-square coffee pattern.
The inland village villa pool runs to around 18 properties in 2026 at peak-week rates of EUR 14,000 to EUR 58,000. The median is EUR 28,000, the lowest of the three Comporta zones. The register splits three ways. The first is the Comporta and Pego village register at EUR 18,000 to EUR 34,000 (around 9 properties), four-to-six-bedroom villas on plots of 0.3 to 0.8 hectares with the working cork-and-rice plain pattern, mature cork-oak garden framework, and the structural 8-to-14-minute driver to the Praia da Comporta dune-front. The second is the Carvalhal-village register at EUR 22,000 to EUR 38,000 (around 5 properties), the same plot-and-bedroom register but with the structural 5-to-9-minute driver to Praia do Carvalhal and the structural 2-to-5-minute walking pattern to Dona Bia. The third is the inland upper-tier register at EUR 42,000 to EUR 58,000 (around 4 properties), seven-to-nine-bedroom estate villas on plots of 1.2 to 4 hectares with the structural horse-stable-and-paddock pattern and the working Herdade-side cork-and-rice register.
The feature of the inland register is the cork-and-rice plain pattern, the village-square evening register, and a rate floor at EUR 14,000 to EUR 28,000 that holds nowhere else in the Comporta market. The drawback is the dune-front distance: the 12-to-22-minute driver from Comporta or Pego village to the beach compromises the morning beach-walking pattern, and the August evening at Praia do Carvalhal runs an 18-to-28-minute return driver.
The Carvalhal-and-Pego beach corridor is the 6-km Atlantic dune-front strip between Praia da Comporta on the north and Praia do Pego on the south, with Praia do Carvalhal at the central anchor and the Sublime Sand resort behind the dune at Muda. The working day pattern runs the structural beach-walking morning at Praia do Carvalhal (the dune-front concession-and-beach-club pattern at Sal, Comporta Café, and Dinis), the working dune-front lunch register, and the working evening pattern at the Sublime Sand restaurants (Sem-Fim, Beefbar, and Davvero on the Sublime Sand grounds, web-verified through sublimecomporta.pt) at 6 to 12 minutes by driver. The 5-minute driver from a Carvalhal-side villa to Praia do Carvalhal is the structural anchor of the corridor's value pattern.
The Carvalhal-and-Pego corridor villa pool runs to around 14 properties in 2026 at peak-week rates of EUR 32,000 to EUR 96,000. The median is EUR 56,000, the highest of the three Comporta zones. The register splits two ways. The first is the dune-front-adjacent register at EUR 32,000 to EUR 58,000 (around 9 properties), five-to-seven-bedroom villas on plots of 0.4 to 1.2 hectares with the structural 4-to-8-minute walking access to Praia do Carvalhal or Praia do Pego and the working pine-and-eucalyptus garden framework. The second is the upper-tier dune-front register at EUR 62,000 to EUR 96,000 (around 5 properties), seven-to-ten-bedroom estate villas on plots of 1.2 to 3.2 hectares with the structural dune-front sightline pattern and the working estate-and-pool register on the Atlantic side.
The feature of the Carvalhal-and-Pego corridor is the dune-front walking pattern, the Sublime Sand F and B adjacency, and Comporta-rate-band leadership at EUR 32,000 to EUR 96,000. The drawback is the absence of a village-square evening register (Carvalhal village sits 6 to 12 minutes by driver from the corridor-side register), and an August dune-front crowd pattern at Praia do Carvalhal that holds a concession queue from 11:00 to 16:00 on the working August Saturday.
Aberta Nova is the 4-km outer Atlantic strip south of Praia do Pego, running through the Melides commune boundary onto the Pinheiro da Cruz and Aberta Nova beach pattern. The Carrasqueira stilt-cabin ridge on the Sado estuary holds the working fishing-village register at the structural northern Sado-side boundary of the Herdade. The two patterns together run the Comporta outer-coast register: structurally further from both the village-square evening pattern and the Sublime resort, but with the structurally larger plot pattern and the working Sado-side or Atlantic-outer-strip access.
The Aberta Nova and Carrasqueira villa pool runs to around 6 properties in 2026 at peak-week rates of EUR 22,000 to EUR 48,000. The median is EUR 32,000. The register is the larger-plot estate pattern at six-to-eight-bedrooms on plots of 1.2 to 4.8 hectares, with an Atlantic-outer-strip or Sado-side estuary anchor. The feature is the larger plot pattern and the distance from the August dune-front crowd. The drawback is the 18-to-32-minute driver to the Comporta or Carvalhal village register and the 22-to-36-minute driver to the Sublime Sand F and B.
| Metric (peak week, 8 to 15 August 2026) | Inland villages | Carvalhal & Pego coast | Aberta Nova & Carrasqueira |
|---|---|---|---|
| Villas in 2026 rental pool | ~18 | ~14 | ~6 |
| Median peak-week rate, EUR | 28,000 | 56,000 | 32,000 |
| Top-tier peak rate, EUR | 42,000–58,000 | 62,000–96,000 | 38,000–48,000 |
| Floor peak rate, EUR | 14,000 | 32,000 | 22,000 |
| Typical plot size, hectares | 0.3–4.0 | 0.4–3.2 | 1.2–4.8 |
| Walk to Atlantic dune-front, min | n/a (driver only) | 4–14 | n/a (driver only) |
| Drive to Praia do Carvalhal, min | 12–22 | 3–8 | 14–24 |
| Drive to Sublime Sand F&B, min | 10–18 | 6–12 | 22–36 |
| Drive to Carvalhal village square, min | 2–14 | 6–12 | 18–28 |
| Drive to LIS Lisbon airport, min | 85–110 | 90–115 | 105–130 |
| Built-out era | 1960s–2010s | 2005–2024 | 2008–2022 |
Source: Villas For Kings 2026 Comporta rate-card sample (38 properties across the three zones), Sublime Comporta and Quinta da Comporta operating disclosure, Herdade da Comporta ownership and village register, JO and SO Comporta journal, AEMET-equivalent IPMA station data, 16 May 2026. Rates exclude IVA at 23%, the Alentejo tourist tax, service, cleaning, and helicopter or transfer arrangements. The 12,500-hectare Herdade da Comporta figure is the upper bound of the historical estate; the working villa rental pool sits inside the Herdade and the adjacent Melides commune boundary.
The first is a seven-bedroom Carvalhal-corridor property at EUR 78,000 a week, marketed as "direct dune-front walking access in two minutes, private path through the Sublime grounds." The two-minute claim is structurally accurate at the working morning pace from the property's north gate to the dune crest, but the structural August working access pattern at Praia do Carvalhal runs the 4-to-7-minute walking pattern from the dune crest to the working beach-and-concession line. The "private path through the Sublime grounds" framing structurally overstates the working pattern: the Sublime Sand grounds run a non-resident-access restriction on the structurally non-public dune-frontage pattern, and the working private-path claim runs through the structurally adjacent public-easement boundary rather than the resort grounds proper. The villa is otherwise a competent dune-front-adjacent property. We would book it at EUR 56,000 to EUR 62,000 with the dune-frontage walking pattern reframed accurately at the 6-to-9-minute working August pattern.
The second is a six-bedroom inland Comporta-village property at EUR 34,000 a week, marketed as "walking access to the Comporta village square, 8-minute beach driver." The walking-access claim is structurally accurate at the working pace (3-to-6-minute walking pattern to the Comporta village square restaurant register). The 8-minute beach-driver claim is the structural problem: the working pattern from the property's gate to the Praia da Comporta dune-front car park runs 12 to 14 minutes on the working August Saturday and 14 to 22 minutes through the structural August dune-front car-park-queue pattern. The villa is competent. We would book it at EUR 22,000 to EUR 26,000 with the beach-driver pattern reframed at the working 14-to-22-minute August register and the village-square walking access reframed as the structural daily anchor rather than the dune-front adjunct.
Book the Carvalhal-and-Pego coast if the brief is the Atlantic dune-front walking pattern, the structural Sublime Sand F and B adjacency at 6 to 12 minutes by driver, the working morning beach-walking register, and the EUR 32,000-to-EUR 96,000 rate band. The Carvalhal-corridor buyer accepts the 6-to-12-minute driver to the working Carvalhal village square evening register and books for the dune-front daily anchor rather than the village pattern.
Book the inland village register at Comporta or Pego if the brief is the cork-and-rice plain pattern, the structural village-square evening register, the working horse-stable-and-Herdade walking pattern, and the EUR 14,000-to-EUR 58,000 rate band. The inland-village buyer accepts the 12-to-22-minute driver to the Praia do Carvalhal dune-front and books for the village-and-Herdade daily anchor rather than the beach-walking pattern. The four-to-six-bedroom couples-and-friends week books here.
Book the Aberta Nova or Carrasqueira register if the brief is the structurally larger plot pattern, the structural distance from the working August dune-front crowd, the working Sado-estuary or outer-Atlantic-strip register, and the EUR 22,000-to-EUR 48,000 rate band. The outer-coast buyer accepts the 18-to-32-minute driver to the village register and the 22-to-36-minute driver to the Sublime F and B and books for the larger-plot estate pattern rather than the working corridor or village daily anchor.
Do not book the inland register for the Atlantic dune-front brief; the 12-to-22-minute driver compromises the morning. Do not book the Carvalhal-corridor register for the village-square evening brief; the 6-to-12-minute driver compromises the evening anchor. Do not book the Aberta Nova or Carrasqueira outer register for a first-time Comporta week; the distance from both the village and Sublime patterns runs the wrong product.
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