# How much a roof repair or replacement costs: what the sources say and why they disagree

> Prices per m² from Habitissimo and Zaask, with the date of each page, the contradictions between them and what to do with these numbers before asking for quotes.

- Page: https://telhadoseguro.pt/en/guides/roof-cost-per-m2
- Language: English
- Updated: 2026-11-03

## Summary

- There is no official roof price list: the figures come from two commercial sites.
- A repair costs 15 to 50 €/m² according to Habitissimo; replacement 50 to 250 €/m² according to Zaask.
- The numbers contradict each other, even on the same site: ceramic tile shows up at 20 and at 105 €/m².
- Use them as an order of magnitude and ask for written quotes.

How much does it cost to replace or repair a roof in Portugal? We looked for numbers and found two private sources that publish prices per m²: Habitissimo and Zaask. There is no official price list for roofs. The two sites give very different numbers, and even one site changes from page to page. This guide shows what each says, with the date, and explains why they cannot be taken as the price of a quote.

*Updated 2 November 2026. These are estimates from quote-request portals, not prices checked by us or by an official body. For your own job, only a contractor's written quote counts.*

## The essentials

- **There is no official price list** for roofs. The numbers below come from two commercial sites.
- **The figures do not agree.** For "replacing a roof" Zaask gives 50 to 250 €/m²; for "installing" a roof covering Habitissimo gives, on different pages, 10 to 50 €/m² and 30 to 90 €/m².
- **A repair** costs, according to Habitissimo, 15 to 50 €/m², or a few tens of euros per item (gutter, flashing).
- **Work out the real roof area**, not the house area: with the pitch, the area is larger. Use our [area calculator](https://telhadoseguro.pt/en/roof-area-calculator).
- **These sites do not say** whether the figures include VAT, or how many quotes they come from.

## Repairs: what Habitissimo says

On its roof repair page, updated 10 June 2026, Habitissimo gives an average price of **32.5 €/m²**, in a range of **15 to 50 €/m²**. It also gives example jobs:

| Job (Habitissimo) | Price | Size |
|---|---|---|
| Replacing tiles on a pitched roof | 130 € (Porto), 150 € (Lisbon) | 15 m² |
| Repair and waterproof paint | 2,400 € | 120 m² |
| Complete roof repair | 8,000 € | 140 m² |
| Chimney flashing repair | 80 € | per unit |
| Gutter or downpipe repair | 55 € | per unit |

The same page says a tile costs about **0.60 €** and that labour to replace one or more broken tiles is about **50 €** (45 € elsewhere on the page). Habitissimo does not explain where these numbers come from.

## Replacing or refurbishing: what Zaask says

Zaask publishes price pages "based on the national average", with no update date and no method. We read them on 2 November 2026.

| Job (Zaask) | Price |
|---|---|
| Roof replacement, average (includes removing the tiles and adding insulation) | 100 €/m², range 50 to 250 €/m² |
| Tile roof with expanded polystyrene insulation | 131 €/m² |
| Tile roof with mineral wool insulation | 129 €/m² |
| Sandwich panel | 60 €/m² (on the refurbishment page: 15 to 30 €/m², with insulation) |
| Complete refurbishment (structure, insulation, waterproofing, covering) | 70 to 150 €/m² (average 120 €/m² in the text, range 70 to 300) |
| Leak repair (detection and refurbishment) | 150 to 300 €/m² |
| Fibre-cement removal, by a licensed company | 25 to 60 €/m² |
| Thermal insulation (rock or mineral wool) | 25 to 50 €/m² |
| Underlay (subtelha) | 40 to 150 €/m² |

Note that Zaask itself gives sandwich panel at 60 €/m² on one page and 15 to 30 €/m² on another, and that the refurbishment page header says 65 to 350 €/m² while the text says 70 to 300.

## Installing a roof covering: Habitissimo again

| Page (Habitissimo) | Price |
|---|---|
| Roofs, updated 15 September 2026 | average 30 €/m², range 10 to 50 €/m² |
| Coverings and roofs, updated 10 June 2026 | average 60 €/m², range 30 to 90 €/m² |
| Same page, by material | ceramic 105, metal 120, PVC 120, polycarbonate 57 €/m² |

On the first page, a 110 m² ceramic tile roof costs 2,200 €, that is **20 €/m²**. On the second, ceramic tile costs **105 €/m²**. Both numbers are from the same site.

## Why the numbers do not agree

- **Different scope.** One figure may be just the tile, another the tile, labour, removal of the old tile and insulation. Most pages do not say what they include. Habitissimo says in one example that 520 € for 65 m² covers the tiles only.
- **Different area.** A price per m² applies to the real area of the slope, not to the house plan area. A house with 70 m² on plan can have well over 70 m² of roof.
- **State of the roof.** Zaask warns that very old, damaged roofs cost more because the structure needs reinforcing.
- **Averages from commercial sites.** Nobody states the sample: how many quotes, from which years, from which areas.

## What to do with these numbers

- Use them only as an **order of magnitude**, to see whether a quote is far from what is published. Not as a price.
- **Ask for more than one written quote** and compare what each includes. Our [quote checker](https://telhadoseguro.pt/en/roof-quote-checker) lists the 16 things a good quote should state.
- **Check the VAT.** The reduced 6% rate has conditions; see the guide to [VAT on roof works](https://telhadoseguro.pt/en/guides/roof-works-vat).
- If the roof has **fibre-cement**, see the guide to [asbestos](https://telhadoseguro.pt/en/guides/asbestos-roof-law-removal): removal is done by a licensed company and costs extra.

## What we could not confirm

- **Official prices.** We could not read any price list from the State or from a trade association.
- **The method of the two sites:** how many quotes, what period, which regions.
- **Whether the figures include VAT.** None of the pages say.
- **The Quantobra price table and the CYPE price generator.** We found no readable pages with roof prices.
- **Differences by region or season.** Habitissimo gives ranges by city that barely change, without explaining how it got them.

## Sources (read on 2 November 2026)

- Habitissimo, [Reparar telhado](https://www.habitissimo.pt/orcamentos/reparar-telhado), article updated 10/06/2026.
- Habitissimo, [Coberturas e telhados](https://www.habitissimo.pt/orcamentos/coberturas-e-telhados), article updated 10/06/2026.
- Habitissimo, [Telhados](https://www.habitissimo.pt/orcamentos/telhados), article updated 15/09/2026.
- Zaask, [Quanto custa substituir um telhado](https://www.zaask.pt/quanto-custa/substituir-um-telhado), no update date on the page.
- Zaask, [Quanto custa a remodelação de telhados](https://www.zaask.pt/quanto-custa/remodelacao-de-telhados), no update date on the page.

## FAQ

### What is the right price per m² for a roof?

There is no right or official price. The two sites we found give wide, contradictory ranges. The price of your job is known only from a written quote that says what it includes.

### Does the price per m² use the house area or the roof area?

It should use the real roof area, which is larger than the house area because of the pitch. Our area calculator does that sum.

### Do these figures include VAT?

The pages we read do not say. Always ask whether the quote includes VAT and at what rate.

### Why does the same site give different prices for the same tile?

Because the scope changes from page to page (tile only, or also labour, removal and insulation) and the pages do not explain it.

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Source: https://telhadoseguro.pt/en/guides/roof-cost-per-m2. Independent information, not legal or tax advice.