Property Overview
Palacete Paço da Rainha 92
A freestanding neoclassical palacete in the royal quarter of Bemposta, Lisbon. Corner building situated on two streets, with a third lateral facade on a side lane and a fourth rear facade overlooking a private garden: 4 facades in total, 3 visible from public space. Built circa 1860, with origins tracing to 1693 and the return of Queen Catherine of Bragança. Located within the ARU da Colina de Santana, in the historic freguesia da Pena.
The current restoration, under the architectural direction of AQA Arquitectos and OANI Studio, delivers a private domain of almost 1,400 square metres — 1,140 built, 247 of gardens and terraces — across three habitable floors plus an underground technical level and parking. Target delivery: summer 2027. Works are under way; the stage reached is set out under Construction Progress.
All areas below are those certified in the licensing file (Memória Descritiva and Quadro Sinóptico, AQA, 31.07.2026) under Alvará 71/OD-CML/2024. Single-family licence, interior pool licensed, three-car mechanical parking.
Building & Land
Private Domain
1,386.9 m²
Total Built Area
1,140.2 m²
Interior Area (pavimento)
1,060.7 m²
Gardens & Terraces
246.7 m²
Lot
635.1 m²
Habitable Floors
3 + Underground
Max Ceiling Height, Ground Floor
4.25 m
Max Ceiling Height, First Floor
3.68 m
Max Ceiling Height, Second Floor
3.74 m
Accommodation
Bedrooms (all en suite)
6 + 1 office convertible into a bedroom
Bathrooms
7 en suite with underfloor heating, plus 3 social restrooms
Staff Quarters
Dedicated studio with kitchen and bathroom
Reception rooms: reception lounge on the ground floor; formal living room, formal dining room and library on the first floor; music room and informal living and dining room on the second floor. Seven bathrooms, one to each bedroom, and three social restrooms. The office has its own bathroom and dressing room and can be converted into a seventh bedroom. Kitchen designed by ŌANI with Gaggenau appliances, with its own pantry and a dumbwaiter. One dedicated laundry room. Wine cellar. Passenger lift serving every floor. Dedicated technical rooms for SPA and pools. Several independent entrances. Domotics, HVAC and all technical systems are fully integrated and concealed.
Lifestyle
Indoor Pool
Massage jets, heated
Outdoor Pool
Counter-current, automatic cover
Spa & Wellness
85 m²
Spa Facilities
Sauna, Hammam, Cold Plunge, Massage Room
Spa Partner
Ki LIFE
Gym
Dedicated
Domotics
Control 4 system
Curtains & Blinds
Controlled by the domotic system
Music Room
Dedicated audio room
Audio
Integrated in the ceilings, domotic controlled
Security
By PSG
Parking & Access
Parking System
Wöhr Combilift
Spaces
3 (2 levels)
EV Charging
2 × 11 kW
EV Charger
Charge Amps
Passenger Lift
Schmitt + Sohn, serving every floor
Entrances
Two, main and service
Heritage & Preservation
Conservation Zone
ARU Colina de Santana
Original Construction
c. 1860
Architects
AQA Arquitectos
Preserved original elements: main facade with azulejos, stone balustrade atop facades, original wooden main staircase, stone cantarias of window bays, stone masonry walls.
Timeline
Target Delivery
Summer 2027
Current Phase
Active construction
Location
Rua do Paco da Rainha 92, Lisbon
To Av. Liberdade
5 min
To Airport
15 min
The property sits between the Italian Embassy and the quiet axis from Intendente to Campo de Santa Clara. It is close to everything that matters in Lisbon and hidden from everything that does not.
Rua do Paco da Rainha takes its name from the Queen's Palace (Paco da Bemposta), founded by Catherine of Braganca in 1693 on the hillside directly above. The street retains its historical axis: embassy residences, the Military Academy, and a handful of private palacetes.
Architecture
Restoration & Extension
The restoration, under the direction of AQA Arquitectos, preserves the protected facades and their hand-painted azulejos while extending the building into the garden. The architectural language weaves neoclassical proportions with contemporary spatial planning.
Key architectural features: original frescoed ceilings on the noble floor, hand-restored azulejo panels, original wooden main staircase, stone cantarias and masonry walls, a passenger lift serving every floor, new underground parking via Wöhr Combilift system, and a garden pavilion connecting interior and exterior living.
Main Facade
Right Lateral Elevation — Paço da Rainha
Rear Elevation — Garden Side
Licensed elevations. Colours and materials as approved for the restoration.
The Project
Palacete da Rainha, the movie.
What we offer is a complete and unique vision. ŌANI Studio works as developer and interior designer at once, so the interiors were not introduced after the architecture was settled. They were there from the first sketch, and the two were drawn together from beginning to end.
That is a slower way to work, and it shows in things that could not have been added later. At every decision the option chosen was the one that took the house to the highest standard we could reach, and to what it truly deserved, without any compromise.
Almost every nineteenth century palacete in central Lisbon has been divided, and this one was on its way. When the founder of ŌANI Studio, Laetitia Murguet, acquired it the building was worn and cut in pieces, and it carried a licence to go further still, into six apartments. That licence was worth money and using it was the obvious thing to do, so she is undoing it instead. The permission now in course gives the palacete back its own shape, one house and one family, a continuous set of rooms running from the technical floor to the roof, and a stair returned to the only job it was ever given, to carry a single household up through its own home. The decision costs units and gains a building.
A real estate developer optimises. Here the designer and the owner built the house as if they were going to live in it themselves, taking the more demanding option every time one appeared, in the amenities, in the materials, and in the details nobody is supposed to notice.
This project is the culmination of fifteen years of interior design by Laetitia Murguet who has built flagship projects around the world with complete creative freedom, and it has been developed closer to a work of art than to a real estate project. She has done it alongside Theodore Bajard, partner in the studio and formerly an art curator and art dealer. The art curation, the furniture curation and the sourcing of artisans, historical pieces and heritage material have been central to this project from the first day, always with the same question held in mind: whose hand made this.
Every surface has been touched
Hand painted fresco, plaster laid by hand, painted ceilings, unlacquered timber, mosaic set piece by piece. There is no visible industrial finish anywhere in this house. Everyone who worked on it is named, from the architects and engineers to the painters, plasterers, joiners, glassmakers and gardeners, and to the houses that supplied the stone and the metal. That list is the authorship of the building.
The interior scheme
The full interior design for Palacete da Rainha already exists, room by room, from the entrance hall to the wine cellar. It runs to several hundred pages of drawings, elevations, materials and finishes. The renders in this dossier are taken directly from it. They are not impressions of what the house might become. They are the scheme as designed.
It is a starting point and not a condition. A buyer who wants the house exactly as it is drawn receives it that way. A buyer who wants to change it works with the studio that drew it, and the scheme is adapted to their own taste, collection and way of living. The interior design fee is already carried within the asking price.
Furniture and art
We work with makers who produce to our drawings, and with dealers and galleries for period and contemporary pieces. A buyer who wishes to receive the house complete, furnished, dressed and hung, can do so. The furniture is supplied at cost, with the interior design and the art curation already covered by the fee within the price.
Technical
Construction Progress
Works commenced in June 2025 under Alvará 71/OD-CML/2024, issued by the Câmara Municipal de Lisboa. Target handover is summer 2027. The building is being restored under heritage supervision, with the protected facades and their hand-painted azulejos conserved in place.
Works Commenced
June 2025
Target Handover
Summer 2027
Licence
Alvará 71/OD-CML/2024
Technical Documentation
Floor Plans
Licensed architectural plans. All measurements in metres. Plans reflect the approved expansion project (Alvara de Obras issued).
Ground Floor | Piso 0 | PDR-00
Main entrance of 51 m², office of 24 m² with its own bathroom, tea room and lounge, spa hall opening to the indoor pool of 48 m², sauna, hammam, cold plunge, shower and massage room, gymnasium, laundry room, staff studio of 25 m² with its own kitchen and bathroom, garage and technical area, direct garden access and second entrance.
First Floor | Piso 1 | PDR-01
Entrance hall, formal living room of 45 m², formal dining room of 31 m², kitchen of 24 m² with pantry and service, library of 24 m² with fireplace, master bedroom of 30 m² with its own hall, dressing room and bathroom of 16 m², two further bedrooms each with a bathroom, social restroom and cloakroom.
Second Floor | Piso 2 | PDR-02
Master guest bedroom of 24 m² with a bathroom of 11 m², two further bedrooms each with a bathroom, one with its own dressing room, wine cellar, music room of 25 m², informal living and dining room of 56 m², entrance hall, pantry, social restroom and cloakroom.
Garden & Landscaping | Jardim Vista
Outdoor pool and sun terrace, dining terrace, lawns, planted borders and the fire pit, drawn by Jardim Vista.
Design
Garden & Landscaping
The walled garden is designed by Jardim Vista as a Mediterranean composition arranged around three outdoor rooms: the dining terrace on level 1, the pool terrace and lawn, and a circular fire pit clearing set into planting. Evergreen structure comes from citrus, palms, cypress and clipped shrubs, while climbers are used throughout to dress the boundary walls and give the garden its privacy.
Landscape Design
Jardim Vista
Garden Area
260 m²
Drawing
RAINHA92_C_001 · Rev00
Issued
January 2026
Select the plan or any image to enlarge it.
Garden Layout Plan | Jardim Vista
Keyed garden layout: pool terrace, dining terrace, lawns, planted borders and the fire pit clearing.
Design Key
ATerrace on level 1, with direct access to the garden
BLawn areas
CClimbing vegetation, Trachelospermum jasminoides and Ficus pumila on a trellis, for privacy beside the balustrade and on the level 1 terrace
DStorage volume screened by Trachycarpus fortunei, Phormium tenax, Rosmarinus officinalis, Lavandula and Muhlenbergia, with climbers on the wall and trellis
EPlanter with Cupressus, Lavandula and ornamental grasses, Pennisetum rubrum and Muhlenbergia rigens
FSwinging sofa
GAlignment of Magnolia grandiflora and citrus trees
HSpecimen Cupressus sempervirens ‘Stricta’, giving verticality to the space
IFlowerbed with low palms, Cycas revoluta, Philodendron xanadu and Agapanthus africanus
JFlowerbeds with climbers covering the walls (Trachelospermum jasminoides, Ficus pumila) and shrub and herbaceous planting in varied tones and textures, including Viburnum tinus, Salvia, Tulbaghia, Liriope, Agapanthus, Phormium and Muhlenbergia
KPlanter with Trachycarpus fortunei as a vertical structure, with Cycas revoluta, Agapanthus and Hydrangea
LBonsai specimen (Ficus sp.)
MFlowerbed with climbers, shrubs and herbaceous planting of differing colour and texture, including Ficus pumila, Philodendron xanadu, Zantedeschia aethiopica and Liriope, with Strelitzia and palm as vertical elements
NFlexible clearing for seating, fire pit and meditation
OFlowerbed with Pittosporum tobira ‘Nana’, Zantedeschia, Agapanthus and Philodendron, with scattered stone in front of the pool and spa
Planting Palette
Trees & PalmsCitrus sp. · Cupressus sempervirens ‘Stricta’ · Cycas revoluta · Ficus sp. · Howea forsteriana · Magnolia sp. · Rhapis excelsa · Strelitzia augusta · Trachycarpus fortunei
ShrubsHydrangea paniculata · Pittosporum tobira ‘Nana’ · Rosmarinus officinalis · Viburnum tinus ‘Lucidum’
Herbaceous, Climbers & GrassesAgapanthus ‘Peter Pan’ · Cymbopogon citratus · Ficus pumila · Hedera helix ‘Minor’ · Lavandula angustifolia · Liriope spicata · Muhlenbergia rigens · Pennisetum rubrum · Philodendron xanadu · Salvia nemorosa · Trachelospermum jasminoides · Zantedeschia aethiopica
Lawn85% Festuca arundinacea, 15% Poa pratensis
Irrigation
System
Automatic, zoned drip irrigation
Valves
5 × Rain Bird 100-PGA solenoid
Controllers
2 programmers
Hose Points
3
Mains
Metered connection, 2 isolating valves
Dripline
Pressure compensating, 33 cm spacing
Beds are irrigated with 16 mm pressure compensating dripline at 2.1 l/h; lawn areas use buried double wall XFS dripline at 2.2 l/h. Distribution in 32 mm and 25 mm PEAD. The network is sized on a mains supply of 3 to 4 m³/hr at 3.5 bar.
The Garden Realised
Technical Documentation
Sections & Elevations
Left Side Section
Rear Section — Garage
Rear Section — Outdoor Pool
Interior Design
Renders from the Licensed Project
Interior design by OANI Studio. The complete set of 35 views, room by room. Renders are indicative of spatial volumes and material palette; final finishes may vary.
Select any image to enlarge it, then move through the set with the arrows or the ← → keys.
Exteriors, Gardens and Pool · 7 views
Ground Floor · 10 views
First Floor · 11 views
Second Floor · 7 views
Commercial
Asking Price
Firm Asking Price
Disclosed upon credential verification
€14,781/m² on the private domain of 1,386.9 m². VAT status and transfer conditions disclosed on request.
What the price includes
The asking price is turnkey. It covers the completed residence and the full interior design scheme drawn for it, room by room, from the entrance hall to the wine cellar. The interior design fees are included in the price. There is no separate design invoice and no design contract to negotiate. Kitchens, bathrooms, dressing rooms and all built-in furniture are designed, specified and installed as part of the building.
Furniture, lighting, textiles and artwork are not included. A buyer who wishes to receive the house complete, furnished and dressed can do so: the pieces are supplied at cost, with the interior design and the art curation already covered by the fee within the price.
Commercial
Legal, Licensing & Tax
The essentials a purchaser and their advisers will want early. Underlying documents — caderneta predial, certidão permanente do registo predial, the licensing file and the technical reports — are released at the next tier of disclosure.
Title and Ownership
Registered Owner OANI MOANI LTD (Malta) · VAT MT30553414
The property is held by a single-purpose company. An acquisition may therefore be structured either as a purchase of the property itself or as a purchase of the entity that owns it. The two routes carry materially different tax and diligence consequences; the owner is open to discussing either.
Heritage and Planning Status
Classification Bem de Interesse Municipal · Urban Rehabilitation Area ARU da Colina de Santana · Works Licence Alvará 71/OD-CML/2024 · Use Single-family dwelling
Certified areas are those recorded in the Memória Descritiva and Quadro Sinóptico prepared by AQA, dated 31.07.2026. The interior pool and the three-car mechanical parking are covered by the licence. The classification protects the facades and azulejos and governs how they are restored; it does not restrict private residential use.
Portuguese Tax Framework
Transfer tax (IMT) — a change on 1 September 2026. Residential acquisitions are normally taxed at progressive IMT rates. Decree-Law 97/2026 of 20 May 2026 introduces, with effect from 1 September 2026, a flat IMT rate of 7.5% where the purchaser is not a Portuguese tax resident, applied without the usual progressive rates, reductions or exemptions. The surcharge falls away if the purchaser becomes a Portuguese tax resident within two years of the acquisition, in which case the difference may be reclaimed. A second route, letting the property residentially at no more than €2,300 per month, is not realistic at this level. Purchasers who are not Portuguese tax residents should take advice on timing and on residence before committing.
Stamp duty. Imposto do Selo is charged on the acquisition at 0.8% of the transaction value.
Annual charges. IMI is the municipal property tax, assessed on the property’s rateable value (VPT), which is set by the tax authority and is ordinarily well below market value. An additional charge, AIMI, applies above defined rateable-value thresholds, at rates that differ for individuals and companies.
Urban rehabilitation. The property sits inside the ARU da Colina de Santana. Portuguese law provides for incentives on qualified rehabilitation within an ARU, including IMI exemption for a period following the works and a reduced 6% VAT rate on rehabilitation contracts, under Article 45 of the Estatuto dos Benefícios Fiscais and Decree-Law 53/2014. These are not automatic: they require recognition of the rehabilitation by the municipality against defined criteria.
The Acquisition Process
Letter of intent
Price, structure, conditions and timetable agreed in principle. Opens the next tier of disclosure and a site visit.
Diligence
Title, licensing, works contracts and technical reports reviewed by the purchaser’s Portuguese counsel.
Promissory contract (CPCV)
Signed before a notary, with a deposit customarily between 10% and 30%, and completion conditions recorded.
Deed (escritura pública)
Executed before a Portuguese notary. Transfer tax and stamp duty settle around completion; title is then registered.
A purchaser will need a Portuguese tax number (NIF); those resident outside the EU ordinarily also appoint a fiscal representative. Acquisition costs beyond the price comprise transfer tax, stamp duty, notary and registration fees, and the purchaser’s own legal fees.
Terms
Contact & Next Steps
This dossier constitutes Tier 2 disclosure under the Confidentiality Agreement signed on entry. Tier 3 access (physical visit, full financial data, ownership structure) requires a written Letter of Intent.
Tier 2 Status
Active
Credential Expiry
14 days
Contact
tb@oanistudio.com
All correspondence is addressed to OANI Studio. Viewings are held on the property, by appointment, with the architect of the restoration present.