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  Europe  Choosing Your Dream Locale: A Guide to the Best Luxury Areas and Property in Portugal
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Choosing Your Dream Locale: A Guide to the Best Luxury Areas and Property in Portugal

Scott KirkScott Kirk—August 16, 20240
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Portugal has rapidly become a top destination for those seeking a perfect blend of safety, affordability, and quality of life. Renowned for its warm climate, rich history, and welcoming culture, Portugal is also recognized as one of the safest countries in the world. The country’s low crime rates and stable political environment make it an ideal place for families, retirees, and professionals alike. Furthermore, Portugal offers an exceptional cost of living compared to other Western European countries, providing high-quality healthcare, education, and lifestyle amenities at a fraction of the price.

For those with discerning tastes, Portugal is home to some of the most luxurious living areas in Europe. From the historic elegance of Lisbon’s Chiado and the coastal allure of the Algarve’s Quinta do Lago to the picturesque beauty of Cascais and the Douro Valley, Portugal offers a variety of opulent neighborhoods that cater to different lifestyles. Each area is unique, offering distinct advantages—whether it’s proximity to the beach, access to world-class golf courses, or immersion in rich cultural traditions. Below, we will explore these luxury areas in greater detail, highlighting what makes each special and who might find each locale most appealing. Whether you’re seeking a peaceful retreat, a bustling urban environment, or a scenic vineyard estate, Portugal has a luxurious option that will meet your desires.

Below we have listed each region along with what makes it special and who it might be right for.

1. Algarve

Quinta do Lago

Why Special: Quinta do Lago is one of the Algarve’s most prestigious resorts, known for its world-class golf courses, luxury villas, and proximity to the Ria Formosa Natural Park.

Right For: Perfect for golfers, retirees, and affluent individuals seeking a secure, luxurious environment with top-tier amenities and beautiful natural surroundings.

Location: https://maps.app.goo.gl/gQQbkNDt71HkiMzQA

Property for sale: https://buyproperty.com/en/properties-for-sale/quinta-do-lago/?&page=1&localities=Quinta%20do%20Lago

Vale do Lobo

Why Special: Adjacent to Quinta do Lago, Vale do Lobo offers similar luxury with a focus on golf, tennis, and beach life. It’s known for stunning villas and ocean views.

Right For: Ideal for sports enthusiasts, families, and retirees looking for a community-oriented, luxurious coastal lifestyle with a range of leisure activities.

Location: https://maps.app.goo.gl/BUa53JpB9TsnjTzB8

Property for sale: https://buyproperty.com/en/properties-for-sale/vale-do-lobo/?&page=1&localities=Vale%20do%20Lobo

Vilamoura

Why Special: Vilamoura is known for its marina, vibrant nightlife, and modern amenities. It offers upscale apartments, villas, and a lively social scene.

Right For: Suited for younger professionals, expatriates, and retirees who enjoy an active social life, with easy access to beaches, restaurants, and entertainment.

Location: https://maps.app.goo.gl/Lu9BUVvGPYH1LEpGA

Property for sale: https://buyproperty.com/en/properties-for-sale/vilamoura/…

2. Cascais

Centro Histórico (Historic Center)

Why Special: Cascais’ old town offers a mix of traditional Portuguese charm and modern luxury, with cobblestone streets, historic buildings, and upscale restaurants.

Right For: Ideal for retirees, families, and expatriates who appreciate a coastal lifestyle with a blend of history and modern comforts. It’s perfect for those seeking a relaxed yet sophisticated environment.

Location: https://maps.app.goo.gl/oPTBZ8UtxkKjnBXz5

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Centro%20Hist%C3%B3rico

Quinta da Marinha

Why Special: An exclusive residential area known for its luxury villas, golf courses, and proximity to the Atlantic Ocean. It’s a serene environment with top-tier amenities.

Right For: Quinta da Marinha is ideal for golfers, nature lovers, and high-net-worth individuals seeking privacy, luxury, and proximity to the beach and natural parks.

Location: https://maps.app.goo.gl/DUNu88nwMytmiGBd6

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Quinta%20da%20Marinha

Estoril

Why Special: Estoril is famous for its glamorous casino, beautiful coastline, and luxurious homes. It offers a blend of beach life and urban sophistication.

Right For: Estoril is perfect for those who enjoy a mix of entertainment and relaxation. It suits professionals, retirees, and expatriates who want a seaside lifestyle with easy access to Lisbon.

Location: https://maps.app.goo.gl/DUNu88nwMytmiGBd6

Property for sale: https://buyproperty.com/en/properties-for-sale/estoril/…

3. Sintra

Pena

Why Special: Pena is located near the iconic Pena Palace, surrounded by lush forests and offering stunning mountain views. Properties here are often large estates with historic significance.

Right For: Ideal for history enthusiasts, nature lovers, and those seeking a secluded, serene environment with a sense of grandeur and proximity to Sintra’s historic sites.

Location: https://maps.app.goo.gl/LAwVJbrSSLoq54SZ8

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

Colares

Why Special: Colares is known for its vineyards and stunning coastline, offering luxury homes with expansive views of the Atlantic Ocean.

Right For: Ideal for wine enthusiasts, nature lovers, and those seeking a peaceful retreat in a picturesque setting. It’s perfect for families or retirees who value tranquility and natural beauty.

Location: https://maps.app.goo.gl/XktYb8GLSmj1XxU2A

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

4. Comporta

Herdade da Comporta

Why Special: An exclusive area within Comporta, known for minimalist, eco-friendly architecture nestled among rice fields and pine forests. It’s a favorite among the international elite.

Right For: Ideal for celebrities, wealthy individuals, and those seeking a private, low-key luxury lifestyle focused on sustainability and harmony with nature.

Location: https://maps.app.goo.gl/zhejoPpt1NTDrZ6V8

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

Carvalhal

Why Special: Carvalhal offers luxury homes that blend seamlessly with the surrounding natural landscape, close to pristine beaches and a relaxed village atmosphere.

Right For: This area suits those who want a laid-back lifestyle with a touch of sophistication, perfect for expatriates, retirees, or second-home buyers who value privacy and natural beauty.

Location: https://maps.app.goo.gl/zhejoPpt1NTDrZ6V8

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

5. Lisbon

Chiado

Why Special: Chiado is a historic district known for its elegant architecture, luxury boutiques, theaters, and vibrant cultural life. It’s a hub of sophistication, with beautifully preserved buildings and a lively atmosphere.

Right For: Chiado is perfect for those who appreciate a bustling urban lifestyle with a mix of culture, shopping, and dining at their doorstep. Ideal for professionals, expatriates, and anyone who enjoys living in the heart of a vibrant city.

Location: https://maps.app.goo.gl/o3RJ17JGRhMBYNav6

Property for sale: https://buyproperty.com/en/properties-for-sale/chiado/…

Príncipe Real

Why Special: Príncipe Real is a trendy neighborhood combining historical charm with modern flair. It’s known for its stylish shops, gardens, and cultural diversity. The area has a strong community feel with plenty of green spaces.

Right For: This area is ideal for creative professionals, young families, and expats who want a central location with a trendy, bohemian vibe. It’s also great for those who enjoy a mix of modern and historic architecture.

Location: https://maps.app.goo.gl/ZXetYCPAxyNiowTV6

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&ph=1&vlmd=Principe%20Real

Lapa

Why Special: Lapa is a quiet, aristocratic neighborhood known for its embassies, historic mansions, and luxury townhouses. It offers a tranquil environment with a strong sense of privacy.

Right For: Lapa is ideal for diplomats, wealthy families, and anyone seeking a peaceful, upscale residential area that is close to the city center but removed from its hustle and bustle.

Location: https://maps.app.goo.gl/SM9dJmDiCFPDHTRr8

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

Baixa

Why Special: Baixa is the heart of Lisbon’s downtown, featuring grand plazas, historic buildings, and vibrant street life. It’s a mix of commercial and residential spaces with a rich cultural heritage.

Right For: This area is suited for those who want to live in the middle of Lisbon’s action, including professionals, younger residents, and expatriates who enjoy the energy of city life and easy access to amenities.

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Location: https://maps.app.goo.gl/tJ5ZhbnJkzR4VEDr8

Property for sale: https://buyproperty.com/en/properties-for-sale/baixa/…

6. Porto

Foz do Douro

Why Special: Foz do Douro is one of Porto’s most affluent neighborhoods, located where the Douro River meets the Atlantic Ocean. It offers luxury apartments with stunning sea views and a relaxed, beachside atmosphere.

Right For: Ideal for families, expatriates, and retirees who seek a quiet, luxurious coastal lifestyle with proximity to Porto’s city center.

Location: https://maps.app.goo.gl/grgoNTjpWLAqCh1UA

Property for sale: https://buyproperty.com/en/properties-for-sale/foz-do-douro/?&page=1&localities=Foz%20do%20Douro

7. Estoril

Monte Estoril

Why Special: Monte Estoril is a prestigious area known for its luxury villas and apartments with panoramic ocean views. It offers a peaceful residential atmosphere.

Right For: Suited for affluent families, retirees, and expatriates seeking an upscale, quiet residential area with proximity to the beach and Lisbon.

Location: https://maps.app.goo.gl/Te4LsPtp5gAw4Y9g7

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Monte%20Estoril

São João do Estoril

Why Special: A quieter, more residential part of Estoril, offering luxury homes and a strong sense of community. Close to beaches and local amenities.

Right For: Ideal for families, retirees, and those seeking a relaxed suburban lifestyle with access to the coast and Lisbon’s amenities.

Location: https://maps.app.goo.gl/LzRLzxe1McmEs2WD8

Property for sale: https://buyproperty.com/en/properties-for-sale/s%C3%A3o-jo%C3%A3o-do-estoril/?&page=1&localities=S%C3%A3o%20Jo%C3%A3o%20do%20Estoril

8. Azeitão

Vila Fresca de Azeitão

Why Special: Known for its wine production, this historic village offers luxury estates surrounded by vineyards and olive groves, with a peaceful, rural lifestyle.

Right For: Perfect for wine enthusiasts, retirees, and families who appreciate fine living in a tranquil, countryside setting with proximity to Lisbon.

Location: https://maps.app.goo.gl/MnGfinsWwySBanVF8

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Vila%20Fresca%20de%20Azeit%C3%A3o

Brejos de Azeitão

Why Special: A more modern part of Azeitão, offering contemporary villas with large gardens, providing a blend of traditional charm and modern amenities.

Right For: Suited for families, professionals, and those seeking a comfortable suburban lifestyle with a sense of community, close to nature and Lisbon.

Location: https://maps.app.goo.gl/JQKwDcTWnvzYUuKA6

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Brejos%20de%20Azeit%C3%A3o

9. Ericeira

Centro Histórico (Historic Center)

Why Special: Ericeira’s historic center offers a unique coastal lifestyle with traditional Portuguese charm, perfect for luxury coastal living.

Right For: Ideal for surfers, expatriates, and those seeking a vibrant, coastal community with a mix of tradition and modern luxury.

Location: https://maps.app.goo.gl/YhPKkefH71tEok979

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

10. Madeira

Funchal – Old Town (Zona Velha)

Why Special: The historic center of Funchal combines old-world charm with modern luxury, offering luxury apartments with stunning ocean and city views.

Right For: Perfect for expatriates, retirees, and those who enjoy a blend of history, culture, and modern amenities in a picturesque setting.

Location: https://maps.app.goo.gl/W2cwdzWkFsZYD7V96

Property for sale: https://buyproperty.com/…/multiple…/properties.php…

Câmara de Lobos

Why Special: A charming fishing village near Funchal, offering luxury homes with spectacular ocean views and a traditional atmosphere.

Right For: Ideal for retirees, expatriates, and anyone seeking a peaceful lifestyle in a beautiful, coastal setting with a rich local culture.

Location: https://maps.app.goo.gl/eafRDt1z59EuRPU16

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=C%C3%A2mara%20de%20Lobos

11. Azores

São Miguel Island

Ponta Delgada – São Roque

Why Special: São Roque, a parish near Ponta Delgada, the capital of São Miguel Island, is known for its proximity to the city while offering stunning views of the Atlantic Ocean. This area combines modern amenities with a peaceful, seaside atmosphere, featuring luxury villas and contemporary homes with private pools and gardens.

Right For: São Roque is ideal for those who seek a balance between urban convenience and tranquil, coastal living. It appeals to retirees, expatriates, and professionals who value privacy, beautiful ocean views, and proximity to the amenities of Ponta Delgada.

Location: https://maps.app.goo.gl/2vbHjjbwz6vk5JT78

Property for sale: https://buyproperty.com/en/properties.php?&page=1&localities=Sao%20Miguel&is_trial=1&type=all&is_trial=1&polyPoint=2024_08_14_48c899026f3513b270f2c2e3f6e1e519.json

Lagoa

Why Special: Lagoa is a small, upscale town known for its beautiful coastal views, high-quality real estate, and proximity to both Ponta Delgada and natural attractions like the Lagoa do Fogo. It offers luxurious homes with modern designs, often featuring large outdoor spaces and panoramic ocean views.

Right For: Lagoa is perfect for nature lovers, retirees, and expatriates who desire a quieter, more rural setting without sacrificing access to modern amenities and services.

Location: https://maps.app.goo.gl/oLBn8RxmN3hfNBUZ9

Property for sale: https://buyproperty.com/en/properties.php?&page=1&localities=Sao%20Miguel&is_trial=1&type=all&is_trial=1&polyPoint=2024_08_14_48c899026f3513b270f2c2e3f6e1e519.json

Furnas

Why Special: Furnas is renowned for its thermal springs, lush landscapes, and unique volcanic features. While it is more remote, the area offers exclusive, luxury properties that emphasize privacy and connection with nature. It’s a place where luxury is defined by natural beauty and tranquility.

Right For: Furnas is suited for those seeking a retreat-like environment, ideal for wellness enthusiasts, nature lovers, and anyone looking for a peaceful, luxurious getaway surrounded by some of the Azores’ most stunning landscapes.

Location: https://maps.app.goo.gl/dmhnHX2cWHPnxxtSA

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Furnas&is_trial=1&type=all&is_trial=1

Terceira Island

Angra do Heroísmo

Why Special: Angra do Heroísmo, a UNESCO World Heritage site, is known for its historic charm and well-preserved architecture. In this town, you can find luxurious properties within historic buildings, offering a unique blend of tradition and modern comfort.

Right For: This area is ideal for history buffs, retirees, and those who appreciate cultural heritage combined with a luxurious living environment. It’s perfect for individuals who want to live in a place with deep historical significance while enjoying high-end amenities.

Location: https://maps.app.goo.gl/KkF735Twze4o3iea9

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Angra%20do%20Hero%C3%ADsmo&is_trial=1&type=all&is_trial=1

Pico Island

Madalena

Why Special: Madalena, the main town on Pico Island, offers a unique blend of luxury and natural beauty, with upscale properties that provide stunning views of Mount Pico and the surrounding ocean. The area is known for its vineyards and wine culture, making it an attractive location for luxury living.

Right For: Madalena is perfect for wine enthusiasts, nature lovers, and those seeking a luxurious yet serene lifestyle in a unique island setting. It’s ideal for individuals who value peace, privacy, and breathtaking natural surroundings.

Location: https://maps.app.goo.gl/ENaopmYHnJkaA5ew5

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Madalena&is_trial=1&type=all&is_trial=1

Faial Island

Horta

Luxury areas and properties in Portugal for those interested in the finer things in life.

Why Special: Horta is famous for its marina, which is a popular stop for transatlantic yachts. The area offers luxurious homes with views of the harbor and Mount Pico across the channel. It has a cosmopolitan feel due to the international yachting community.

Right For: Horta is suited for sailing enthusiasts, expatriates, and those who enjoy a more international, maritime atmosphere while still having access to the luxury of a small, picturesque town.

Location: https://maps.app.goo.gl/WsEaPN7HQhzWyMpK7

Property for sale: https://buyproperty.com/en/properties-for-sale/multiple-locations/properties.php?&page=1&localities=Horta&is_trial=1&type=all&is_trial=1

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Scott Kirk

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November 23, 2023

Finding a Job in Portugal as a Foreigner

November 6, 2023

Unraveling Portugal’s Position on the Global Innovation Index: Challenges and Potential

November 6, 2023

Exploring the Pint Price Paradox: Decoding the Cost of Beer in Europe

November 2, 2023

To exchange a foreign driver’s license for a Portuguese one, follow these steps based on the regulations and agreements in place:

October 17, 2023

Your Ultimate Guide to the Best Travel Insurance for Portugal

October 13, 2023

What to Do If Your Accountant/Fiscal Representative Refuses to Provide Your NIF Username and Password in Portugal

October 10, 2023

The Diary of Susan Smith: Finding Love in Portugal

October 7, 2023

SEF Replaced by AIMA Starting 29th October

October 6, 2023

Mais Habitação Passes into Law Significantly Impacting Short Term Rentals

October 6, 2023

Is a Fiscal Representative Necessary for My NIF?

October 3, 2023

How to obtain your NIF number for free in Portugal

October 2, 2023

The “Mais Habitação” situation in Portugal: Socialist majority once again secures approval for More Housing and compels Marcelo’s endorsement

September 22, 2023

An Overview for Applying for a Digital Nomad Visa in Portugal

September 12, 2023

A Step by Step Guide to Applying for a D7 Visa

September 12, 2023

Navigating the Challenge of Opening a Bank Account Remotely in Portugal for Residency Visa Applicants

September 11, 2023

Navigating Portugal: Choosing Your Ideal Lifestyle Through Immigration

September 4, 2023

A Guide to Importing/matriculating Vehicles, Trailers, and Caravans to Portugal

July 24, 2023

Essential Checklist for Buying a Property in Portugal: Expert Advice and Recommendations

July 5, 2023

Obtaining a NIF Number and Opening a Bank Account in Portugal now possible by Video Call

June 28, 2023

Understanding the Requirement of NIF Numbers in Portuguese Stores

June 28, 2023

Leveraging Technology to Secure Optimal Investment Deals and Purchase Property in Portugal

June 27, 2023

Exploring Portuguese Language Learning Resources: Online community Shares Their Recommendations

June 26, 2023

Understanding the Cost of Living in Portugal: Insights from a Variety of Perspectives

June 5, 2023

Moving to Portugal from the US? Here Are the Top Five Considerations for a Successful Transition

June 5, 2023

Exploring the Enchanting Paradise: The Best Places to Live in Madeira

June 2, 2023

CALIFORNIA vs ALGARVE, PORTUGAL: Property Grudge Match.

April 14, 2023

Digital Nomad Visa for Portugal

March 8, 2023

16 reasons why Portugal is the best country to live in Europe

February 14, 2023

Weather changes having big impact on the Algarve, Portugal

January 29, 2023

What they’re not telling you about property in Portugal

January 15, 2023

Moving to sunny Portugal: Everything you need to know

January 10, 2023

Retiring in Portugal

January 6, 2023

Higher Unemployment in Portugal

January 6, 2023

BuyProperty.com is the Zillow of Portugal

January 5, 2023

Everything you need to know about mortgages in Portugal for expats

January 5, 2023

State of the Industry: Portuguese Real Estate

January 4, 2023

Why Americans Are Moving To Portugal

January 4, 2023

Best places to live in Portugal for Digital Nomads

December 28, 2022

Lisbon’s New Local Accommodation Rules: What You Need to Know About AL Regulations and Restrictions

March 5, 2025

Eurozone comes to a halt and stagnates in the fourth quarter, while Portugal leads growth.

January 31, 2025

Crime in Lisbon Records Second Largest Drop in 10 Years, Sparking Optimism Among Residents

January 28, 2025

Mais Habitação Passes into Law Significantly Impacting Short Term Rentals

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To exchange a foreign driver’s license for a Portuguese one, follow these steps based on the regulations and agreements in place:

0 Comments

“Which Is the Best Place to Move to in Portugal?” Facebook Group Poll Results Revealed

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Americans Still Buying Luxury Homes in Portugal

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Americans moving to Portugal after Trump Election

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Buy Property in Portugal Tax Facts 

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Embracing Diversity: Exploring LGBTQ+ Issues in Portugal

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The (Not So) Secret Diary of the New Yorkers Who Found Peace (and Sunshine) in Portugal

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A Comprehensive Guide to Visa Types in Portugal and Who They’re Right For

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Guiding Your Child’s Educational Journey in Portugal

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Timelines for Approval of Visa, NIF, Bank Account, Atestado de Residência, NISS, CRUE, Número de Utente, Buying a Property, and NHR in Portugal

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The freedom of I.T.

0 Comments

Finding a Job in Portugal as a Foreigner

0 Comments

Unraveling Portugal’s Position on the Global Innovation Index: Challenges and Potential

0 Comments

Exploring the Pint Price Paradox: Decoding the Cost of Beer in Europe

0 Comments

Your Ultimate Guide to the Best Travel Insurance for Portugal

0 Comments

What to Do If Your Accountant/Fiscal Representative Refuses to Provide Your NIF Username and Password in Portugal

0 Comments

The Diary of Susan Smith: Finding Love in Portugal

0 Comments

SEF Replaced by AIMA Starting 29th October

0 Comments

Is a Fiscal Representative Necessary for My NIF?

0 Comments

How to obtain your NIF number for free in Portugal

0 Comments

The “Mais Habitação” situation in Portugal: Socialist majority once again secures approval for More Housing and compels Marcelo’s endorsement

0 Comments

An Overview for Applying for a Digital Nomad Visa in Portugal

0 Comments

A Step by Step Guide to Applying for a D7 Visa

0 Comments

Navigating the Challenge of Opening a Bank Account Remotely in Portugal for Residency Visa Applicants

0 Comments

Navigating Portugal: Choosing Your Ideal Lifestyle Through Immigration

0 Comments

A Guide to Importing/matriculating Vehicles, Trailers, and Caravans to Portugal

0 Comments

Essential Checklist for Buying a Property in Portugal: Expert Advice and Recommendations

0 Comments

Obtaining a NIF Number and Opening a Bank Account in Portugal now possible by Video Call

0 Comments

Understanding the Requirement of NIF Numbers in Portuguese Stores

0 Comments

Leveraging Technology to Secure Optimal Investment Deals and Purchase Property in Portugal

0 Comments

Exploring Portuguese Language Learning Resources: Online community Shares Their Recommendations

0 Comments

Understanding the Cost of Living in Portugal: Insights from a Variety of Perspectives

0 Comments

Moving to Portugal from the US? Here Are the Top Five Considerations for a Successful Transition

0 Comments

Exploring the Enchanting Paradise: The Best Places to Live in Madeira

0 Comments

CALIFORNIA vs ALGARVE, PORTUGAL: Property Grudge Match.

0 Comments

Digital Nomad Visa for Portugal

0 Comments

16 reasons why Portugal is the best country to live in Europe

0 Comments

Weather changes having big impact on the Algarve, Portugal

0 Comments

What they’re not telling you about property in Portugal

0 Comments

Moving to sunny Portugal: Everything you need to know

0 Comments

Retiring in Portugal

0 Comments

Higher Unemployment in Portugal

0 Comments

BuyProperty.com is the Zillow of Portugal

0 Comments

Everything you need to know about mortgages in Portugal for expats

0 Comments

State of the Industry: Portuguese Real Estate

0 Comments

Why Americans Are Moving To Portugal

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Best places to live in Portugal for Digital Nomads

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New Flights Direct to Faro, Portugal from New York

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Unraveling the Threads of Tradition: Portugal’s Unmarried Parenthood in Global Perspective

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The Impact of Localisation Coefficient Review: A Drastic Surge in IMI Rates

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