Is Alcacer do Sal a good investment destination in 2026?

Gross rental yield data is not available, and price trend analysis is limited by insufficient transaction volume, so the investment case is hard to assess quantitatively. The market has a moderate infrastructure score of 54/100, but risk indicators remain notable, especially air quality risk at 77/100.

What property taxes apply when buying in Alcacer do Sal, Portugal?

In Portugal, buyers pay IMT (municipal property transfer tax, sliding scale 0–8% depending on property value and buyer type), IMI (annual municipal property tax, 0.3–0.8% of tax assessed value), and stamp duty at 0.8% of the purchase price. These rates apply nationally, including Alcacer do Sal.

How liquid is the Alcacer do Sal real estate market?

Liquidity is difficult to quantify because price trend data is described as unreliable due to insufficient transaction volume. That suggests a thin market with limited evidence for consistent pricing movements.

What are the main property investment risks in Alcacer do Sal?

The Red Flag composite risk score is 42/100, and the dominant risk factor is air quality at 77/100. Other measured risks include flood risk at 39/100 and construction pressure at 56/100.

Municipality

Alcacer do Sal

Setubal, Portugal PT

Alcacer do Sal currently lacks reliable pricing and yield data, with average price and gross rental yield both unavailable and price trend data limited by insufficient transaction volume. The municipality’s Red Flag composite risk score is 42/100, with air quality the dominant risk factor at 77/100, while flood risk is 39/100 and construction pressure 56/100. Infrastructure and walkability score 54/100, indicating a moderate baseline strength, but data gaps and environmental risk may weigh on investment clarity.

AI Summary•Updated July 2026

Area

1499.8 km²

District

Setubal

Country

Portugal

Listed asking pricesJRC EFAS — flood riskEEA — air qualityRASI — crime statisticsOpenStreetMap — POI

Verified Price · €/m²

—

YoY—

Gross Rental Yield

—

Verified rent · annualized

Red Flag Index

Moderate

42 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

AI Score

Good

DistrictScore attractiveness · national model

Alcacer do Sal Property Prices & Rental Yield

Verified INE transaction data and listed asking prices for Alcacer do Sal, Setubal.

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Market Economics Snapshot

Jul 2026

Metric	Value	YoY
Asking Price (Listed)	€4,262/m²	—

Is Alcacer do Sal Safe? Environmental Risk

Red Flag Index composite across four dimensions, plus inherited Setubal crime context.

Red Flag Breakdown

42 / 100

Moderate Risk

Composite is impact-weighted: flood 30%, air quality 25%, aviation noise 25%, construction pressure 20%.

Air Quality77High

Construction Pressure56Moderate

Flood39Low

Aviation Noise0Very Low

4/4 dimensions scored · JRC / EEA / OSM

Crime (district-level): Setubal averaged 38.1 crimes and 1.83 violent per 1,000 residents in 2025 (RASI). Official Portuguese statistics report crime at district level only.

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Zone-level flood & noise detail with Pro

What Stands Out AI Insight

4/4 environmental dimensions scored

Walkability index 54/100

Insights are generated from Alcacer do Sal's live DistrictScore metrics.

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Walkability & Amenities in Alcacer do Sal

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

54

Somewhat Walkable

Walkability Score

14

Grocery

11

Schools

3

Hospitals

2

Pharmacies

7

Transit Stops

0

Coworking

POI counts are amenities within Alcacer do Sal's municipal boundary, scored against the walkable urban center.

Buying Property in Portugal as a Foreigner

Tax & residency facts for non-resident buyers, plus official Setubal safety statistics.

Buying as a Foreigner

PT Tax & Residency

IMT Rate

IMT (transfer tax): 0–7.5% of purchase price. Primary residence exempt up to €104,261 (threshold updated annually). · AICEP Portugal Global — IMT (verified 2026-04)

IMI Rate

IMI (annual property tax): 0.3–0.45% of assessed value (VPT) for urban properties. Rate set by each municipality. · AICEP Portugal Global — IMI (verified 2026-04)

Stamp Duty

Stamp duty (IS): 0.8% on purchase price + 0.6% on mortgage (≥5 years) or 0.5% on shorter-term mortgage. · AICEP Portugal Global — Stamp Tax (verified 2026-04)

Capital Gains

Capital gains: non-residents taxed on 50% of gain at progressive IRS rates (same as residents, per Law 24/2022). Reinvestment exemption applies. · Portal das Finanças — Código IRS, Art. 10 (verified 2026-04)

IFICI Regime

IFICI (replaces NHR, 2024): 20% flat rate on Portuguese income for 10 years. Must not have been tax resident in Portugal in prior 5 years. · Portal das Finanças — IFICI (verified 2026-04)

Golden Visa

Golden Visa (ARI): residential property no longer qualifies since Oct 2023. Fund investment from €500K or cultural heritage from €250K still valid. · AIMA — ARI Golden Visa (verified 2026-04)

AL Moratorium Lisbon

AL licence (short-term rental): moratorium active in Lisbon — no new licences for apartments since Feb 2023 under DL 76/2023. · Decreto-Lei n.º 76/2023 (verified 2026-04)

Buying Costs

Buying costs: notary + registry via Casa Pronta from €375 (purchase) or €700 (with mortgage). Legal fees typically 1–2% of price. · Justiça.gov.pt — Balcão Casa Pronta (verified 2026-04)

General guidance only — rules change. Always consult a licensed Portuguese tax lawyer before making investment decisions.

Talk to a Portuguese real-estate tax advisor

NHR, Golden Visa & IMT guidance for foreign buyers

Setubal Crime Trend

RASI

Year	Crimes / 1k	Violent / 1k	YoY
2025	38.1	1.83	+1.7%
2024	37.4	1.76	-5.1%
2023	39.5	1.88	+12.9%
2022	35.0	1.49	+9.0%
2021	32.1	1.38	+1.5%

Reported at district level — the finest official Portuguese crime aggregation (RASI annual report), inherited by every municipality in Setubal. RASI 2025 report ↗

Alcacer do Sal Real Estate FAQ

Average property price data for Alcacer do Sal is not yet available; pricing is still being collected.

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