Is Almada a good investment destination in 2026?

Gross rental yield data is not available, so a yield-based assessment cannot be completed from the provided data. Prices are up 23.4% year on year, which supports recent capital growth, but the risk profile is elevated at 68/100.

What property taxes apply when buying in Almada, 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 Almada.

How liquid is the Almada real estate market?

Almada has a market liquidity score of 54/100, which indicates moderate liquidity rather than highly active market conditions.

What are the main property investment risks in Almada?

Almada’s Red Flag composite risk score is 68/100. The dominant risk factor is aviation noise at 96/100, with additional pressure from air quality risk at 87/100 and construction pressure at 80/100.

Municipality

Almada

Setubal, Portugal PT

Almada’s average property price is €3,282/m², with prices up 23.4% year on year, indicating strong recent momentum. Liquidity is moderate at 54/100, while infrastructure and walkability are exceptionally strong at 99/100. The main constraint is risk: the Red Flag score is 68/100, driven chiefly by aviation noise at 96/100, alongside elevated construction pressure at 80/100 and air quality risk at 87/100.

AI Summary•Updated July 2026

Area

70.1 km²

District

Setubal

Country

Portugal

INE — verified prices & volumeListed asking pricesJRC EFAS — flood riskEEA — air qualityRASI — crime statisticsOpenStreetMap — POI

Verified Price · €/m²

€3,311/m²

YoY+18.9%

Gross Rental Yield

5.0%

Verified rent · annualized

Red Flag Index

High

68 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

AI Score

Fair

DistrictScore attractiveness · national model

Almada Property Prices & Rental Yield

Verified INE transaction data and listed asking prices for Almada, Setubal.

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Market Economics Snapshot

Jul 2026

Metric	Value	YoY
Median Sale Price (Verified)	€3,311/m²	+18.9%
Asking Price (Listed)	€3,796/m²	—
Median Rent (Verified)	€12/m²/mo	+5.0%
Gross Rental Yield	5.0%	—
Liquidity Score	53 / 100	Moderate
Short-Term Rental Licenses	1,784	cumulative

Is Almada Safe? Environmental Risk

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

Red Flag Breakdown

68 / 100

High Risk

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

Aviation Noise96Very High

Air Quality87Very High

Construction Pressure80Very High

Flood20Low

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

Appreciating market — +18.9% sale-price YoY

Highly walkable municipality — score 99/100

Liquid resale market — liquidity 53/100

Established short-term rental market — 1,784 AL licenses

Aviation Noise risk is Very High (96/100)

Air Quality risk is Very High (87/100)

Insights are generated from Almada's live DistrictScore metrics.

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Walkability & Amenities in Almada

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

99

Walker's Paradise

Walkability Score

104

Grocery

335

Schools

189

Hospitals

19

Pharmacies

164

Transit Stops

23

Coworking

POI counts are amenities within Almada'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 ↗

Almada Real Estate FAQ

The average property price in Almada is €3,282/m².

Municipalities near Almada

Compare Almada with nearby municipalities in Setubal.

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