Is Seixal a good investment destination in 2026?

Gross rental yield data is not available, so yield-based comparison is limited. Prices are up 22.2% year on year, which signals strong recent momentum, but the 70/100 risk score means investors should weigh upside against elevated local risks.

What property taxes apply when buying in Seixal, 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 Seixal.

How liquid is the Seixal real estate market?

Seixal has a market liquidity score of 61/100, which suggests moderate liquidity rather than a highly liquid market.

What are the main property investment risks in Seixal?

Seixal's red flag composite risk score is 70/100, with construction pressure as the dominant risk factor at 96/100. Other elevated risks include aviation noise at 94/100 and air quality risk at 89/100, while flood risk is lower at 16/100.

Municipality

Seixal

Setubal, Portugal PT

Seixal’s average property price is €2,713/m², while values have risen 22.2% year on year, indicating strong recent price momentum. Market liquidity is moderate at 61/100, and the infrastructure/walkability score is high at 94/100, which supports day-to-day accessibility. The main weakness is risk: the composite red flag score is 70/100, driven primarily by construction pressure at 96/100, alongside elevated aviation noise at 94/100 and air quality risk at 89/100.

AI Summary•Updated June 2026

Area

95.4 km²

District

Setubal

Country

Portugal

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

Verified Price · €/m²

€2,901/m²

YoY+27.0%

Gross Rental Yield

4.9%

Verified rent · annualized

Red Flag Index

High

70 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

AI Score

Good

DistrictScore attractiveness · national model

Seixal Property Prices & Rental Yield

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

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price (Verified)	€2,901/m²	+27.0%
Asking Price (Listed)	€3,319/m²	—
Median Rent (Verified)	€11/m²/mo	+14.3%
Gross Rental Yield	4.9%	—
Liquidity Score	59 / 100	Moderate
Short-Term Rental Licenses	375	cumulative

Is Seixal Safe? Environmental Risk

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

Red Flag Breakdown

70 / 100

High Risk

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

Construction Pressure96Very High

Aviation Noise94Very High

Air Quality89Very High

Flood16Very 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

Appreciating market — +27.0% sale-price YoY

Highly walkable municipality — score 94/100

Liquid resale market — liquidity 59/100

Established short-term rental market — 375 AL licenses

Construction Pressure risk is Very High (96/100)

Aviation Noise risk is Very High (94/100)

Insights are generated from Seixal's live DistrictScore metrics.

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Walkability & Amenities in Seixal

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

94

Walker's Paradise

Walkability Score

33

Grocery

190

Schools

42

Hospitals

8

Pharmacies

173

Transit Stops

0

Coworking

POI counts are amenities within Seixal'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 ↗

Seixal Real Estate FAQ

The average property price in Seixal is €2,713/m².

Municipalities near Seixal

Compare Seixal with nearby municipalities in Setubal.

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