Is Setubal a good investment destination in 2026?

Gross rental yield data is not available, so a full yield-based assessment is not possible. Prices are up 29.9% year on year, which signals strong recent momentum, but the market also has a moderate liquidity score of 48/100 and a 45/100 Red Flag risk score.

What property taxes apply when buying in Setubal, 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 Setubal.

How liquid is the Setubal real estate market?

Setubal has a market liquidity score of 48/100, which indicates moderate liquidity rather than a highly liquid market.

What are the main property investment risks in Setubal?

Setubal’s Red Flag composite risk score is 45/100. The dominant risk factor is construction pressure, scored at 87/100, while air quality risk is 81/100 and flood risk is 26/100.

Municipality

Setubal

Setubal, Portugal PT

Setubal’s average property price is €2,656/m², while prices are up 29.9% year on year, indicating strong recent appreciation. The market scores 95/100 for infrastructure and walkability, which is a clear support factor for occupier demand. Offsetting that, liquidity is moderate at 48/100 and the Red Flag risk score is 45/100, with construction pressure the dominant risk factor at 87/100. Gross rental yield data is not available.

AI Summary•Updated July 2026

Area

230.3 km²

District

Setubal

Country

Portugal

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

Verified Price · €/m²

€2,699/m²

YoY+27.3%

Gross Rental Yield

5.4%

Verified rent · annualized

Red Flag Index

Moderate

45 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

AI Score

Good

DistrictScore attractiveness · national model

Setubal Property Prices & Rental Yield

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

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Market Economics Snapshot

Jul 2026

Metric	Value	YoY
Median Sale Price (Verified)	€2,699/m²	+27.3%
Asking Price (Listed)	€3,143/m²	—
Median Rent (Verified)	€9/m²/mo	+4.6%
Gross Rental Yield	5.4%	—
Liquidity Score	49 / 100	Moderate
Short-Term Rental Licenses	1,086	cumulative

Is Setubal Safe? Environmental Risk

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

Red Flag Breakdown

45 / 100

Moderate Risk

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

Construction Pressure87Very High

Air Quality81Very High

Flood26Low

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

Above-average gross rental yield at 5.4%

Appreciating market — +27.3% sale-price YoY

Highly walkable municipality — score 95/100

Established short-term rental market — 1,086 AL licenses

Construction Pressure risk is Very High (87/100)

Air Quality risk is Very High (81/100)

Insights are generated from Setubal's live DistrictScore metrics.

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Walkability & Amenities in Setubal

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

95

Walker's Paradise

Walkability Score

48

Grocery

100

Schools

47

Hospitals

20

Pharmacies

221

Transit Stops

0

Coworking

POI counts are amenities within Setubal'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 ↗

Setubal Real Estate FAQ

The average property price in Setubal is €2,656/m².

Municipalities near Setubal

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